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CHAPTER 17: WEDNESFIELD VILLAGE CENTRE
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17.1
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Introduction
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| 17.1.1 |
Wednesfield is the centre of a distinct community in the north
east of the City which (along with Bilston and Tettenhall) remained administratively
separate from Wolverhampton until the 1960s. The village centre provides
a range of shopping, office and community facilities for residents in this
part of the city and some adjoining parts of Walsall, and also to some extent
provides services for the major industrial areas to the south and the New
Cross hospital complex to the west. |
| 17.1.2 |
The core of the centre is compact and for the most part clearly
defined, bounded by the canal in the north and by residential land uses
in the Bolton Road and March End Road areas to the south and east. Along
the south west to north east corridor however, boundaries are less clear
cut. Some town centre uses (and the Sainsbury's foodstore) extend into the
Rookery Street area in the west, while ancillary retailing also extends
northwards along Lichfield Road as far as the junction with Wood End Road.
Because of their roles in complementing the main core, both of these 'extensions'
have been included within the defined inset area. |
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| Recent Changes |
| 17.1.3 |
Major proposals identified in the existing UDP have largely
been implemented. The opening of Wednesfield Way in 1999 created a bypass
for through traffic along the A4124 corridor, removing the serious congestion
in High Street and improving access to a number of vacant and derelict sites
in the wider area. The new road has provided the flexibility for major environmental
improvements to be carried out in the village centre to extend the pedestrian
area while retaining access for buses and service vehicles. |
| 17.1.4 |
The open retail market is an important facility for local
residents. However, its trading position had been in decline for a number
of years and the refurbishment works have created sufficient space for it
to be relocated from its former position at the rear of the main shopping
area to the widened pedestrian area in High Street. This move has benefited
not only the market traders but also the established businesses in High
Street as a result of the increased footfall in the street. |
| 17.1.5 |
The other major proposal of the existing UDP was the introduction
of a modern large foodstore to complement the role of the centre as a major
convenience shopping location. This was partially achieved by the opening
of the Coop superstore on land south of Rookery Street in 1993. The store
was subsequently extended and reopened as Sainsbury in 2000. However its
siting and physical integration with the village centre proved less satisfactory
than had been hoped. Overcoming the associated problems, so that the store
fulfils a genuinely complementary role, remains a substantial challenge. |
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| Bentley Bridge |
| 17.1.6 |
To the west of Sainsbury, the former development corporation
granted permission for further retail and leisure development ('Bentley
Bridge Park'). The leisure component was implemented in the form of a multiplex
cinema, health and fitness centre and bingo hall (now closed) together with
fast food outlets. The retail component (permission for 14,700mē on two
sites) remains to be implemented and its relationship to Wednesfield is
a further issue for planning in this part of the city. The Council's intention
in defining the area for retail expansion in the 1993existing
UDP was that the food superstore and some adjoining and user-conditioned
retail warehousing would be located in such a way as to complement Wednesfield
village centre. However the corporation's permission was granted on an area
which was both more extensive, and more remote from the village centre,
than had been envisaged. As a result the leisure complex, and the committed
further retailing, is in an out of centre location.
(1) |
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| Future Needs |
| 17.1.7 |
Major development in the north
east of the city, including expansion of New Cross hospital and further
development of employment uses in the Neachells area will provide some additional
demand for town centre services in this part of Wolverhampton. Nevertheless
Since the adoption of the 1993 UDP, the Wolverhampton
Shopping and Town Centres Study, as reviewed by consultants
CB Richard Ellis concluded that there is no longer a quantitative need for
the scale of floorspace with planning permission at Bentley Bridge. For
this reason, and the out of centre status of the site and some uncertainty
over whether the development will proceed requires that the UDP should make
allowance for the planning permissions not being implemented and consider
alternative forms of development. This is set out in Policy C6. concluded
that in retail terms the combination of all the elements forming the current
retail offer of Wednesfield, plus the committed Bentley Bridge development,
is more than adequate to meet anticipated local needs. Indeed, any further
provision may detract not only from the village centre itself, but also
from the ability of Wolverhampton city centre to attract further retailing.
(2) |
| 17.1.8 |
Following the major changes that have taken place in recent
years the context for the UDP review period is therefore predominantly one
of consolidation, building upon the potential created by the completion
of the bypass, the introduction of the foodstore and other major developments
in the vicinity. |
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| A Strategy for the Centre |
| 17.1.9 |
The strategy for Wednesfield must provide the framework, not
only for physical development but also for wide ranging participation in
the continuing process of regeneration, involving local residential and
business interests and other organisations in strengthening the centre's
role and function. |
| 17.1.10 |
The UDP's general policy for 'town centres' (SH65)
defines the role of Wednesfield (and Bilston) in the context of the network
of centres in the city as a whole. The following factors are important in
developing a specific strategy for Wednesfield village centre:
(3) |
| 17.1.11 |
The A4124 Wednesfield corridor is one of three strategic
regeneration corridors identified in the overall UDP strategy. Wednesfield
village centre is at the core of this corridor and has a key role to play
as a focus for regeneration and in providing services for the corridor as
a whole. |
| 17.1.12 |
The relationship to surrounding centres and to the Bentley
Bridge development is crucial to the future role of Wednesfield. The proximity
to the major comparison shopping and sub-regional centre of Wolverhampton
only 3 km to the west is clearly a major constraint on potential investment
- and the wider strategy of the UDP would militate against any conflict
of roles. Wednesfield is part of a network of lower order Black Country
town centres, providing principally convenience shopping facilities for
a local catchment area. Surrounding centres with a similar role (although
not necessarily equivalent in retail floorspace terms) include Bilston to
the south and Willenhall and Bloxwich, in Walsall MB, to the east. Wednesfield's
role within this network can be consolidated, providing convenience shopping,
some leisure, public administration and local services for a catchment area
broadly defined by competition from these surrounding centres. In relation
to Bentley Bridge Park there is some potential for complementary roles,
with an element of spin off to Wednesfield from the wider population attracted
to the leisure and potential comparison retail facilities at Bentley Bridge. |
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| 17.1.13 |
In order to achieve the above Wednesfield will need a strengthening
of its retail core, a closer integration with the food superstore, a more
diversified range of other activities and an uplift in environmental quality.
In the longer term the centre will be able to build upon its position as
a node on the new Metro line which will provide enhanced accessibility along
the corridor. |
| 17.1.14 |
In developing policies and proposals to advance this strategy,
consideration has been given to whether it would be appropriate to focus
upon discrete 'character areas', as is the case in Bilston. To an extent
distinct components of the centre do exist, as follows: |
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1. |
The core area (Primary Shopping Area)
embracing High Street and including the conservation area around the church. |
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2. |
The Alfred Squire Road area, characterised mainly by 'civic'
uses. |
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3. |
The Rookery Street / Sainsbury area. |
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| 17.1.15 |
However a crucial policy objective is to secure integration,
in particular between Sainsbury and the main
core (Primary Shopping Area) of the
centre. In these circumstances it seemed potentially counter-productive
to seek to treat the areas separately. (4) |
| 17.1.16 |
The situation in respect of the Lichfield Road area north
of the canal is rather different. This area is clearly separated from, and
will remain separated from, the rest of the centre and has therefore been
made the subject of a specific policy. |
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| Key Objectives |
| 17.1.17 |
In the light of the above strategy, the following are the
principal policy objectives for Wednesfield: |
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1. |
To maintain and enhance the role of Wednesfield as a 'town
centre' serving the north eastern part of the city. |
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2. |
To secure improved access by public transport, cycling and
walking, and improvements to parking provision. |
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3. |
To ensure that bulk convenience and other shopping needs are
met. |
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4. |
To secure full integration of the Sainsbury foodstore. |
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5. |
To encouraging the provision of high quality health, community
and other ancillary facilities, |
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6. |
To improve pedestrian and other linkages between the village
centre and Bentley Bridge leisure and retail
Ppark and
New Cross hospital, (5) |
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7. |
To maintain existing open space and amenity areas and encourage
new provision as opportunities arise, |
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8. |
To encourage residential use above existing units in Wednesfield
High Street and in other suitable locations should opportunities arise, |
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9. |
To encourage office uses in appropriate locations. |
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17.2
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The High Street / Market Retail Core
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| Policy WVC1: The High Street/Market
Retail Core (Primary Shopping Area) |
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| Within the High Street retail
core area, the Council will encourage improvements to the quality
and range of shopping facilities through refurbishment and redevelopment.
Wednesfield retail market will be permanently relocated on Wednesfield
High Street. The Council will not
permit the expansion of Bentley Bridge retail park or the creation
of new floorspace within existing boundaries. (6) |
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| 17.2.1 |
As a shopping centre, Wednesfield's role is primarily to
meet the convenience shopping needs of residents in the north eastern part
of the city. These needs are currently met by the large superstore to the
south-west of the High Street along with a supermarket and specialist units
within the High Street, and the recently relocated retail market. The recent
relocation of the retail market to the High Street has added to the vitality
and viability of the centre. |
| 17.2.2 |
An element of comparison retailing
also exists within the High Street and there is planning permission for
14,700mē on the nearby out of centre site at Bentley Bridge. The Wolverhampton
Shopping and Town Centres Study indicated that this was more than adequate
to meet future needs in the north eastern sector. Indeed further provision
could detract from Wolverhampton city centre's ability to attract further
comparison retailing, while further growth in the Bentley Bridge areas could
also be detrimental to Wednesfield's established High Street. As such, the
Council's preferred strategy is to place a cap on additional development
at Bentley Bridge while improving linkages between the area and the High
Street. (7) |
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17.3
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Improved Linkages and Connectivity
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| Policy WVC2: Improved Linkages
and Connectivity |
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| i. |
The Wednesfield Link Project, as shown
on the Inset Map, is allocated for a major scheme to create
a new village square, a landmark building and improved pedestrian
linkages between the High Street, Sainsbury's and Bentley Bridge. |
| ii. |
New pedestrian priority measures will
be implemented in the vicinity of High Street / Alfred Squire
Road / Well Lane. |
| iii. |
Measures to improve pedestrian linkages
between the village centre and Wednesfield Park will also be
supported. |
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| 17.3.1 |
Environmental enhancement and the creation of new public
space immediately west of the prime shopping core will extend the focus
of the centre and secure the integration of the Sainsbury foodstore. The
Wolverhampton Shopping and Town Centres Study indicated a low level of interaction
between the foodstore and the centre proper. It is a key objective of the
Council's strategy for Wednesfield that this situation be changed. It will
be a major benefit to the vitality and viability of the centre if more visitors
to the foodstore are encouraged to use the village centre, while the store
itself widens the opportunities available to Wednesfield shoppers. |
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| 17.3.2 |
Given the distances involved the Bentley Bridge site cannot
be regarded as edge of centre but there will be benefits also in improving
the linkages with this development. Better pedestrian linkages are also
required between the village centre and the park and this will necessitate
a footbridge crossing the canal. Better linkage with the park, along with
the creation of the new public space will give a major uplift to the environment
of Wednesfield village centre. |
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17.4
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Midland Metro
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| Policy WVC3: Midland Metro |
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| Action will be taken to
secure the full integration of the proposed new Midland Metro
line with the village centre and the development of a bus /
Metro interchange will be investigated. |
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| 17.4.1 |
Improved public transport access will be a major contribution
to enhancing Wednesfield role as the main community focus in the north eastern
part of the city. Bus services along the Wolverhampton-Wednesfield-Ashmore
Park and Bloxwich axis are already being upgraded to 'showcase' status and
there is now a prospect of Wednesfield being served by a Midland Metro line. |
| 17.4.2 |
The 1993 UDP safeguarded a route for the then proposed 'Midland
Metro Line 3', an extensive route through the Black Country linking Wolverhampton
with Walsall via Wednesfield and Willenhall, which was then to continue
south to cross Line 1 at Wednesbury and proceed via Dudley to Brierley Hill.
Subsequently, however, Centro gave priority to developing the Wednesbury
to Brierley Hill section as a branch of Line 1. The Wolverhampton - Walsall
- Wednesbury proposal has now been revived and identified as one of four
routes in the metropolitan area for implementation following completion
of the Brierley Hill and Birmingham City Centre extensions. The development
of a City Centre-New Cross-Wednesfield metro link features as a high priority
in the Wolverhampton Community Plan. |
| 17.4.3 |
It is vital that Metro be properly integrated with Wednesfield
village centre so that it makes a positive contribution to environmental
quality, and that stops are appropriately located and designed to encourage
maximum usage. There would appear to be the potential for bus-metro interchange
and that in consequence Wednesfield can also be strengthened as a node in
the bus network. |
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17.5
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Short Stay Car Parking
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| Policy WVC4: Short Stay
Car Parking |
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| The Council will seek to
improve short stay parking provision in the High Street area
provided that it serves the area/centre as a whole. The site
of the former retail market, shown on the Inset Map, will be
re-used for such purposes subject to the permanent relocation
of the retail market to the High Street. |
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| 17.5.1 |
Considerable improvements have been made to Wednesfield's
accessibility. Wednesfield way has opened up sites in the Bentley Bridge
and Neachells areas and has improved access to the motorway network and
the marketability of a number of employment sites. The new road has also
enabled the removal of through traffic from Wednesfield High Street and
permitted a major improvement to the pedestrian environment. |
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| 17.5.2 |
The provision of short stay car parking has been a long standing
problem in Wednesfield with perceived effects on usage of the village centre.
The relocation of the market has permitted some alleviation of this situation
with the re-use of the former market area. Further opportunities will be
sought in association with any redevelopment that may occur. |
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17.6
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The Canal
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| Policy WVC5: The Canal |
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the further use of the canal as: |
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A pedestrian and cycle route serving
the village centre; |
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A contribution to the village centre
environment. |
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| 17.6.1 |
The Wyrley and Essington canal runs east to west through Wednesfield
but its contribution to the village centre environment is not yet developed
to the full. There is potential in particular to 'open up' the centre to
the canal and to encourage its role as a corridor of pedestrian and cycle
movement to, from and through the centre. |
| 17.6.2 |
On the northern side of the High Street in particular development
or redevelopment should recognise orientation towards the canal and facilitate
upgrading and appropriate use of canalside areas. |
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17.7
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Frontage Use Policy
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| Policy WVC6: Frontage Use
Policy |
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| Within the Primary
Shopping Area planning permission will not be granted where
non A1 uses constitute more than 30% of the number of units
in a retail frontage or frontage or exceed 30% of frontage length.retail
core area permission for uses other than Class A1 Retail will
need greater justification where such uses would constitute
more than 30% of the number of units or frontage length in the
frontage concerned. |
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a frontage is defined as one side of a street or parade which
is not separated by a significant gap such as a road junction. |
| Elsewhere no set percentage
will be applied although it will be important to retain a majority
element of retailing. Ground floor uses must be able to attract
significant numbers of customers, generate street level activity
and incorporate attractive and lively window displays. Proposals
for amusement arcades will also be determined against Policy
SH16. (8) |
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| 17.7.1 |
Retaining and improving a variety of Class A1 (shop) uses
is important to the future vitality and viability of the village centre.
Controls over changes to frontage uses are therefore required to ensure
that the number, type and range of retail (A1) shops is maintained and strengthened.
It is also recognised that other uses such as Class A2 (finance and professional
services) and Class A3 (food and drink) uses have a key role but their location
must be controlled to maintain a healthy mix of uses. |
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17.8
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Housing
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| Policy WVC7: Housing |
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| The Council will encourage
proposals for residential uses above units in Wednesfield High
Street and will support residential uses in other suitable locations,
particularly as part of mixed use development. |
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| 17.8.1 |
The overall strategy of the UDP includes encouraging housing
development within and close to centres and in other locations with good
public transport access. Wednesfield village centre will provide some opportunities
for such development particularly through the increased use of accommodation
above shops and other commercial uses in the high street. |
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17.9
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Employment Uses
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| Policy WVC8: Employment
Uses |
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| The Council will support
the development of office uses within Wednesfield village centre |
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| 17.9.1 |
A number of employment sites are identified close to, but
outside the inset area of, Wednesfield village centre. These will contribute
to meeting employment needs in the area and I will be important to ensure
that good links are provided between these areas and the village centre.
There is limited scope for Class B uses within the inset area but small
scale development of Class B1(a) office uses would be appropriate and would
be encouraged should market demand arise. |
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17.10
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Lichfield Road
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| Policy WVC9: Lichfield Road |
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| In the Lichfield Road area
north of the canal bridge the Council will encourage the retention
and development of uses that complement the village centre,
subject to local amenity considerations. |
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| 17.10.1 |
An examination of retail and other uses within this area
has revealed that they primarily fulfil a role complementary to the village
centre rather than meeting local needs in the immediate vicinity. This role
will be recognised in the consideration of future development proposals. |
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| REASONS FOR PROPOSED CHANGES |
| 1. |
For clarification |
| 2. |
In response to updated information and objections
180/810, 207/1002, 99/319 |
| 3. |
For clarification |
| 4. |
For clarification |
| 5. |
For clarification |
| 6. |
In response to updated information and objection
99/319 |
| 7. |
In response to updated information and objection
99/319 |
| 8. |
For clarification |
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