3.0 Part C of the AAP translates and applies the vision, themes and objectives of the previous section into land use proposals and policies. These have emerged following appraisal of the issues and opportunities within the area, widespread consultation on options and through the Sustainability Appraisal.
3.1 To assist in the interpretation, application and implementation of the proposals they are supported by:
3.2 The key land use and movement proposals are illustrated on the following plans:
3.3 This AAP should also be read in conjunction with the relevant national, regional and local planning documents.
3.4 Longbridge will become an ‘urban eco-centre’ - an exemplar, quality development that targets zero carbon by 2016 and beyond in subsequent phases. It will embrace economic, social and environmental factors, addressing economic decline and creating a real sense of place and local identity, providing a high quality of life for residents with minimal environmental impact.
3.5 As sustainable development is at the heart of the Area Action Plan, each proposal will be required to adhere to a set of sustainability requirements. These are as follows: Building standards. Site wide strategies to address Energy, Water, Biodiversity, Waste, Community Infrastructure and other issues.
3.6 Part D of the AAP also covers sustainable development requirements, delivery and implementation through planning contributions, including S106 agreements and a Longbridge Infrastructure Tariff (LIT).
3.7 Proposal S1 - All developments are to be accompanied by a sustainability statement demonstrating how the building standards set out below will be achieved.
Building Standards
3.8 All residential development will meet the following standards as set out in the Code for Sustainable Homes:
Non-residential development will target BREEAM Excellent standards.
Any proposals for developments that do not meet these standards and targets will need to be accompanied by a robust justification.
3.9 Proposal S2- Site wide strategies will be submitted with the first outline planning application for development on the site to address the requirements below.
Energy and Climate Change
3.10 An integrated Climate Change and Energy Strategy and monitoring framework to:
Water
3.11 A site wide strategy to address water and flooding issues including:
Biodiversity, Flora and Fauna
3.12 A strategy to address Biodiversity, Flora and Fauna issues including the protection, management and enhancement of the quality, coverage and biodiversity value of wildlife habitats and protection of important species within and adjoining the plan area. This will include the provision of opportunities, where appropriate, to create and enhance ecological corridors and improve accessibility. It should be related to the site wide landscape strategy.
Waste
3.13 A site wide strategy for waste management to address storage, collection, and recycling of waste from homes and businesses. This will also deal with proposals to reduce the wastage of materials during construction. It will include targets and measures to ensure that development can exceed the local authorities recycling and composting performance targets and reduce the growth rate of household waste, promote re-use schemes and establish a commercial recycling scheme for businesses. It will include commercial recycling facilities in the local centre.
Materials
3.14 A site wide strategy to promote the use of secondary aggregates, local and sustainable sources of materials and the use of sustainable construction techniques. Community Infrastructure 3.15 A site wide strategy to address the implementation of community infrastructure (not addressed in the movement or open space strategies) including education, childcare, art, heritage and culture, local employment, training and enterprise, community safety, place management, healthy living, lifelong learning, and community cohesion and inclusion.
Sustainability Assessment
3.16 The submission of a sustainability assessment with the first outline planning applications based upon the West Midlands Sustainable Planning Checklist. This on-line tool helps developers and others assess to what extent site proposals will deliver a wide range of economic, social and environmental sustainability priorities. The checklist has been developed by the West Midlands Regional Assembly with a range of regional and national partners (including Advantage West Midlands) and can be accessed at:
www.checklistwestmidlands.co.uk.
3.17 This AAP addresses a wide range of social, economic and environmental sustainability requirements through its land use allocations, movement proposals, environment and open space proposals and section 106 requirements including the Longbridge Infrastructure Tariff (LIT). These include the following:
AT A GLANCESummary - a set of requirements to ensure that all development meets high sustainability standards. AAP Objectives - Supports all AAP Objectives but particularly objectives 1,2, 3, 4. Policy Context and Justification
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3.18 A set of design principles will apply across the AAP area. The purpose of these principles is to achieve high quality in the layout, scale and massing of buildings, architecture, mix and disposition of land uses and the relationship between built and open spaces. The quality of the design will be a common theme running through the whole development, this will be coupled with the creation of distinctive places to add character and interest.
3.19 Different parts of Longbridge will be distinct from one another by virtue of their design requirements, land uses and the level of activity experienced. The local centre will be different from the Regional Investment Site, which in turn will be different to the residential areas.
3.20 Design quality and distinctiveness will enhance the legibility of Longbridge as a place, allow it to make a statement and be recognisable as a significant neighbourhood and community in the wider City context.
3.21 Policy DS1: Design Principles for all development Development will be required to comply with the following design principles:
3.22 Overall principles
3.23 Access hierarchy, parking and servicing
3.24 Building design and massing
3.25 Public realm and landscape
Any proposals for development that do not meet these principles will need to be accompanied with robust justification.
AT A GLANCESummary - a set of design principles to ensure a high quality distinctive design throughout the development. AAP Objectives - Supports Objectives 5 and 6. Policy context and Justification
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3.26 A new local centre is proposed on the former North Works site. This presents a major opportunity to develop a real focus and heart for Longbridge and create a new place in which people will want to live, work and invest. Place-making is central to the vision for the centre. The aim is to create a high quality development that will demonstrate the very best in design and sustainable development. It is a significant opportunity to:
3.27 The centre will contain a wide range of uses. These will be structured into distinct but connected quarters, that weave together different building forms and uses in a way that contributes to the distinctiveness and vibrancy of the whole area. The local centre quarters are:
3.28 Each of these distinct quarters within the local centre should be stimulating, enjoyable and convenient places, which meet the demands of the wide range of users. Although each quarter will have a dominant use, each of the quarters will allow for a variety of uses to create a degree of synergy and critical massing within the local centre and thus add to the vitality of the area.
3.29 A key feature of the centre will be a local heritage and mixed-use community building - ‘The Austin’ - which will celebrate the history of manufacturing in Longbridge and provide a significant visitor attraction.
3.30 A high quality environment is essential and the centre will have a new urban park providing space for informal recreation and provide for the opening up of the River Rea across much of the site.
3.31 The centre will also be a focus for high quality public transport including a new public transport interchange, bus priority measures, as well as attractive pedestrian and cycle routes. This will allow people the opportunity to transfer between different modes of transport and contribute towards more sustainable patterns of movement. The high quality design of the transport infrastructure and integration of transport uses into the layout of the centre is crucial to the success of the movement strategy for the AAP area.
3.32 Proposal LC1 sets out proposals for the whole centre and provides details of land uses and floorspace limits (where appropriate), overall transport and environmental requirements for the whole centre. This policy will apply to all proposals within the centre. More detailed proposals for each quarter are set out in Proposals LC2-4.
3.33 Proposal LC1- A new local centre will be developed on north works site. The existing neighbourhood facilities at Sunbury Road/Longbridge Lane will be protected and enhanced.
Land uses
3.34 The new local centre will comprise the following uses:
3.35 Measures to support local enterprises should also be included. These could be:
3.36 The distribution of all of these uses across the site in various local centre quarters will be in accordance with proposals LC2, LC3, and LC4.
3.37 The enhancement and redevelopment of the existing neighbourhood facilities at Sunbury Road/ Longbridge Lane for small scale retail and service uses with residential will be encouraged and permitted.
Movement
3.38 The development will provide a network of pedestrian and cycle routes (Proposal T1), a network of internal streets including a bus priority route (Proposal T3), public transport interchange (Proposal T 5), improvements to the A38 Bristol Road South and Longbridge Lane (Proposal T8), site access (Proposal T 10) and a multi storey car park (Proposal T 9). Other relevant proposals and policies in the Movement Strategy will also apply.
Environment, open space and landscape
3.39 The development will provide the re-opening of the River Rea across the majority of the site (Proposal OS2a), a new urban park (Proposal OS 3), other open space and recreational facilities to serve the development on or off site (Proposal OS 6), environmental enhancements within existing centre at Sunbury Road/ Longbridge Lane (Proposal OS 7). Other relevant proposals and policies in the Environment, Open Space and Landscape Strategy will also apply.
Design
3.40 All development to comply with the principles in policy DS1.
Sustainability
3.41 All development to comply with the sustainability requirements in proposals S1 and S2.
Planning process, scheme implementation and management
3.42 Requirements for planning applications and planning obligations, including a Longbridge Infrastructure Tariff (LIT) which will apply to the development are set out in the implementation section D. To support the development the planning obligations include funding for a number of social economic and other measures such as town centre management, and support for skills, training and business development programmes.
3.43 The new local centre presents an opportunity to develop a new college or other educational facility, which will act as a seat of learning and hub for the local community. Current proposals are for a new facility for Bournville College. This will be developed on a collaborative basis between Bournville College and North East Worcestershire College, and serve a wide catchment of students across South Birmingham and North Worcestershire.
3.44 The college development will deliver:
3.45 The building will be of high quality contemporary design which forms a key entrance building to the local centre and developed to a high building standard, but allowing internal building flexibility to deliver different types of learning. It will front onto Longbridge Lane and the new urban park.
3.46 The local skills profile suggests that nearly one third of the economically active population have no formal qualifications, which is approximately three times higher than the national average. The college will have a major role to play in attempting to address this challenge.
3.47 The development of a new high quality college which acts as a hub for students, employers and local people is a major step towards fostering an inclusive culture of learning and skills development. An important feature of the college will be its ‘open doors’ approach to learning where opportunities and facilities (including library and recreational facilities) are accessible to the general public. The college presents a major opportunity to make a lasting and significant contribution to local communities and businesses. This includes:
Local people valued and supported the inclusion of a new learning facility within the local centre. It was generally perceived that this facility would bring a wide range of people (particularly younger people) into the local centre to use its facilities and services.
The need to improve the skills of local people to enable individuals to take up a wider range of employment opportunities across the site and elsewhere was seen as a priority. The college development is perceived to have a major role in delivering this aspiration.
Local people felt that the college should be part of the wider community and provide an accessible range of facilities for local people, including library and recreational resources.
3.48 Proposal LC2: Learning Quarter A landmark college facility is proposed of around 24,000sq.m.
3.49 The building will feature high quality design and materials marking a key entrance to the local centre. It will have active frontages on all sides and allow for internal activities to be viewed from the surrounding routes. It will include facilities accessible to the general public including a library and recreational/sports facilities/ resources which will be achieved through appropriate legal agreements.
3.50 A new shopping area will help form a new heart and focal point for the community and meet local needs by providing improved retail and associated services. The centre will provide a range of shopping facilities in an attractive environment. This will include retail space suitable for independents as well as major high street names. There are also opportunities to provide services such as dentists, pharmacies, building societies, and banks that are currently limited in the Longbridge area.
3.51 The retail quarter will be structured around a high street in an attractive environment. This is not about the development of bland shopping precincts or standardised shop formats, but the establishment of a high quality retailing environment with the right mixed retail offer, social integration, walkability and accessibility. The AAP sets out requirements for a creative approach to establishing the right shopping ambience for the local centre. The AAP recognises the need to ensure that the scale and nature of uses must complement and not threaten the viability of other local centres (e.g. Northfield, Rubery and Frankley) as well as neighbourhood shopping parades.
3.52 The AAP also recognises the role of an effective local centre management scheme in increasing the vitality and viability of the centre and maintaining its key role as the heart of its community. This will be a locally developed initiative working with a variety of partners and retailers on such activities as crime prevention, the management of the public realm and events / activity programmes (also see section D).
Local people commented that the quality and quantity of shopping facilities need improving. They indicated a need to provide a range of shops, which cater for day-to-day needs as well as clothes shopping and luxury items. There was also interest in creating a more distinctive and interesting shopping environment compared to the standard high street.
Comments were also made about the need to make sure the local centre and key shopping areas were effectively managed and that sufficient attention is paid to cleanliness, public safety and minimising the threat of crime.
Although members of the local community were supportive of a new supermarket development, it was stressed that there is also a need to protect and preserve existing local centres and neighbourhood parades.
3.53 Proposal LC3: Retail Quarter A mixed retail quarter to comprise the following uses within the floorspace limits set in Proposal LC1:
Services for visiting members of the public (e.g. dentists, launderettes, betting offices) where these do not impinge on the viability of the centre.
3.54 The Longbridge development presents a real opportunity to create a diverse, walkable, compact, vibrant, mixed use quarter with housing, work places, entertainment, civic facilities, public spaces and shops - all of which are essential to the daily lives of local residents
3.55 The mixed-use quarter will contain a number of distinct features, including a wide range of residential units, premium office space, leisure uses, restaurants and cafes, which will also support the daytime and evening economy of the local centre, other local facilities and a unique multipurpose heritage/community building - ‘The Austin’.
3.56 The mixed-use area will be centred around the new urban park and the reopened River Rea.
Considerable community interest has been expressed in marking the history and heritage of the area. There was strong support for an Austin heritage facility that celebrates the enterprise, people and history of the Longbridge plant, but also makes the most of creating new contemporary spaces for community hire, health outreach services, events/ exhibitions or simply a place to drop-in and meet friends over a coffee.
Local people also supported the need for an urban park within the local centre, which aims to create an oasis of relaxation, recreation and refreshment for residents and visitors alike. Strong interest was also expressed in opening up the River Rea through the local centre, as a corridor for wildlife, walking and cycling.
3.57 Proposal LC4: Mixed User Quarter A mixed-use quarter to comprise the following uses within the floorspace limits set in Proposal LC1:
3.58 This area will form a vibrant quarter with a wide mix of uses providing a quality environment for living and working and amenities for visitors. Located at the centre of the development area this quarter needs to establish a good relationship with the park including active frontages onto the park and primary and secondary access roads.
Local Centre - At a GlanceSummary - Vibrant mixed-use local centre distinguished by distinct quarters, providing for a range of retail, employment, education, community and residential uses focused around a new urban park and opened up river course and accessible public transport infrastructure. AAP Objectives - Supports Objectives 1-7, 10-14. Policy context and Justification
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3.59 Potential exists for alternative layout of uses within centre, e.g. the college facility could go into mixed-use quarter.
3.60 Between the local centre and the Nanjing factory site is an opportunity to develop a range of property for the small and medium enterprise sector, which has an important role in maintaining business competitiveness and driving forward change in the sectoral composition of the economy.
3.61 The physical scale and built form of these more traditional employment spaces will need to be carefully graded to balance with other uses within the local centre and with the Nanjing factory. As part of this grading in height and massing towards the northern boundary of the quarter, live/ work units may be included as well as supporting business hubs for micro and home based enterprises.
There was a strong feeling within the local community that Longbridge needs to provide space for a range of employment opportunities, including more ‘traditional’ employment space. It is also apparent that there is a latent demand for general employment space for small businesses and micro-businesses, which are not necessarily high technology sector related.
3.62 Proposal EZ1: Employment Zone: The development of an employment quarter between the local centre and Nanjing
3.63 Land uses
The employment quarter will comprise the following uses:
3.64 Design
All development on the frontage to Lickey Road and main internal access road to comply with design principles in policy DS1. However, there is greater flexibility of design adjacent to Nanjing boundary and adjacent to railway to allow for a range of industrial units. The layout of the development should allow for future vehicular and pedestrian access into the Nanjing site.
3.65 Sustainability
All development to comply with the sustainability requirements detailed in proposals S1 and S2.
3.66 Movement
The development will include a network of internal streets, pedestrian and cycle routes. Other relevant proposals in the Movement Strategy will also apply.
3.67 Environment, Open Space and Landscape
Relevant proposals and policies in the Environment, Open Space and Landscape Strategy will also apply.
3.68 Planning Process, Scheme Implementation and Management
Requirements for planning applications and planning obligations including a levy that will apply to the development are set out in the Implementation Section D. To support the development, the Longbridge Infrastructure Tariff (LIT) includes funding for a number of social, economic and other measures such as support for skills, training and business development programmes. This also includes provision for educational facilities to serve the development.
AT A GLANCESummary - The employment area adjacent to Nanjing is to provide a buffer between the local centre and general industrial uses and a mix of employment opportunities in small and medium sized enterprises. AAP Objectives - Supports objectives 1-6, 7,8,10, and 11. Policy Context and Justification
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3.69 Early release of land within the Nanjing site (EZ 2) for redevelopment for employment uses would allow for a greater mix of uses within site EZ1- in particular increased residential use.
3.70 A 25ha Regional Investment Site (RIS) is proposed on part of the former West Works, Bristol Road South and North Works car park. This site includes the existing Technology Park.
3.71 The RIS will contribute to the portfolio of employment opportunities in the West Midlands and support diversification of the regional economy. This development is an essential part of the long-term strategic vision for the economy. It has an important role to play in the restructuring of the West Midlands economy, helping create a more flexible and competitive economy, employing higher skilled people who contribute more to the local economy and meeting the goals of economic, social and environmental sustainability.
3.72 The aim is to provide a development, which is attractive to high profile regional, national and international investors. Longbridge will become a prime location for technology led businesses and related investment.
3.73 Longbridge represents a unique opportunity to develop and explore the RIS concept in an urban setting. Unlike most RIS, which are located in the greenbelt, this one affords the opportunity for appropriate development to be embedded in an established urban community. Longbridge therefore offers an unparalleled set of opportunities to maximise brownfield development, construct to higher densities and link to the surrounding urban infrastructure and workforce.
3.74 To help ensure the right balance of development and to make certain that regeneration is of the scale and nature required to deliver a thriving economy, a range of uses and appropriate levels of floorspace has been identified. This mix is both deliverable and viable and with appropriate monitoring should ensure a highly attractive comprehensive redevelopment of the site.
3.75 The design, layout and building density will surpass contemporary technology, science and business parks and provide a model for other urban RIS in the region and possibly across the UK. It will build on the success of the existing technology park and will create a distinct flagship development. A high quality environment with high-density layout and an attractive public realm will be required to reflect the overall Longbridge design principles.
3.76 The site will provide a variety of employment opportunities in support of the High Technology Corridor, including manufacturing activities, studios and laboratories. Flagship technology and science research facilities and headquarter offices will be particularly welcomed. The policy also allows for some other offices and supporting services and ancillary uses including training, conference and meeting facilities and a hotel.
3.77 The RIS will also promote and facilitate links with the college in the local centre and provide its own training and learning opportunities to benefit the local workforce.
3.78 Based upon the experience of other technology sites in the UK, a key factor in attracting occupiers is the establishment of clear delivery strategy and mechanism (involving a range of key partners) to stimulate technological innovation and attract new businesses.
Feedback from the Central Technology Belt Board suggests that there is demand for technology space within the West Midlands with market take-up driven by:
Consultation with various stakeholders has reinforced the importance of the RIS over the medium and long term in assisting in the restructuring of the local and regional economy - providing jobs for now and for the future. However, consultation feedback has also indicated the need to be pragmatic about the types of uses which can be developed on the RIS in the shortterm and the exact mix of business and industrial uses.
3.79 Proposal RIS1: Regional Investment Site (RIS) - on part of North works car park and majority of West works.
3.80 Land uses
The RIS will comprise the following:
3.81 Movement
The development will provide a network of internal streets including a bus priority route through the site linking to the new centre and Rubery Lane (Proposal T3), pedestrian and cycle routes (Proposal T1) improvements to the A38 Bristol Road South (Proposal T8) site access (Proposal T10 ), the majority of parking in multi-storey, decked and under croft car parks (Proposal T9). Other relevant proposals and policies in the Movement Strategy will also apply.
3.82 Environment, Open Space and Landscape
The development will provide for the enhancement to the River Rea corridor including a linear open space walkway (Proposal OS 2a), flood storage measures (Proposal OS14 ),open space to serve the development (Proposal OS6 ). Other relevant proposals and policies in the Environment, Open Space and Landscape Strategy will also apply.
3.83 Design requirements
The development will be of high quality with buildings in a landscaped environment to create a distinctive, unique identity and environment. Development to comply with the other design principles in policy DS1.
3.84 Sustainability requirements
All development to comply with the sustainability requirements detailed in proposals S1 and S2.
3.85 Planning Process, Site Implementation and Delivery
Requirements for planning applications and planning obligations including a Longbridge Infrastructure Tariff (LIT) that will apply to the development are set out in the Implementation Section D. The planning levy includes funding for a number of social economic and other measures such as support for skills, training and business development programmes.
3.86 In order to ensure the effective delivery of the RIS, a scheme of delivery and management shall be prepared by the site owner in consultation with; Advantage West Midlands, the CTB, Birmingham City Council and other relevant stakeholders e.g. the University. The scheme of delivery and management shall be submitted for approval of the Local Planning Authority on or before submission of the planning application for the RIS. The scheme will cover the following;
3.87 The scheme shall ensure that the site is used for purposes that meet the RIS objectives of attracting high quality technology related investment to diversify the economy. It will set out the measures to be established to provide effective control of uses.
3.88 The monitoring information collected on floorspace and site take-up will form part of the annual monitoring framework for the AAP.
AT A GLANCESummary - Establishment of a high quality 25ha employment site, which is attractive to inward investors and provides a range of space for technology sector firms assisting in the long term restructuring of the local and regional economy. AAP Objectives - Supports objectives 1-7, 9-11. Policy Context and Justification
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3.89 Future Options and Contingency
The scheme of management will be used to monitor land use and floorpsace make-up. This information will also form part of the annual AAP monitoring framework/review and will be utilised to inform future decisions about the composition of land uses and floorspace take-up within the RIS and the degree of flexibility required to attract new occupiers.
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