TOWN CENTRES

Town Centres Aim

14.1 The key aim in relation to Town Centres is:

“to enhance the attractiveness of Wyre Forest's town centres for shopping, commerce and culture.”

The Town Centre section will also seek to ensure that residents, businesses and visitors have ready and sustainable access to the jobs, goods and services they require.

Town Centres Objectives

14.2 To further this aim, the Leisure, Recreation and Tourism objectives of the Local Plan are:

Objective 64: Hierarchy of Centres
To safeguard and strengthen the position of Kidderminster within the sub-regional retail hierarchy and to maintain the current hierarchy of retail centres within Wyre Forest District.

Objective 65: Land Allocation
To identify sufficient land to meet the retailing, commercial and commercial-leisure needs of the District's catchment areas.

Objective 66: Preferred Locations
To identify and promote town centre sites as the preferred locations for retail, commercial, commercial-leisure and mixed use development.

Objective 67: Environment
Through the use of positive planning provide for the creation of safe and attractive town centre environments.

Objective 68: Design
To ensure development is of a high quality design that enhances the environment and further develops a sense of civic identity.

Objective 69: Mixed Uses
To promote a mix of uses within town centres and to encourage mixed use development schemes that complement their primary retail function.

Objective 70: Partnerships
To work in conjunction with the District's Town Centre Forums, to encourage initiatives designed to involve residents, the business community and relevant interest groups.

Objective 71: Integrated Traffic Management
To promote improved access to the District's town centres for users of all modes of transport, with an emphasis on modes other than the private car.

Objective 72: Pedestrianisation and Mobility
To promote measures to afford greater priority to pedestrians in the three town centres and to increase accessibility for those residents and visitors with impaired mobility.

Objective 73: Housing
To promote the reuse and conversion of vacant premises above shops into residential use, and to seek residential development in mixed use schemes.

Objective 74: Evening Economy
To promote within the town centres, the development of an appropriate level of evening economy based around commerce, leisure and the arts to complement the primary retail function at the town centre core.

14.3 Wyre Forest District contains three town centres and each has its own unique role in serving the needs of residents, businesses and visitors. This variety is reflected in the retail hierarchy established as part of the retail section of this plan. It is important that applicants have regard to the role of centres and the hierarchy when considering the location of proposals involving town centre uses including retail, certain community facilities, and office (B1) accommodation. The town centre Inset Proposals Maps reflect what are considered to be clearly defined mixed use areas at the centre of the district's towns and areas of relatively high accessibility.

14.4 The terms 'town centre', 'edge-of-centre' and 'out-of-centre' have already been defined for retail purposes and the sequential approach set out in this Plan, the policies of this section seek to ensure appropriate development within these areas. This will safeguard and enhance the role of the district's town centres as attractive, welcoming and vibrant places to live, work, shop and enjoy leisure time for all residents and visitors.

Town Centre Strategies

14.5 In partnership through the District's three Town Centre Management Forums, a separate 'Town Centre Strategy and Action Plan' is in place for each of Kidderminster, Stourport-on-Severn and Bewdley town centres. These documents set out the Objectives and Actions that the Town Centre Management Forums wish to see achieved in the town centres. Inevitably, many of these objectives and associated actions have land use planning implications and in accordance with Paragraph 2.10 of PPG6, they have been translated into this Local Plan in order to provide the appropriate planning framework for the implementation of the strategy.

14.6 The Town Centre Strategies were adopted by the Town Centre Management Forums in 2001 and set out a number of objectives to enhance the viability and liveliness of the town centre. Whilst the planning system and development control will not be able to deliver all of the objectives, many such as new or improved street furniture, infrastructure or links may be achieved through enabling development and s.106 obligations.

Town Centre Strategies

Policy TC.1 Development proposals within the Town Centre Inset areas shall, where applicable, make an appropriate contribution towards the objectives of the relevant Town Centre Strategy.

 

Land Uses

14.7 Historically town centres have been established as the focus for trade and communities with markets being a traditional feature in the three town centres, where they contribute towards vitality and viability. Typical activities have included retailing, services and housing for traders and employees. In the 21st Century, town centres remain as mixed use communities containing shopping, business, leisure and residential property. However, in the previous Century there was a gradual process of decentralisation, particularly in industrial towns like Kidderminster, whereby business and residential property migrated to new suburbs. Thus, whilst Bewdley, and to a lesser extent Stourport-on-Severn continue to have a mix of residential and business (retail) properties within their town centres, Kidderminster has relatively little housing. All three town centres contain a good mix of business, retail and leisure.

14.8 Within the Primary and Secondary Shopping Areas, the ground floor frontage is safeguarded for A1, A2 and A3 uses in accordance with Policy RT.1 (Sequential Approach), Policy RT.2 (Primary Shopping Areas) and RT.4 (Edge-of-Centre Proposals). Other uses such as B1 offices will normally only be acceptable above or to the rear of the shop frontage.Within the ground floor frontage of Secondary Shopping Areas, non-retail uses will only be acceptable where the current use of a site does not include retail [A1,A2 and A3] and then only where the proposal will not adversely fragment the retail frontage.

14.9 This section seeks to strengthen the diversity of the town centres and so maximise people presence throughout the day and night and ensuring the continued viability of the District's town centres as vibrant centres of activity. Within the town centres, specific areas are allocated on the Proposals Map for specified land uses to reflect their predominant land use. However, a number of areas are identified for a mix of town centre uses either through a site specific policy, or through their designation as a TC.2 'General Town Centre Uses' area.

14.10 The Council is particularly keen to re-establish residential communities in the retail core of the district's town centres and to secure the re-use of vacant upper floors within the main shopping areas. Proposals to make better use of upper floors should include appropriate access without unduly fragmenting the shopping frontage and should provide a safe, secure and amenable residential environment. Making use of rear access points is one way in which blocks can be comprehensively redeveloped for new uses. It is considered that many of these sites, being readily accessible to facilities will be particularly suited to making a contribution towards the district's affordable housing stock.

Town Centre Uses

Policy TC.2 Within the Primary and Secondary Shopping Areas, other than doorways to gain access to above the shop premises, non-retail [A1, A2 and A3] uses will not normally be allowed at the ground floor street frontage. Subject to other material considerations and policies, in those areas identified on the Proposals Map for 'General Town Centre Uses' proposals involving the following land uses will be allowed: - Business B1(a) and; - Community (D1). - Food and Drink (A3) [only at the Kidderminster, Exchange Street Site] Within the Town Centre Inset areas, residential (C3) development will be allowed: i) above retail and business premises; ii) at the identified housing sites or within areas where Policy H2 (i) applies or; iii) within those areas subject to a site specific policy permitting housing as part of an overall mix of uses.

Note: In accordance with PPG6 retail proposals are subject to the more detailed policies of the retail chapter.

Commercial Leisure Facilities

14.11 It is important that intensive commercial leisure uses are located in Kidderminster, as the district's largest and most accessible centre. Wyre Forest Retail and commercial leisure study established that there is a clear quantitative and qualitative need for cinema with up to eight screens and a small ten-pin bowling facility in Kidderminster. In accordance with Policy LR.17, the Council will encourage proposals for a cinema and other intensive commercial leisure facilities in Kidderminster town centre and a number of potential sites are identified.

Commercial Leisure Facilities

Policy TC.3 Subject to other material considerations and policies, major new commercial leisure development such as a cinema and ten-pin bowling facilities will be allowed where the development is within Kidderminster town centre on a suitable identified site (KTC.1, KTC.3 or KTC.4 (North)). Where it can be demonstrated that there is no suitable site in the town centre, the following sequential approach will be adopted to establish whether a suitable alternative site exists: an edge-of-centre site, defined as within 500 metres of the Primary Shopping Area; and only then an out-of-centre location and even then only where it involves a change of use at an existing out-of-centre retail complex. Proposals involving amusements associated with tourism at Stourport-on-Severn will be considered on their merits having regard to the Policies of this Plan.

 

Movement and Access

14.12 Maximising sustainable access to the district's town centres is of fundamental importance to the future well being of the towns. This section seeks to ensure that the towns contain a suitable network of movement corridors in order to make visiting the centres an enjoyable and pleasant experience. The Council would like to see the main arterial corridors enhanced in order to optimise the use of these corridors by sustainable transport modes. Many of the objectives and associated actions contained in the three Town Centre Strategies seek to improve the quality of the pedestrian environment and infrastructure.

Key Movement Corridors

Policy TC.4 Proposals along, adjacent to, or placing additional demand on, one of the key movement corridors adjacent to the main arterial routes will be expected to make an appropriate contribution towards improving the environment and/ or infrastructure of the corridor, having regard to relevant Town Centre Strategy objectives and actions. This may include contributions towards the: i) Creation of new pedestrian links; ii) Improvement of the pedestrian and cycling environment; iii) Traffic calming and; iv) Reduction of pedestrian/ vehicular conflict, including new crossing points. Contributions may be sought through s.106 Obligations or as a direct result of the development, through the design process. Any proposals that will have a serious adverse impact on the flow of pedestrians will not be allowed.

 

Car Parking

14.13 The District Council believes that the provision of adequate car parking spaces is essential for the future development and prosperity of its town centres. Future development within town centres may generate additional parking requirements. The nature of many town centre sites means that any necessary associated car parking will need to provide off-site. As part of a co-ordinated package of planning and transport measures new on-site or off-site car parking should be provided in accordance with Policy TR.17.

14.14 Car Parking areas are identified on the Proposals Map and these will be safeguarded in order to meet the car parking needs of the town centre. Proposals and contributions, which enhance the quality of car parking in accordance with Policy D.15, will be supported. The upper floors of the Swan Centre Multi-storey car park are protected in this way. This Policy does not apply to the ground-floor of the Swan Centre car park, which is within the Primary Shopping Area and subject to the provisions of Policies TC.2 and RT.2 providing for the possible extension of the shopping centre.

14.15 The Council is keen to ensure that new car parking facilities are properly controlled and managed, placing the emphasis on short-term shopper car parking within the town centre. Major redevelopment schemes in Kidderminster Town Centre have dramatically altered the nature, number and location of car parking spaces. However, after redevelopment, the loss of spaces (965) will be more than offset by new provision (1,039 spaces), including almost 1,000 spaces at Tesco and Weavers Wharf. The District Council will continue to review car parking provision and will seek to address any deficiencies or serious problems which come to light when major redevelopment is completed in accordance with Policies TC.5, D.15 and TR.17. A table identifying the public car parking spaces serving Kidderminster Town Centre is included at Appendix 10.

Town Centre Car Parking Areas

Policy TC.5 Areas are identified on the Proposals Map to be safeguarded for car parking purposes. The development of these sites will not be allowed unless there is an appropriate increase in on-site car parking spaces. Where a town centre development proposal involves off-site car parking, s.106 obligations may be used to expand the capacity and enhance the off-site car parking areas, as appropriate. Proposals involving new car parking will require a Car Park Management Agreement.

 

Site Specific Policies and Proposals (Kidderminster Town Centre)

14.16 Within the Town Centre Inset Area a number of opportunity sites are identified. The Council will encourage proposals that ensure an appropriate balance of uses throughout the town centre area.

Town Centre Core - KTC.1

14.17 Whilst the full impact of the Crossley Park retail park which opened for trading at the end of 2000 is not clearly apparent yet, there is a good indicator that the fortunes of Kidderminster have changed in recent times. The ongoing relocation of manufacturing from the Town's historic core continues to give rise to a new opportunity for the town to broaden its aspirations for the future.

14.18 Through the implementation of Policy KTC.1 it is envisaged that the Primary Shopping Area will be extended Westwards. The comprehensive redevelopment of the 10 ha. site which lies to the west of the existing town centre (and shown on the proposals as Site KTC.1) remains a continuing priority of the Council. In order to optimise the regeneration effect this potentially has, will require development proposals, which support and promote new investment and interest.

14.19 Outline planning permission was granted in 1996 for a wide range of uses including A1, A2, A3, B1, D2 and C3 and a detailed Reserved Matters permission for a large Tesco food store approved in 2001. The development, known as Weavers Wharf, has the potential to significantly reinforce the economic and social functioning of the Town Centre to drive a renaissance not only in the town's important role as a retail centre, but also to enhance and develop its cultural role. The Council is keen to develop the evening economy of the town centre and to bring people back into the Town to live. To achieve these aspirations it has been necessary to promote a comprehensive mixed use scheme with the aim of creating a safe and attractive environment which draws upon the character of the town's architecture and maximises and embraces the assets of the site's attractive buildings, River Stour and the canal hidden to the town for so long. Given the importance of the river and canal any detailed proposals will be subject to consultation with the Environment Agency and British Waterways.

Weavers Wharf under construction

14.20 In view of the importance attached to the redevelopment of KTC.1 site, the District Council produced a Planning Brief in 1996 which remains an important piece of supplementary planning guidance setting out some of the Local Planning Authority's aspirations for the site and its immediate surroundings. Reference to this brief and the following policy will be the starting point for the consideration of any development proposals.

Slingfield Mill, Weavers Wharf, Kidderminster

Kidderminster Town Centre Redevelopment Area

Policy KTC.1 Redevelopment proposals for the remaining part of the KTC.1 site shall: i) provide for a broad mix of town centre land uses, including A1 (retailing), A2 (financial and professional), A3 (food and drink), B1 business, (offices), D2 (leisure and recreation) and C3 residential. Other uses such as a hotel may be acceptable and will be treated on their merits in terms of their contribution to a balanced development offer; ii) retain the listed Slingfield Mill and its boiler house and chimney stack and encourage their beneficial use, where feasible; iii) retain other important buildings identified in the Planning Brief and encourage their beneficial use, where feasible; iv) preserve or enhance the character of the Staffs and Worcester Canal Conservation Area and the setting of the retained buildings; v) maximise the natural assets of the site provided by the River Stour and the canal in the design and layout of the scheme; vi) maintain high levels of architectural quality which recognises and develops local architectural style and reflects the Kidderminster character; vii) provides a safe and convenient environment accessible to the existing town centre and to visitors choosing to travel by modes of transport other than the car; and viii) takes full account of the care needed to develop a site, which is contaminated and has a history of flooding.

 

Service Yards - Bromsgrove Street

14.21 There is a recognised need for the development of rear service roads to facilitate the free flow of pedestrian and vehicular traffic within the town centre streets. Most property and landowners affected are aware of the issue. An area is identified adjacent to Bromsgrove Street for service yard provision to serve Coventry Street.

Bromsgrove Street

Policy KTC.2 An area is safeguarded for car parking or open space and service roads. Physical development, other than car parking, that will prejudice the implementation of any service roads in this area will not be allowed.

 

Worcester Street Enhancement Area

14.22 With the Magistrates Court due to be relocated on the former Cattle Market site off Comberton Hill, the existing Magistrates Court Building presents a unique opportunity at this important gateway to the town centre. With an impressive facade the building is a local landmark, although the surroundings and east facing gable end detract from the buildings overall quality. As part of any redevelopment or re-use of the buildings, the Council will seek to ensure a comprehensive scheme to create a high quality landmark building and landscape. Designers should seek to incorporate the best parts of the building, including the facade if possible. Proposals involving comprehensive redevelopment of the site and building must demonstrate a particularly high standard of design in accordance with the policies of Chapter 5. Proposals should include improvements to the Coronation Gardens. The opportunity may also be taken to incorporate more active uses at the ground floor, such as small-scale shops or restaurants. As part of any proposal, improvements will also be sought to the subways and connectivity with the Comberton Hill area, in accordance with the Town Centre Strategy.

Former Magistrate's Court, Worcester Street

Worcester Street Enhancement Area

Policy KTC.3 Proposals for the re-use of the KTC.3 site shall: i) provide for a suitable mix of town centre land uses to include small-scale A1 (retailing); A2 (financial and professional); A3 (food and drink); B1 business, (offices); D2 (leisure and recreation); or C3 residential. Redevelopment for predominantly B1 (business) or D2 (assembly and leisure), or other uses such as a hotel may be acceptable and will be treated on their merits; ii) Incorporate a high quality landmark building that will retain visual quality at the Worcester Street frontage and enhance the Ring road frontage; iii) Where practicable, seek to retain the fa�ade and the best parts of the Magistrates Court Building; iv) Suitably incorporate and redevelop the temporary shop buildings between Worcester Street and Oxford Street; v) Include measures to improve connectivity with Comberton Hill; vi) Suitably incorporate public open space and; vii) Improve connectivity with Bromsgrove Street Car Park.

 

Green Street / New Road Mixed Use Area - North

14.23 A number of carpet factories continue to operate in the northern part of the KTC.4 area, between Green Street and the Ring Road, north of Dixon Street. Should these premises become surplus to the requirements of the manufacturers, then the Council will seek to negotiate with the landowners and developers to ensure the appropriate conversion and re-use for a mix of uses. Many of these factory buildings on the northern part of the area are within 300 metres of the Primary Shopping Area and benefit from their proximity to high quality public transport infrastructure. The sites contain Local and Statutorily Listed Buildings with considerable potential for refurbishment for residential, business or leisure accommodation. This area is identified within the Wyre Forest Retail and Commercial Leisure study as a suitable location to meet the identified requirements for major commercial leisure facilities. Therefore, it is considered that the land behind the Woodward Grosvenor Green Street frontage could present a possible location for new commercial leisure facilities such as a cinema or ten-pin bowling. It is envisaged that sufficient car parking could be provided through improvements to the existing New Road Car Park. As part of any proposal, improvements will also be sought to the subways and connectivity with the Comberton Hill area and also to the Primary Shopping Area in accordance with the Town Centre Strategy.

Green Street / New Road Mixed Use Area - South

14.24 The southern part of the KTC.4 area, to the South of Dixon Street, mainly consists of converted carpet factories. These are now used for a mix of uses from retail to storage, vehicle repairs and licensed bars and various types of leisure clubs. It is likely that further opportunities and pressure for change is likely to occur in this area. Further retail growth in this area will be resisted in line with Policies RT.1 to RT.2 and in accordance with the retail strategy. As part of any proposal involving this area, improvements will also be sought to the connectivity with the Primary Shopping Area, in accordance with the Town Centre Strategy.

Morton's Works, Dixon Street

14.25 There are pockets of land within both the North and South sections of the Green Street / New Road Mixed Use Area that lie within the flooodplain of the River Stour and this gives rise to potential flood risk.Therefore, applicants are required to submit a flood risk assessment as part of any proposals. Applicants are advised to seek advice from the Environment Agency regarding such assessments. In considering proposals within the KTC.4 area, particular regard will be had to the provisions of Policy NR.5.

Green Street / Mixed Use Area

Policy KTC.4 Proposals within the KTC.4 area shall: i) Retain and use beneficially the Listed Mortons Works and Stourvale Mills buildings; ii) Suitably incorporate and enhance the environment of the River Stour; iii) Safeguard the nature conservation and visual value of the River Stour and Ring Road escarpment; iv) improve connectivity with the Primary Shopping Area and Comberton Hill; v) subject to other material considerations, provide for a suitable mix of town centre land uses, including A3 (food and drink); B1 business, (offices); C3 residential or; D1 community uses; vi) Other uses such as a hotel may be acceptable and will be treated on their merits and; vii) Within site KTC.4 (North), proposals involving predominantly D2 (leisure and recreation) uses would be allowed. viii) Take full account of any flood risk.

 

Site Specific Policies and Proposals
(Stourport-on-Severn Town Centre)

Severn Road Redevelopment Area

14.26 The Severn Road area is identified as a key redevelopment opportunity within the town of Stourport-on-Severn. The resultant initiative includes Supplementary Planning Guidance (Severn Road Development Brief), adopted by the Council in July 2001. There are three sites covered by the development brief, which make up an area of just over 10 hectares. The Development Brief and following policies have been prepared in recognition of the importance of the sites and the unique opportunity they offer for the future of Stourport-on-Severn. The aim is to achieve a high density, high quality and mixed-use area within the heart of Stourport-on-Severn. The historic importance of the sites and their surroundings means that particular scrutiny will be paid to the design of proposals. It is important that this large redevelopment area is well integrated and reflects the process of organic growth. In preparing schemes particular regard shall be had to the Conservation Area Character Appraisals for Stourport-on-Severn, which were published by the Council in 2001.

Severn Road - Lichfield Basin

14.27 At the heart of the redevelopment area is a site, formerly known as Larch Lap, which was previously subject to Policy STC.3 of the 1996 Local Plan. The importance of this site, which is just over 1.6 hectares and situated over the former Lichfield Basin, is well recognised. During the previous Local Plan period to 2001, the site remained vacant despite a significant scheme of decontamination. It is a reflection of the importance of this site, that it is also subject of further Supplementary Planning Guidance (SPG) in the form of the Lichfield Basin Design Guidance which has been prepared in partnership with British Waterways. Policy STC.1 and the adopted SPGs seek to promote the suitable development of the Lichfield Basin site as a catalyst for wider regeneration.As a consequence, the Lichfield Basin site is identified within the first phase (2001-2006) of the housing land release programme set out in Policy H.3.

14.28 In order to maximise the regenerative opportunities this site offers, the Council will require, at least the partial re-opening of the former Lichfield Basin as set out in the Design Guidance. This should form the centre piece open space of the development. The site is allocated for primarily residential use with a possible A3 landmark restaurant. Proposals involving other non-residential land uses will be subject to other relevant policies in the Local Plan.

Lichfield Basin

14.29 The Severn Road Development Brief and Lichfield Basin Design Guidance have been subject to detailed public consultation. As supplementary planning guidance, setting out some of the Council's aspirations for the site, considerable importance will be attached to the documents as part of the decision making process. These two documents and the following Policy must form the basis of any redevelopment proposal for the Lichfield Basin site.

14.30 Applicants are required to submit a flood risk assessment as part of any proposals and are advised to seek advice from the Environment Agency regarding such assessments. In considering proposals within the STC.1 area, particular regard will be had to the provisions of Policy NR.5.

Lichfield Basin (Severn Road Phase One)

Policy STC.1 Redevelopment Proposals involving the Lichfield Basin Site shall: i) consist of an appropriate mix of uses to include high density residential (C3) and A3 (food and drink) uses; ii) retain and use beneficially, the Listed Basin walls fronting Lichfield Street and Severn Road, the small former Waterways Office, 1-6 Mart Lane, 1-9 Lichfield Street and other valued buildings and structures identified in the Severn Road Development Brief; iii) involve the at least the partial re-opening of the Lichfield Basin to form a significant and important water space; iv) take full account of the further requirements set out in the 'Severn Road Development Brief' and 'Lichfield Basin Design Guidance' and; v) take full account of the care needed to develop a site, which has a history of contamination. vi take full account of any flood risk

 

Severn Road - Carpets of Worth Site

14.31 At just under 6 hectares, the Carpets of Worth site is the largest of the three sites covered by the Severn Road Development Brief. This area is suitable for a mix of uses, including business (B1), residential (C3) and should there be a demonstrable need during the Plan period to 2011, a possible new food supermarket (A1).

14.32 This site will represent the gateway to the redevelopment area, with direct access over the River Stour to Discovery Road and the proposed route of the Stourport Relief Road. This link should form part of any redevelopment scheme for the site and will form an important further phase in the construction of the relief road.

14.33 The largest single land use on the site will be residential, which will run through the core of the brief area, followed by business uses and possibly A1 retail to the north of the site. Any proposal will have to blend well with the existing townscape and environment and should have due regard to the tight knit urban form of the surrounding residential areas and the nature conservation value of the Stour corridor. Applicants shall demonstrate regard to the 'Character Appraisal for Conservation Area No.1, Stourport-on-Severn' and also Stourport-on-Severn No.2 and 'Gilgal', which cover areas adjoining the Carpets of Worth site. For residential purposes, the Carpets of Worth site is identified in Phase 2 of the land release programme of Policy H.3. A significant amount of land within the Carpets of Worth site lies within the floodplain of the River Stour and this gives rise to potential flood risk. Therefore, applicants are required to submit a flood risk assessment as part of any proposals. Applicants are advised to seek advice form the Environment Agency regarding such assessments. In considering proposals within the STC.2 area, particular regard will be had to the provisions of Policy NR.5

Carpets of Worth

Carpets of Worth (Severn Road Phase Two)

Policy STC.2 Redevelopment proposals for the STC.2 site shall: i) provide for a mix of land uses to include B1 business and C3 residential. Other uses including retail (A1 and A3) may be acceptable, subject to the provisions of the Retail Strategy and the policies of the retail section of this Plan; ii) subject to other material considerations retain and use beneficially the important buildings and structures identified in the Development Brief; iii) preserve or enhance the character of Conservation Areas and the setting of the retained buildings; iv) safeguard and enhance the natural assets of the site provided by the River Stour in the design and layout of the scheme and; v) take full account of the care needed to develop a site, which is contaminated and is liable to flooding. vi) take full account of any flood risk vii) be accessible via a new road to be provided as part of the redevelopment , linking the site with Discovery Road

 

Severn Road - Vinegar Works and Cheapside

14.34 The closure of the vinegar factory presents a number of further opportunities adjacent to both the Rivers Severn and Stour. This area is subsumed within the Severn Road Redevelopment Area, however, businesses continue to operate at this site. Ultimately, it is envisaged that this site will be redeveloped for a mix of uses to include business and residential uses. Subject to other material considerations including the Severn Road Development Brief, the development of B1 (business) uses on the site will be allowed. The site is not allocated for residential development in Policy H.2. Therefore, development for residential uses will only be permitted during the Plan period where required to meet any deficiencies in housing land supply identified as a result of housing land monitoring or unless its contribution to urban regeneration outweighs any disbenefits likely to arise from the potential excess provision of housing in the period up to 2011.The majority of Cheapside lies within the floodplain of the Rivers Stour and Severn and this gives rise to potential flood risk. Therefore, applicants are required to submit a flood risk assessment as part of any proposals. Applicants are advised to seek advice form the Environment Agency regarding such assessments. In considering proposals within the STC.3 area, particular regard will be had to the provisions of Policy NR.5

Cheapside

14.35 The mixed nature of the site, which includes a Listed Building, residential property and factory units, means that particular attention will need to be paid to local amenity. Development proposals must have regard to neighbouring land uses and the Character Appraisal for Conservation Area No.1 Stourport-on-Severn. The Council will seek to ensure improved access arrangements to business premises that connect with the proposed new link road envisaged as part of proposals for the Carpets of Worth site.

Cheapside (Severn Road Phase Three)

Policy STC.3 Redevelopment proposals for the STC.3 site shall:- i) subject to other material considerations and policies, provide for a mix of land uses to include B1 business and C3 residential; ii) retain and to use beneficially the Listed and valued buildings identified in the Severn Road Development Brief; iii) preserve or enhance the character of Conservation Areas and the setting of the retained buildings; iv) incorporate the natural assets of the site, including the environment provided by the Rivers Stour and Severn in the design and layout of the scheme and; v) take full account of the care needed to develop a site, which is contaminated and is liable to flooding. vi) take full account of any flood risk

 

Note: Residential uses will only be permitted during the Plan period to meet any deficiencies in housing land supply unless it can be demonstrated that the site's contribution to urban regeneration outweighs any disbenefits associated with potential excess housing provision up to 2011.

Bridge Street Enhancement Area

14.36 An enhancement area is identified on the Proposals Map adjacent to Bridge Street. Historically, this frontage has been less intensively developed than the Western Frontage, allowing glimpses of the Basins and boats beyond. Whilst this tradition is maintained today, many of the buildings are of an architectural style and contain land uses that fail to complement the character of their surroundings. Subject to the suitable relocation of existing businesses, this site is considered to offer the potential to link the town centre with the Basins via Engine Lane and so improve the prominence and accessibility of the historic basins.

Bridge Street

Bridge Street Basins link

Policy STC.4 Proposals involving the STC.4 area shall: i) Provide for a suitable mix of uses to include: a) at the ground floor street frontage: small-scale retail (A1) or food and drink (A3) uses and; b) above or to the rear: office (B1) or residential (C3) uses; ii) Preserve or enhance the character of Bridge Street, the Basins and the River Severn and; iii) Improve connectivity between the town centre and the basins.

 

Canal Basins Area

14.37 Great potential exists within the Canal Basins Area of Stourport-on-Severn, where British Waterways continue to review facilities and develop enhancement strategies, to become a more significant and attractive destination to visitors.

Canal Basins

Canal Basins Area

Policy STC.5 Proposals for the enhancement of the Canal Basins Area, which invest in its role as a tourist and visitor attraction and recognise its Conservation Area status, will be permitted, subject to compliance with all other relevant policies in the Local Plan.

 

Vale Road (West)

14.38 With land to the north of this site containing a major edge-of-centre store, car parking and a pedestrian link over the canal into the Lombard Street shopping area, this edge-of-centre site has the potential for the expansion of shopping provision. Redevelopment may involve the existing petrol filling station and regard must be had to the provisions of the retail section. The proximity of the Staffordshire and Worcestershire Canal make this a particularly important design consideration.

Vale Road (West)

Policy STC.6 A site to the West of Vale Road is identified on the Proposals Map for retail (A1) uses. Proposals involving this site shall preserve and enhance the character of the Staffordshire and Worcestershire Canal and the Conservation Area.