Part Two: Centres and Site Allocations (Regulation 18)

(1) Policy DLPDPS1 (Priority Site) Land at King Street/Flood Street

1. This site will be allocated for mixed use redevelopment, including housing. The site could deliver a minimum of circa 120 dwellings (indicative capacity which is not a cap).

2. This site is bounded to west by the recently completed Duncan Edwards Leisure Centre and associated car park, to the north by King Street (with an existing retail frontage) and to the south by Martin Hill Street and Duncan Edwards Way (Dudley Southern Bypass). There is an existing retail frontage to King Street which would benefit from enhancements along this key route and gateway to the town. The area is dominated by large areas of surface car parking (currently out of use whilst the Metro line is under construction).
    
3. There is a former office building, Falcon House, which has since been converted to a residential use occupying a key location between Flood Street and New Mill Street. Existing properties on site are occupied by various uses, including a furniture store, car wash and car repair garage. To the west of New Mill Street is an historic churchyard as well as several historic and more modern buildings. There is modern residential estate to the south of the site.
    
4. The north-western part of the site fronting King Street (existing retail frontage) is within the Town Centre Core Area. The new Metro line will pass along Flood Street, with a new Metro stop (under construction) and associated public realm provision to provide connections into the town centre. Leisure uses in this location would complement the existing Duncan Edwards Leisure Centre, providing a 'hub' for such activities adjacent to sustainable transport links (alongside other main town centre uses). Higher density residential development would complement existing residential provision nearby and would also maximise the benefits of the Metro stop on this site.
    
5. The site is largely adjacent to the Dudley Town Centre Conservation Area with a part of the site along the King Street frontage falling within it. In the context of the Urban Historic Landscape Characterisation the opportunity site falls within two character zones, Character Zone 9 (Dudley King Street and Prospect Hill) and Character Zone 15 (Flood Street Car Parks and Offices Complex).
    
6. Delivery phasing of dwellings and any other development: Mixed use redevelopment of the site including,
   1. Class E uses and Drinking Establishments/Public Houses at the ground floor within the Town Centre Core Area, in accordance with Policy DLP24 (including consideration of convenience retail).
   2. To complement existing indoor leisure provision nearby, Class E (d) Indoor sport, recreation or fitness, Class F2 (c) Areas or places for outdoor sport or recreation and Class F2 (d) Indoor or outdoor swimming pools or skating rinks (outside the Town Centre Core Area, in accordance with Policy DLP24).
   3. Complementary appropriate uses outside of the Town Centre Core Area but within the town centre boundary (in accordance with Policy DLP24).
   4. Residential development, in accordance with Policy DLP24. Indicative capacity of a minimum of circa 120 dwellings, but this is not a cap and capacity could vary as part of any mixed-use development of the site.
   5. Car parking – proposed development will need to cater for its own needs but also cater for any displaced public car parking or removal of parking that facilitates the development.
   6. Proposals to take account of and complement forthcoming Metro route/stop and associated public realm provision.    
                              
7. Phasing: 2028/9 – 2032/33- 120 dwellings
    
8. This policy sets out the spatial framework and specific policy requirements – other standard policy requirements will also apply set out in the DLP and other Local Plan documents.

Details of site ownership

9. There is mixed ownership of the site, including Council ownership (large proportions of the sites) and individual private ownership.
    
10. Impact on infrastructure provision:
    1. School place impacts
       Analysis suggests that education infrastructure needs arising from the DLP growth are likely to be accommodated via expansions to the current school estate as opposed to the creation of new school(s). However due to the DLP plan period extending beyond current education forecasts this analysis would be ongoing, and contributions may be required.
        
    2. Highways impacts
       The site is highly accessible and has direct access to numerous alternatives to private car use, any proposals must provide high quality access to active modes whilst restraining high levels of car parking at the site and its possible displacement to nearby areas. Vehicular access is available off King Street via existing Flood Street and New Mill Street. The number of access points required, and their design should be subject to further detailed transport assessment (that has been scoped and developed in consultation with the Council) and is dependent upon the nature of any proposed development scheme. Regard to be had to the remodelled road layout on site to facilitate the forthcoming Metro route/stop and safeguarded route for future Metro extension. A key part of the site layout should be connections to the cycling and walking network within and around the town centre. Retain, improve and integrate new development with the existing historic footpath, Garden Walk and pedestrian route from Duncan Edwards Way to King Street.
        
    3. Biodiversity net gain
       There are no designated nature conservation assets on this site. Policy DLP30 will apply.
        
    4. Recreational open space requirements
       It will be necessary for the site to provide for and connect to good- quality walking and cycle routes that provide easy, quick and safe access to nearby open spaces and parks within and around the town centre and at Castle Hill.
        
    5. Drainage
       Sustainable drainage systems that are sufficient to achieve greenfield runoff rates should be provided for the site, in accordance with Policy DLP46.
        
    6. Historic Environment
       Dudley Town Centre Conservation Area is directly adjacent to the northern site boundary (King Street) and covers a small part of the site. Part of the site is an Archaeological Priority Area (Flood Street). There are several HER records on and adjacent to the site, including 1&2 New Mill Street (HER 15181), the site of the former United Reform Church and Graveyard (HER 984), Ye Old Foundry PH, King Street (HER 15065), New Mill Street (HER 4963) and the 'Churchill' family sculpture (HER 15180). Views to the Castle Hill Conservation Area to the northeast of the site also require consideration. The overall design approach should positively contribute to the setting of the Dudley Town Centre Conservation Area and adjacent heritage assets. Regard to be had to views into and out of the Dudley Town Centre Conservation Area and potential impact on heritage assets (refer to Landmarks, Views, Vistas and Gateways Plan in particular SV3, PV3 and EG4.)
       
       The Dudley Town Centre Urban Historic Landscape Characterisation (UHLC) identifies that the site is located within Character Zone 9 (Dudley King Street and Prospect Hill) and Character Zone 15 (Flood Street Car Parks and Offices Complex). The UHLC describes in detail this area identifying the issues and sensitivity to change, the key heritage assets to be considered and more importantly the potential opportunities and priorities for enhancement, full reference to this information will be expected when formulating proposals for this site and when preparing Heritage and Design and Access Statements.
       A TPO area to the northwest corner of the site should be preserved to contribute to the amenity value of the area and character of the Conservation Area. The potential for appropriate enhancements to this area will be considered further.
        
11. Design principles:
    1. New development at this location will represent higher density development (minimum of 100dph but parts of the site would be appropriate for even higher density development). The new development will retain a network of public open spaces across the site with a sustainable urban environment, including adaptable buildings and spaces to support a range of different activities and uses over time. The buildings and spaces within the development should be adaptable to accommodate various activities and use over time. To ensure permeability, the layout should connect to the surrounding vehicle roads, pedestrian routes, and metro stop with a public open space network and tree-lined streets running North-South and East-West. Additionally, the layout must also incorporate areas reserved for Midlands Metro Alliance (MMA) and the metro stop.
    2. The part of the development facing King Street should have a relatively solid edge and respectable height to improve its visual significance, enhance and respect the designated conservation area opposite the site, and increase activity and footfall along the street and within the priority site. As for the parcel located in the southeast, taller buildings are more suitable due to the topography and location of the area. These buildings should serve as a focal point and identity to the surrounding sites opposite the metro stop and along Duncan Edwards Way. It is acceptable for a much higher density development to be located in this parcel (in excess of 100dph). Developments should ensure that the layout and design is informed by a Landscape and Visual Impact Assessment (LVIA) / Landscape Visual Appraisal (LVA).

(3) Policy DLPDPS2 (Priority Site) Land at Trindle Road/ Hall Street/ Birdcage Walk (Portersfield)

1. This site will be allocated for mixed use redevelopment, including housing and a new transport interchange. The site could deliver circa 280 dwellings (indicative capacity which is not a cap).

2. This site is located to the southeast of the town centre and adjoins Duncan Edwards Way. It is partly located within the Town Centre Core Area. It is bounded on the north by Fisher Street, Birmingham Street and Trindle Road and Hall Street to the southwest. The Churchill Shopping Centre is located to the west and the bus station (due to be redeveloped) to the north. Located on the outside of the Churchill Shopping Centre is Birdcage Walk which has small ground floor retail units with first floor ancillary accommodation. There are several vacant properties located within a triangle of land between Trindle Road and St Joseph's Street. The area to the south of Trindle Road has been largely cleared in recent years, formerly occupied by office and retail buildings. Smaller scale properties occupied by a mix of retail and commercial uses, along with vacant premises front areas along Trindle Road and Hall Street. A car sales operation lies along Claughton Road North.
    
3. The forthcoming Interchange and Metro stop provide an opportunity for higher density residential development at this location, maximising the benefits of the sustainable transport links. There is also the opportunity for the provision of complementary main town centre uses, linking into the wider Town Centre Core Area and providing an active frontage to the Interchange and nearby town centre uses. The public realm associated with the new Interchange, Metro, active travel links and overall redevelopment of the site should play a key role as a 'welcoming arrivals and destination space'.
    
4. A large proportion of this site falls within the Dudley Town Centre Conservation Area and given its elevated position within the Town it provides key views to and from the Castle Hill Conservation Area and especially to nearby St Edmunds Church. Within the context of the Urban Historic landscape Characterisation (UHLC) the site falls within three character zones; Character Zone 9 (Dudley King Street and Prospect Hill); Character Zone 12 (Trindle Road, Commercial and Office Buildings); Character Zone 16 (Hall Street). Also identified in the UHLC are two Archaeological Priority Areas (APA); the Medieval Planned town of Dudley and the site of Phoenix Glassworks.
    
5. Delivery phasing of dwellings and any other development:
   Residential-led development of the site including:
   1. Class E uses and Drinking Establishments/Public Houses at the ground floor within the Town Centre Core Area (particularly to provide a ground floor active frontage to the new Interchange), in accordance with Policy DLP24 (including consideration of convenience retail).
   2. Residential redevelopment, in accordance with Policy DLP24. Indicative capacity of circa 280 dwellings, but this is not a cap and capacity could vary as part of any comprehensive development of the site.
   3. Complementary appropriate uses outside of the Town Centre Core Area but within the town centre boundary (in accordance with Policy DLP24) may be provided, as appropriate to complement the residential development, but this would be of a small scale.
   4. A new transport interchange will be delivered on the current bus station site, complementing the forthcoming new Metro line along Trindle Road and passing through the site.

6. Phasing: 2028/29 – 2032/33- 280 dwellings
    
7. This policy sets out the spatial framework and specific policy requirements – other standard policy requirements will also apply set out in the DLP and other Local Plan documents.
    
8. Details of site ownership:
   There is mixed ownership of the site, including Council ownership and individual private ownership.
    
9. Impact on infrastructure provision:
   1. School place impacts
      Analysis suggests that education infrastructure needs arising from the DLP growth are likely to be accommodated via expansions to the current school estate as opposed to the creation of new school(s).
      However due to the DLP plan period extending beyond current education forecasts, this analysis would be ongoing, and contributions may be required.
       
   2. Highways impacts
      The sustainability of this site was included within a local cordon model produced to support the regeneration of Dudley Town Centre; a predominantly residential development at this site presents the most sustainable solution. The site is highly accessible and has direct access to numerous alternatives to private car use, any proposals must provide high quality access to active modes whilst restraining high levels of car parking at the site and its possible displacement to nearby areas. Existing access points off Trindle Road. The number of access points required, and their design should be subject to a further detailed transport assessment (that has been scoped and developed in consultation with the Council) and is dependent upon the final detail of the proposed development scheme. Proposals need to accommodate and integrate with the future Metro route (including a segregated cycleway to Trindle Road); provide good legible and easily achievable pedestrian and cycle routes between the eastern and western edges; include improved local connections to Dudley Castle and Zoo from the town.
       
   3. Biodiversity net gain
      There are no designated nature conservation assets on this site. Policy DLP30 will apply.
       
   4. Recreational open space requirements
      It will be necessary for the site to provide for and connect to good-quality walking and cycle routes that provide easy, quick and safe access to nearby open spaces and parks within and around the town centre and at Castle Hill.
       
   5. Drainage
      Sustainable drainage systems that are sufficient to achieve greenfield runoff rates should be provided for the site, in accordance with Policy DLP46.
       
   6. Historic Environment
      Northern and western part of the site lie within Dudley Town Centre Conservation Area. Archaeological Priority Areas also on western and northern parts of site. Listed buildings adjacent to site boundary include St Thomas and Our Lady Church (Grade II), St Edmunds Church (Grade II*) and Castle Hill Conservative Club (Grade II). There are several HER records, including Metro Bar, Trindle Road (HER 12898). Given the site's elevated position there are key views to and from the Castle Hill Conservation Area (and Dudley Castle Scheduled Ancient Monument). The overall design approach should positively contribute to the setting of the Conservation Areas and adjacent heritage assets. New development needs to ensure the following views, landmarks and gateways are protected and where necessary improved as shown on the Landmarks, Views, Vistas and Gateways Plan: SLP1, SK6, PV1, SV1, SLP3, IG2, EG2 and EG6).
      
      The Dudley Urban Historic Landscape Characterisation (UHLC) identifies that the site is located in Character Zone 9 (Dudley King Street and Prospect Hill); Character Zone 12 (Trindle Road, Commercial and Office Buildings); Character Zone 16 (Hall Street). The Dudley Town Centre Conservation Area Appraisal and the Dudley UHLC describe in detail this area identifying the issues affecting it and its sensitivity to change, the key heritage assets to be consideredand, more importantly, the potential opportunities and priorities for enhancement. Full reference to this information will be expected when formulating proposals for this opportunity site and when preparing Heritage and Design and Access Statements.
      Within this site and identified in the UHLC are two Archaeological Priority Areas (APA); the Medieval Planned town of Dudley and the site of Phoenix Glassworks. Accordingly, the archaeological potential of the site will need to be addressed as part of the planning application process in advance of determination of applications for this site. Whilst limited archaeological desktop assessments have been undertaken within certain parts of the site, further assessment will be required, tailored to the specific proposals being brought forward.
       
10. Design principles
    1. Due to the topography and extensive views from the site towards several notable landmarks, including Dudley Castle and Top Church, the roofscape and elevations of any new development in this area will be highlighted prominently in views out from the castle and will need to be of high quality to enhance the castle's setting.
    2. The existing urban grain and scale of buildings around the site are between 2 and 4 storeys, so any new development should be between 3 and 4 storeys high for residential purposes. The area has a complex topography sensitive to development; therefore, the scale of the buildings in the area should be adjusted to fit the terrain. However, some parts of the sites could, subject to the right design and the appropriate level of supporting information, accommodate taller buildings. The new development is expected to have a minimum density of 100ph overall, which will vary across the site parcels according to the type of development and housing provided. Developments should ensure that the layout and design is informed by a Landscape and Visual Impact Assessment (LVIA) / Landscape Visual Appraisal (LVA).
    3. The impact of the development on the character and appearance of the Conservation Area, adjacent Grade II listed church, and views into and out of the area should be considered. The design and appearance of the development should respond to the existing layout of buildings, streets, roads, and spaces. The historical connection between Porter Street and Porter Street South should be safeguarded, allowing for eventual reconnection through a new pedestrian footbridge that will catalyse the Kates Hill neighbourhood and connect the area to Dudley Town Centre.
    4. The development should provide a series of perimeter blocks that integrate and improve connections to the existing urban structure with an active frontage onto the public realm. A highly permeable and well-connected layout prioritising pedestrian and cycle users to and from the town centre, metro stop, and bus interchange is essential. To provide an appealing and safe pedestrian experience, mixed use development, especially near the metro stop, are crucial.

Policy DLPDOS1 Dudley Town Centre Opportunity Site: Tower Street/ Castle Street

Acceptable Land Uses

1. Mixed use development including:
   1. Class E uses and Drinking Establishments/Public Houses at the ground floor within the Town Centre Core Area fronting Castle Street, in accordance with Policy DLP24 (subject to below)
   2. Class F1 (a) Provision of education, fronting Tower Street (to complement existing education uses within the area). Should an education use require a larger proportion of the site including fronting onto Castle Street this should seek to provide as much of an active frontage as possible and maximise the benefits of connections to the nearby Interchange.
   3. Complementary appropriate uses outside of the Town Centre Core Area but within the town centre boundary (in accordance with Policy DLP24).
   4. New redevelopment proposals should undertake a review of the impact on town centre public car parking (of the loss of provision at Tower Street) and consider any implications for individual development proposals.

Policy DLPDOS2 Dudley Town Centre Opportunity Site: Trident Centre/ Upper High Street

Acceptable Land Uses

1. Mixed use development including:
   1. Class E uses and Drinking Establishments/Public Houses at the ground floor within the Town Centre Core Area in accordance with Policy DLP24 (including consideration of convenience retail).
   2. Residential redevelopment or conversion at the upper floors, in accordance with Policy DLP24. Indicative capacity of 60 dwellings, but this is not a cap and capacity could vary as part of any mixed-use development of the site.
   3. Complementary appropriate uses outside of the Town Centre Core Area but within the town centre boundary (in accordance with Policy DLP24).
   4. Inhedge Gardens is currently an underused greenspace and pedestrian link into the Town Centre Core Area which will be protected and enhanced through public realm improvements. Direct links between High Street and Inhedge should be considered as part of any redevelopment proposals. Active frontages to Inhedge should be considered as part of any redevelopment proposals.

Policy DLPDOS3 Dudley Town Centre Opportunity Site: Upper High Street/ King Street

Acceptable Land Uses

1. Residential reuse of upper floors in retained buildings and residential redevelopment. Indicative capacity of 40 dwellings, but this is not a cap and capacity could vary as part of individual proposals.
2. Complementary appropriate uses outside of the Town Centre Core Area but within the town centre boundary (in accordance with Policy DLP24). This is anticipated to comprise of primarily ancillary Class E uses at ground floor level to complement residential development and provide a continued active frontage in this gateway location.

Policy DLPDOS4 Dudley Town Centre Opportunity Site: Abberley Street/ King Street

Acceptable Land Uses

1. Residential reuse of retained buildings and residential redevelopment. Indicative capacity of 50 dwellings, but this is not a cap and capacity could vary as part of individual proposals.
2. Complementary appropriate uses outside of the Town Centre Core Area but within the town centre boundary (in accordance with Policy DLP22). This is anticipated to comprise of primarily ancillary Class E uses at ground floor level to complement residential development and provide a continued active frontage in this gateway location.