Reg 19 Publication Plan – Main Modification Document

Ends on 9 June 2025 (41 days remaining)

Main Modification Three – Removal of Hill House Farm as a potential Habitat Bank for Biodiversity Net Gain (BNG) and substitution with Ray Hall Pastoral Land

Policy SNE2 (Protection and Enhancement of Wildlife Habitats) identifies six sites (known as habitat banks) as suitable for the provision of Biodiversity Net Gain (BNG) biodiversity units to developers who cannot secure the legally required 10% BNG on-site.

Further detailed work has identified issues with Hill House Farm acting as a habitat bank. This means that it is not available to the extent originally envisaged to provide off-site BNG units and it is no longer appropriate to identify the site as a potential habitat bank in the SLP.

Ray Hall Pastoral Land is proposed as a substitute habitat bank. Ray Hall Pastoral Land is considered to have a relatively high potential to accommodate biodiversity units in the Sandwell Biodiversity Net Gain Strategy (published September 2023 by LEPUS Consulting).

The main modification is necessary to ensure that the SLP is effective, deliverable over the plan period and is found sound at examination.

Proposed main modification to Sandwell Local Plan Submission Version [proposed removed text in ~~strikethrough~~, proposed new text underlined and bold ]

Policy SNE2 – Protection and Enhancement of Wildlife Habitats Comment

Biodiversity Net Gain

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Location	Potential project types	Baseline units	Potential uplift units (%)
~~Hill House Farm~~ Ray Hall Pastoral Land	Large areas of 'modified grassland' within the site that could be improved to 'other neutral grassland' of good condition. The current land use may have to be adapted to accommodate these changes (arable). ~~There is potential for uplift in other habitats on site.~~ Comprises an area of natural and semi-natural greenspace containing several fields of pastures divided by hedgerows with trees. Ray Hall Pastoral Land contains pockets of poor and moderate 'other neutral grassland' which is divided by woodland and scrub. The grassland and woodland habitats offer the most potential for uplift. NB – Ray Hall pastoral land and Hill Farm Bridge Fields will be delivered together as a single unit.	~~241.73~~ 87.75	~~+255.87 (105.85)~~ +48.05 (54.76)
Hill Farm Bridge Fields	Vary sward height and increase species diversity to improve the condition of the grasslands. Condition of the woodland can be improved through introduction of deadwood and management of habitat regeneration.	181.24	+65.90 (36.36)
Menzies Open Space	Woodland improvement, some grassland improvement Areas of 'other neutral grassland' can provide uplift. Site contains a pond (non-priority). There is potential to create more uplift by improving the condition of the pond from poor to good.	157.4	+42.28 (26.86)
Tibbington Open Space (The Cracker)	Some grassland management / improvement, woodland improvement Relatively large areas of woodland offer strong uplift potential. 'Other neutral grassland' habitats and the parkland habitat both provide uplift opportunities.	90.57	+32.91 (36.17)
Warrens Hall Local Nature Reserve and Strategic Open Space	Woodland improvement, some grassland improvement	211.70	+26.93 (12.72)
Tividale Park	Scrub species and structural improvement, tree and woodland improvement	49.65	+10.39 (20.92)

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Proposed main modification to Sandwell Local Plan Submission Version [proposed removed site crossed out, proposed new site outlined in bold]

APPENDIX A – Nature Recovery Network and Biodiversity Net Gain Comment

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The six sites included in the SLP (Policy SNE2) are taken from the above shortlist and are detailed below:

Hill House Farm and Ray Hall Pastoral Land — A map of Hill House Farm, proposed removed site, and a map of Ray Hall Pastoral Land, proposed new site

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