Sandwell Local Plan - Issues & Options Consultation

6. Thriving Towns

COVID-19 has had a profound effect on Sandwell's established centres, as patterns of shopping have changed radically and perhaps permanently in some cases. However, these changes were not wholly unexpected; the lockdown effectively sped up a transformation that was already happening in relation to the continuing rise in online shopping. The role of centres is increasingly moving away from their traditional primary functions. While there will clearly remain demand for in-person shopping and retail-related activities, centres will also need to provide additional draws / opportunities (such as for leisure, education, community uses and recreation) to offset the loss in shopping-related footfall and to help retain their vitality and viability. On the other hand, some centres in Sandwell, especially those that had been performing well before the pandemic, have recovered more quickly from the related downturn and in some cases have continued to perform more strongly than previously. In addition, smaller centres serving a local population and with a good range of shops and services have done well, as have larger supermarkets and discount stores.

Work was undertaken as part of the BCP evidence base on the current and future ability of the Black Country's main centres to provide and maintain retail capacity^[29] across the area. In the context of the issues and challenges, and the findings of the capacity forecasts, the four Black Country authorities need to plan for less, not more retail floorspace over the next 5-10 years and beyond. Although retail will remain a key part of their overall offer - helping to generate trips, footfall and spend – there is a need for locally-derived policies and strategies to help promote greater flexibility and diversity, enabling these areas to respond more effectively and rapidly to future trends. This flexibility and diversity will, in turn, help to create more resilient, attractive and successful town centres. It will also help to strengthen their respective roles in the network and hierarchy of centres as places to live, work, shop, study, play and visit.

Councils have traditionally used land use frontage policies to try to shape and manage what types of commercial activity operates in different parts of town centres. For example, primary frontages (such as main / high streets) are the locations for most of the retail units in centres and maintain the sense of vitality of the centre by encouraging footfall. Financial and professional uses (such as banks, building societies, etc., traditionally with a lower reliance on passing trade / footfall for their businesses), restaurants, bars and other non-shop uses can then be directed to adjacent areas, where they will not disrupt the retail offer and will enjoy the benefits of co-location by being in proximity to similar uses and thus to a wider potential market for their services. This approach will need to change given the trends outlined above, so different uses are spread out through a centre rather than being grouped together, in particular where a night-time economy is developing and new opportunities for housing in centres is also explored.

Current SAD policy CEN1 promotes a frontage approach within such centres with a defined core, or which may have a core subsequently defined by an AAP or DPD, the retail function should be protected by restricting the number of non-retail uses. Outside the retail core a wider range of uses and a higher proportion of these will be encouraged. In centres where the core is not defined the policy states that it may be necessary to control non-retail uses to protect the retail function, vitality and viability of the centre.

The Government's changes to planning regulations means that a landowner no longer needs planning permission to change any shop to a restaurant or even to an office. However, control can still be exercised over other types of use / developments in centres, such as payday loan shops, betting shops and hot food takeaways, by using a frontages policy.

The Council will still have a role to play in the evolution of town centres. An attractive town centre that provides a range of unit types will be best placed to make a strong and lasting recovery in the future. The Council can also choose to promote, or discourage, the diversification of an entertainment or evening economy. Planning permission is still needed to make changes to the use or physical appearance of buildings in centres, and the licensing regime will still allow the Council to protect the living conditions of those who live within, or close to, town centres.

23) Questions – Retailing in Town Centres

SAD Policy DM5 refers to the special consideration that will be given to any proposals that relate to sites at any of the borough's gateways – these are generally areas located around the borough boundary at high profile intersections and road junctions. Gateways set the effective standard for new visitors' experiences of coming into Sandwell and the current policy seeks to ensure that the best is made of these prominent locations and sites.

The current policy includes several principles around preserving and enhancing existing buildings and structures, reflecting the topography of the area and making sure new development is of a high design quality and uses good quality materials. It also supports the improvement of the wider area within which the gateway site sits.

24) Question – Gateway Sites

Sandwell has a hierarchy of town and local centres and benefits from their links with their local communities and beyond. The major centres and towns in Sandwell (excluding West Bromwich) serve their local communities and include: -

• Bearwood;
• Blackheath;
• Cape Hill;
• Cradley Heath;
• Great Bridge;
• Oldbury;
• Wednesbury.

To ensure each centre is given the right opportunities to develop and retain / improve its essential functions, it will be necessary to consider whether some or all of them need specific policies designed to support their roles. In addition, each town centre will need to have an identified boundary within which these specific policies apply.

Some suggestions have been received about potential changes to existing town centre boundaries. These are included below as examples only - we would welcome your thoughts on these and any other changes you may think appropriate:

• Oldbury – should the town centre boundary include the Oldbury Green Retail Park?
• Cradley Heath – should the boundary include the Lidl store on Lower High Street?
• Blackheath – should the boundary be extended across the ring road to include the Lidl store?
• Bearwood – should the boundary be amended to include St Marys Church, church hall and community hub (corner of Bearwood Road / St Mary's Road) and St Gregory's church on Three Shires Oak Road? Should the boundary also extend to include the 24/7 gym, Jet filling station and Majestic Wines on Hagley Road?

Appendix B sets out the current identified town centre boundaries for each of the centres.

25) Questions – Town Centres