Sandwell Local Plan - Issues & Options Consultation
7. West Bromwich
West Bromwich is the largest centre in Sandwell and fulfils a strategic role within the wider Black Country in delivering opportunities for retailing, business and commercial activity, education, regeneration, housing and as part of a strategic transportation network.
Prior to the start of the local plan review, and to aid regeneration of the centre and stimulate a COVID-19 recovery, a masterplan for West Bromwich centre[30] was commissioned alongside the production by the Council of an Interim Planning Statement (IPS)[31], with a final report endorsed by Cabinet on the 9th February 2022. It is hoped that the masterplan will act as a catalyst for on-going and new regeneration schemes for West Bromwich – unlocking further investment and opportunities to boost the town's future economic growth. The masterplan builds on the Towns Investment Plan for West Bromwich, which was drawn up by the council in response to the Government's Towns Fund programme.
The IPS will form the basis for future policies for West Bromwich and has been subject to public consultation during its preparation.
The priorities for West Bromwich are to reinvigorate the town centre; unlock land to aid regeneration; support good quality jobs and stimulate Covid-19 recovery by: -
- Repurposing vacant premises and sites in the strategic centre to provide community, education, healthcare provision, with additional residential use being a major contributor in attracting investment and promoting vitality of the centre.
- Seeking office development in sustainable locations within the centre.
- Transforming the town centre further through site assembly and development paving the way for new markets, education facilities and high-quality housing.
Key issues for West Bromwich include: -
- The loss of comparison retail shopping (i.e. clothes, shoes, electrical goods etc) to the internet.
- Increased levels of convenience (food) shopping now being undertaken online.
- The rise of limited-range food discounters (e.g. Aldi, Lidl).
- A greater than forecast demand for employment land, which has had an impact on the provision of vacant / brownfield land for housing in the borough. This is compounded by viability issues. In Sandwell there is now a substantial shortfall in the supply of new dwellings.
- In relation to the above, rather than the forecast surplus of employment land freeing up brownfield land for housing, there is now a deficit of employment land available for economic development and growth purposes.
- Permitted development rights have changed significantly in recent years; this has seen considerable numbers of new dwellings being created from the conversion of existing offices in the centre. This is likely to continue.
- Technological changes driven by people working from home has led to reduced demand for offices in centres, with levels of future demand now uncertain.
- 'Knock-on' effects of reduced office occupancy on aspects of the service economy formerly dependent on high footfall in centres like West Bromwich.
These trends were accelerated by COVID-19 pandemic-related opening restrictions on non-essential retail and services.
26) Questions – West Bromwich
Thinking about West Bromwich Town Centre, do you think the issues listed above are the right ones for the Council to consider in the SLP?
- Are there any additional issues in West Bromwich you think should be included for consideration?
Of the issues for West Bromwich listed above, which ones do you think the SLP should deal with first or more urgently? Please identify a "top three" if you can.
- Why do you think the issues you have identified are the most urgent ones?
As it is now clear that the levels of retail expenditure growth forecast previously in West Bromwich have not come forward, there is an excess of retail floorspace in the centre that will require repurposing. This has been reflected in the Masterplan in particular, but we are keen to understand whether you have any other thoughts on suitable uses.
27) Questions – West Bromwich Future Uses
What would you like to see vacant shops used for in West Bromwich? Please let us know what your preferred uses are in order, if you can.
- Retail (retain as shop units)
- Houses / residential accommodation
- Other employment uses e.g. offices, businesses, live / work units etc.
- Public facilities / services e.g. educational uses, healthcare facilities, community hubs / meeting places etc.
- Leisure uses e.g. gyms, fitness and wellbeing studios, amusement arcades etc.
- Cafes / restaurants / entertainment venues
- Other uses (please let us know what these uses are, in your view)
If you don't visit West Bromwich often, or as often as you might previously have done, what would encourage / attract you to start going there again?