Your August 2024 Newsletter from the Neighbourhood Forum
A very warm welcome to the August newsletter which this month details the fast moving and changing environment we are currently experiencing in the KDBH community.
Before moving into the newsletter itself we just wanted to express our thanks to everyone who responded to our appeal in the June newsletter for persons with specific key skills to join the Forum team. We are delighted to announce that two new members have recently been recruited which is an excellent outcome. We are, however, still looking for someone with Communications skills to support the Forum so if you would like to help contribute to shaping the future of our community and can spare a little time please send us a short email at kdbhforum@gmail.com with your contact details and we will get straight back to you.
In this newsletter you’ll find useful updates and information on:
- Consultation On Reforms To The National Planning Policy Framework
- Solihull Local Plan Examination
- Major Housing Proposals In Knowle
- Neighbourhood Plan Update
- Community Actions
- Planning Applications
- Neighbourhood CIL (NCIL) Ward Funding Pots
- Consultation On Reforms To The National Planning Policy Framework
National Planning Policy Framework
The government has published an open consultation on its proposed reforms to the National Planning Policy Framework and other changes to the planning system (closes 24 September 2024). This is quite a complicated document that poses as many as 106 questions. The Forum Team is preparing and will be submitting a response which will be available on our website, once submitted. Neighbourhood plans are not directly affected but there will be a big change to future planning in Solihull.
One significant change is to the way in which the future housing needs of the Borough are going to be calculated. The current method suggests an annual need for 866 new homes. In the future this figure will rise to 1,317, an increase of 52%! The Green Belt, including that around Knowle, Dorridge and Bentley Heath, will inevitably become a target for new housing. The Council is expected to have to review its Local Plan, assuming it still proceeds to adoption, in order to meet the new challenges including reviewing Green Belt boundaries.
Another big change planned by the government is to identify “grey belt”. This is lower performing Green Belt that, in certain circumstances, could be used for new development (after brownfield land). So, the definition is wider than just brownfield or degraded Green Belt; some Green Belt land on the fringes of KDBH could potentially be classified as ‘grey belt’. Watch this space for further developments!
Solihull Local Plan Examination
The examination is still adjourned. The main stumbling block is the Inspectors’ view that insufficient land for housing has been allocated in the plan. The Council has prepared an up-to-date paper (13 August 2024) on the supply of housing land within the Borough and hopes to persuade the Inspectors that a pragmatic and reasonable approach would be to move towards adoption of the Plan. A reply from the Inspectors is awaited.
One issue concerns the anticipated changes to the National Planning Policy Framework. A further complication is news that long adjournments aren’t going to be tolerated by the Planning Inspectorate. To make matters worse, the Council will almost certainly have to revise the plan immediately after it’s finished (assuming they see it through to completion) to deal with higher housing targets. Nothing’s easy!
Major Housing Proposals In Knowle
Followers of the Neighbourhood Forum and of Solihull’s emerging Local Plan will know that two areas have been earmarked for major housing development in Knowle. One area is in Hampton Road (a split site that includes the football club ground and, on the other side of the road, the former Thacker’s Nursery). Some 200 homes are anticipated that may include housing for older people. The other site is the “Arden Triangle”, that land including and behind Arden Academy that extends across to the Warwick Road and down to Grove Road. Hundreds of houses are proposed here together with a relocated Academy and a new primary school. Although the allocation of the sites is not yet approved, developers are known to be in discussions with the Council.
Developments are most advanced on the Arden Triangle site (known as “KN2”) where two planning applications have already been submitted (there are no applications as yet on the Hampton Road site – “KN1”). These are an application for up to 170 ‘extra care’ units in a ‘retirement village’ on land off Stripes Hill on the approach into Knowle; and an outline application covering up to 450 houses on “land at Knowle south” (comprising that area south of the access to Jacknett Barn down to Grove Road). Both applications are in abeyance at present.
As for the remaining land, the Council has recently reported on discussions for two other schemes. These are for 200 units and 35 units bringing the grand total for the Arden Triangle to 855 new dwellings. Although none of the schemes have been approved, they show the pressure to increase housing densities. Earlier estimates for the area were for 660 new homes.
Part of the delay in deciding the applications is the lack of a comprehensive masterplan for the site, a requirement of both the Council and the Neighbourhood Forum. Amongst other things, the masterplan was intended to identify land for both a new primary school and a new complex for the Academy. However, discussion on a masterplan (which should also include representatives of the Forum) now seems to be moving along. If everything can be resolved, the Council may be in a position to make a decision on the applications by the end of the year.
Neighbourhood Plan Update
The Forum Team is poised to make progress on an Update of the Knowle, Dorridge and Bentley Heath Neighbourhood Plan. This is only a limited review but will update the Plan in the light of various things that have happened since the original plan was approved more than 5 years ago.
At the time of writing, we are waiting for some comments from Solihull Council on an early version of the Update. We will also need to revise our draft in anticipation of the changes to the National Planning Policy Framework (see separate news item above).
Thoughts on the content of the Update from those who live, work and carry out business in the area are welcome. The next big stage will be formal consultation under what is called “Regulation 14”. We will then carry out further revisions in the light of comments received and communicate these to the Council as we enter the final stages of preparation and examination.
Community Actions
The eagle-eyed amongst you will know that, at the back of our Neighbourhood Plan (Appendix 4) is a set of “Community Actions”. These are not planning policies but are other things that, at the time, the community mentioned as being of local importance. They cover actions under a number of headings – such as heritage, housing, roads and infrastructure.
We have recently carried out an audit of the Community Actions to find out where we are. Some have been overtaken by events; some are being progressed by other local organisations; and for one or two, we don’t have the skills in house to tackle them at this point in time.
We have, however, made good progress on following up on others. We are in touch with bodies such as the Council, English Heritage and fibre providers; we have issued a note on affordable housing; and, where we need more information, we are planning to undertake some surveys. The first of these is on the quality of broadband and mobile phone connections in our area. Other surveys will follow. Please complete our surveys if you see them. It will really help us to obtain some valuable information and feedback. We will try and get appropriate action from those responsible for our local services and environment.
Planning Applications
The Forum Team continues to review the planning applications within our area and to submit responses to the Council, where appropriate. This might be because we think an application raises issues of area wide significance or where local residents have highlighted concerns regarding an application and brought it to our attention.
1 Avenue Road, Dorridge
This application proposed to demolish the existing house and build 5 apartments. We objected on the grounds of over-development of the plot and impact on neighbours. A decision is awaited.
Land rear of 48 Four Ashes Road, Dorridge
It is proposed to build a single storey dwelling on land at the rear of this property. The Forum has expressed concern over potential piecemeal development, the adequacy of the access way and the landscaping/boundary treatment. A decision is awaited.
An update on two other applications that we responded to is as follows:
St John’s Precinct shopping centre
At the time of writing, this application for refurbishment and upgrade of the Precinct and additional flats above the shops is still awaiting planning permission. Councillors approved the proposals subject to a legal agreement relating to various financial contributions but these have yet to be finalised. Our understanding is that these are progressing although the full refurbishment is not viable at this time. In the meantime, work is progressing on interim works including new shop fronts and cladding to improve the appearance of the centre.
Land at Langfield Road, Knowle
This application was for 15 dwellings on the linear piece of land adjoining Purnells Brook. Despite considerable efforts by the developer to address concerns in relation to flooding and impacts on wildlife, the Council refused this application in July.
Neighbourhood CIL (NCIL) Ward Funding Pots Announced
We are delighted to announce that the 2024 NCIL Ward funding pots have been announced by the Council. The sums available to bid for are £62.2k in Knowle and £48.2k for Dorridge (including Bentley Heath). Significantly, as the Forum has an adopted Neighbourhood Plan in place our CIL funds attract a 25% funding level rather than up to 15% elsewhere.
There are certain specific criteria for bids to be acceptable. Projects must be classified as ‘infrastructure’ and/or benefit the community by alleviating the demands local development places on an area. There is a relatively broad range of projects that monies may be used to fund, including but not limited to:
- Sports/outdoor gym facilities and play equipment
- Green spaces
- Parks and community gardens
- Expansion of village halls or provision of more community facilities.
Since ‘NCIL’ was launched in 2019 the Forum is proud to have been heavily involved in providing advice and guidance to local organisations and working with the Council to facilitate the best outcome for the KDBH community. Examples of all the NCIL bids submitted with details of the successful projects between 2019 and 2023 are available on our website.
If you are involved in a local organisation that is interested in submitting a bid for funding, please email Ian Kay (ian.kay.kdbh@gmail.com) with your contact details and he will give you a call. The closing date for submissions is Friday 1st November 2024 so it’s important to get started as soon as possible.