Welcome to our exhibition The Homes & Communities Agency (HCA) welcomes you to this public exhibition explaining our proposals for the redevelopment of the former Lea Castle Hospital site. About the Homes & Communities Agency The Homes & Communities Agency (HCA) is a government body that is tasked with the delivery of, and investment in, new homes. This includes developing public sector land primarily for housing, as well as for a range of other uses including employment floorspace. The HCA seeks to work locally to meet local priorities. In 2014/15 the HCA helped to build more than 50,000 new homes through investment in land, and released enough public sector land to the market to create 23,000 new homes. For more information please visit the HCA s website: www.gov.uk/hca Aerial of site The former Lea Castle Hospital site is a brownfield site to the north of Kidderminster. The site is identified by the Council in its adopted plan for new housing, business uses and sports facilities. As a responsible landowner, the HCA has a positive role to play in bringing this previously developed site back into use and assisting the Council in meeting its needs for new housing and for employment land. HCA is preparing an outline planning application for the site to include up to 600 new homes and up to 3,500 square metres of employment floorspace. Site location This exhibition shows how HCA land at the former Lea Castle Hospital site could be developed, whilst retaining the existing wooded setting and tree cover in the site. Please take this opportunity to ask any questions you might have and let us know your thoughts on our proposals to redevelop the site. Your feedback will be used to inform a future outline planning application for the site which we hope to submit in early 2017. Key site facts Derelict hospital buildings Total site area of around 48 hectares. Around 330,000 sq ft of existing floorspace. Around 19 hectares of existing woodland.
Context and the site The need for new homes The Lea Castle site is identified for development in the Wyre Forest Site Allocations and Policies Local Plan (adopted d July 2013). The Council is currently preparing a new Local Plan for the District to cover the period up to 2032. It has identified the need for significantly more new homes to be provided in this period. It is, therefore, important that brownfield sites such as the Lea Castle site are developed in order to help the Council provide for local housing and employment land needs. This may also assist in reducing the number of more sensitive greenfield Green Belt sites that need to be developed for housing. There are a number of areas in Wyre Forest District where it is difficult for residents to afford open market housing. Redevelopment of the Lea Castle site will assist in providing a mix of housing, including housing that local people can afford. Access into the site is currently via Lea Castle Drive to the north-west, accessed from the A449 and from Park Gate Road to the south. Main site access from Park Gate Road The site area, including 19 hectares of woodland is around 48 hectares. The boundaries of the site are covered by dense woodland and vegetation that screen the site well from the surrounding areas. To the north-west, there are existing houses along The Crescent that adjoin the site. To the east and west of the site is agricultural land owned by the HCA. View of site and mature woodland screening There are a number of local facilities in Cookley and North Kidderminster / Broadwaters including schools, shops and other services. There is a pub / restaurant almost adjoining the site to the southeast. Bus services 9 and 125 run close to the site along Wolverhampton Road and Stourbridge Road. History Majority of site acquired by HCA in 2005. Hospital closed in 2008. Remainder of site acquired by HCA in 2013. The site and surrounding area The site is a brownfield site within the Green Belt, located to the north-east of Kidderminster, around 1.5km to the south-east of Cookley. The site was formerly occupied by Lea Castle Hospital. The hospital closed in 2008 and the site was fully transferred to HCA ownership in 2013. The majority of the derelict buildings and associated access roads are still present on site with around 330,000 sqare feet of floorspace. The buildings range from small bungalows to larger three storey buildings. A number of buildings on site are unsafe. Derelict hospital buildings on site Local facilities and services The site also includes playing pitches and an associated small clubhouse that are used by Mostyn Rangers Football Club. Derelict bungalows Sports pitches and clubhouse
Understanding the area: Supporting technical work 1 To help understand the implications of development a wide range of technical work is being undertaken. This information is being used to help design the scheme, make sure that impacts are properly considered, and produce a high quality masterplan with wider community benefits. Landscape and trees The landscape is a key feature of the site. Our approach aims to retain and enhance existing woodland and vegetation on site whilst providing appropriate public access to the woodland. The masterplan will work with the existing green infrastructure to create a pleasant, green setting to development with links to the wider countryside. The landscape and visual assessment of the proposed development shows that the impact of the scheme on the surrounding area would be minimal, due to the presence of existing dense woodland that filters and screens views. From this work we are identifying which parts of the site may benefit from enhancement planting to improve screening further. A tree survey of the site has been undertaken to ensure that the most important trees are identified, and to ensure that the root protection areas of trees can be protected from development. Ecology An ecological survey of the site has been undertaken along with specific species surveys relating to bats, badgers, dormice, reptiles, great crested newts and breeding birds. Much of the existing habitat on site will be retained and new habitat will also be provided. The bat surveys found a number of bat roosts in the derelict buildings on site. Therefore, a protected species licence will be submitted to Natural England so that replacement roosts (bat houses and bat boxes) can be provided on-site. This well be well in advance of development so that bats can move to new roosts before demolition of buildings. Habitat for other species such as badgers and dormice is being retained on-site. Flood risk and drainage The site is not in an area at risk of flooding. The drainage strategy will manage water on-site so that runoff does not affect surrounding land or make flooding worse elsewhere. Sustainable drainage systems or dry ponds will be an integral part of an attractive infrastructure network creating opportunities for new wildlife habitats as well as managing surface water on site. Utilities / services Discussions are taking place with utility providers to ensure that there is sufficient capacity in the existing networks to serve the needs of the site. Where necessary, upgrades will be made to the surrounding network. The initial indication from Western Power is that an upgrade is required to the existing high voltage cables. There are a number of existing services on the site associated with its former use as a hospital. Where possible these will be utilised as part of the redevelopment. Where it is not possible to re-use services, these will need to be removed. Land quality Some site investigations have been undertaken. These have identified some pockets of potential contamination around some of the buildings which will need to be cleaned up as part of development. There are also some areas of made ground where further investigation is required. Heritage There are no designated heritage assets within the site, and the redevelopment of the site would not impact on the nearby Grade II Listed Building, North Lodge and Gateway. There are some surviving WWII structures on-site, the details of which will be recorded prior to redevelopment. Archaeological evaluation has been undertaken on the site. There were no finds of significant archaeological interest on the site. Local facilities and sports pitches The emerging plans seek to retain the existing playing pitches on the site. As well as proposing new homes and employment on the site, it is important that local facilities can cope. Where funding is required for extra capacity this will be funded by the development through a legal agreement. We are having discussions with the Education Authority and Worcestershire NHS Primary Care Team. It is likely that a financial contribution will be made towards creating new primary school places. The Education Authority in consultation with local schools will decide how best to spend this financial contribution. A contribution may also be made towards new secondary school places. Discussions are taking place with Severn Trent to identify suitable connection points for surface and foul water.
Understanding the area: Supporting technical work 2 Traffic and transport Public transport There are good public transport links in the area, and discussions are taking place about the possibility of routing the existing bus service 9 (serving Kidderminster and Cookley) through the site. This would provide excellent access to the service for new residents and existing residents The Crescent. A possible new bus stop for the 125 service on the A451 Stourbridge Road is also being looked at to provide more convenient access for new residents. Pedestrian / cycle links New pedestrian and cycle links are being considered, including links through the site to the A449 Wolverhampton Road to link to existing walking and cycling routes. A new footway from the main site access on Park Gate Road linking on to the footway on the Stourbridge Road is also being considered. The existing Public Right of Way that passes through the site linking Axborough Road to the Wolverhampton Road will be retained. The highway network A transport assessment (including traffic modelling) is being prepared for the site to ensure that new traffic is minimised, and that local roads are able to cope with new traffic. Improvements to the wider highway network / key junctions will be proposed to ensure that the road network can cope with the new traffic. This may involve improvements to the junction of the A449 / Park Gate Road. Site access The site can be safely accessed through the existing main site access off Park Gate Road, with a smaller amount of traffic coming in from the north via Lea Castle Drive. These accesses were previously used for a number of years when the site was a hospital, and improvements are proposed to these. Consideration is being given to the potential for accessing a very small number of houses from Axborough Lane. The existing road network within the site will be utilised as part of the new development where possible. Natural traffic calming features will be used to slow traffic along straight sections of road. Proposed link between The Crescent and site Junction of Wolverhampton Road / The Crescent potential improvement scheme Junction of Lea Castle Drive / Park Gate Road potential improvement scheme
Understanding the area: Site opportunities and constraints In assessing the potential of the site to be redeveloped for new homes and employment, we have considered the site opportunities and constraints that need to be addressed. These are summarised below. Cookley Village Centre To Wolverhampton Wolverhampton Road To Stourbridge Stourbridge Road Key opportunities and constraints To Kidderminster Key Opportunities To make use of a previously developed site to provide much needed new market and affordable housing (including a range of tenures). To remove unsafe buildings from the site. To provide land for employment (start up units) and potentially include a small café/shop. To reduce the need for development on greenfield sites. To provide high quality housing in a natural green environment. To utilise some existing roads and services. To enhance green spaces, wildlife habitats and recreational links in the area. To protect and enhance the existing woodland that screens the development, resulting in limited landscape impact. To create new play areas and a multi-use games area. To route existing local bus service through the site. To provide contributions to make sure there is enough capacity within community facilities, such as: Local schools and healthcare; and Sports and recreational facilities. Key Constraints Location of existing extensive utilities on site. Need for significant site preparation works. Need to maintain woodland and high quality tree cover whilst respecting tree root protection areas. Need to ensure careful design response to interface with existing properties to retain residents amenity. Need to retain playing pitches on-site. Need to respect the Public Right of Way route that crosses the site. Need to create new roosts for bats prior to demolition of buildings. Need to reduce speeds along existing roads through site where there are long straight sections. Need to reduce volume of traffic using the northern site access (Wolverhampton Road). Need to work with the natural topography of the site to ensure that the visual impact of the development is limited. Need to screen the area of proposed employment development on the southern part of site.
Developing an illustrative masterplan In preparing our plans for the redevelopment of the site we have looked at different options. All of these options are guided by the presence of the existing woodland and tree cover, and the existing pattern of buildings and roads within the site. Village green focal public open space on existing area of open space with quality mature trees Existing woodland belts retained and enhanced to increase screening and improve biodiversity Existing green framework retained and enhanced to create green infrastructure network providing network of SUDs and biodiversity corridors through and beyond the site Viability There are significant costs associated with development of the site. This is because there are a number of buildings to be demolished, some areas of contamination beneath the buildings, a number of redundant utilities / services to remove, and bat licences are required from Natural England to provide new bat roosts prior to demolition of the buildings. The initial viability work suggests that development on the site needs to be of the scale proposed for the scheme to be viable. Green infrastructure Retained sports pitches Quality of development We understand that development needs to respond to the local context. This includes: Existing site features The existing green infrastructure and road patterns along with the other site opportunities and constraints have guided the direction of the draft illustrative masterplan. The existing development areas on the site have also guided the proposals and have been used to identify potential parcels that may be suitable for development. Scale of employment Soft market testing indicates that there is no demand for large scale employment uses on this site. We are therefore proposing small scale employment on the southern part of the site to meet local employment needs. The outline application will be for up to 3,500 square metres of employment floorspace. Working with the existing pattern of development and roads on site. Ensuring the site is well integrated with the existing natural environment and mature woodland setting. Ensuring that there are links to the wider countryside and other areas of open space. Respecting valued habitats and species. Ensuring the most appropriate drainage strategy for the ground conditions and topography of the site. Site boundary The southern part of the site, close to the main access, with visibility from Park Gate Road is considered to be the most suitable location for employment uses. This also offers the opportunity to provide shared car parking for those using the playing pitches. Scale of housing The draft illustrative masterplan has been developed to maximise the opportunities for housing development whilst retaining the majority of boundary woodland planting and green infrastructure on the site. The development is focused on the parts of the site that had buildings on them. The illustrative masterplan has been designed to accommodate a range of house types, sizes and densities, with the central area being more suitable for higher density development, with lower density areas to the north and adjacent to the site boundaries. The outline application is for up to 600 new homes. Potential development parcels
The draft illustrative masterplan Informal footpaths / fitness trail Secondary access Open space areas / play areas Lower density areas with larger houses Retained and enhanced woodland Potential private drive for small number of houses Multi-use games area and open space as focal point Main bus route through site Natural traffic calming and gateway features to reduce speeds Medium density areas Higher density area incorporating smaller houses and some affordable apartments Sustainable drainage pond Retained playing fields Main site access Potential employment with small shop / cafe Key features and benefits Up to 600 new homes, including affordable homes and a range of house types and sizes. Makes the most of a previously developed site including removal of unsightly and unsafe derelict buildings. Proposed development adjacent to The Crescent Provision of land for up to 3,500 square metres of employment (including small local shop/café) in close proximity to new homes, reducing the need to travel. Improves pedestrian and cycle connectivity in the area and improves public transport access with existing bus service proposed to route through site. Retained and improved playing pitches. New play areas and multi-use games area. Community recreation and enhanced green infrastructure links. Existing woodland and high quality tree cover retained with managed public access. Views of development are very limited due to the presence of existing and enhanced woodland planting. Proposed employment development New habitat creation including sustainable drainage.
Wider benefits Wider benefits Our proposals can deliver a number of benefits for the local area: Redevelopment of an unsightly, derelict site bringing it into use after a number of years. Provision of affordable homes for the local community. Provision of land for employment with opportunity for local shop / café. Public access to woodland areas and new footpaths / trails through woodland. New multi-use games area and play areas for use by new and existing nearby residents. Financial contribution towards new primary school places. Funding to improve other local services and infrastructure including off-site highway infrastructure. Reducing the need for development in more sensitive greenfield Green Belt locations. Economic benefits through support for jobs in the construction sector and additional income from residents being spent locally.
Your views and what happens next Your Views We are keen to hear your views on our proposals for the redevelopment of the former Lea Castle Hospital site. We would be grateful if you could complete a feedback form and either: Post it in the comments box before you leave; Send it back to: Helena Deaville Amec Foster Wheeler Gables House Kenilworth Road Leamington Spa CV32 6JX or Provide comments online on the project consultation website: www.leacastleinfo.com We would like your comments by Thursday 8th December 2016 at the latest. What Happens Next? Once the project team has reviewed your comments and those of other key stakeholders, and once all of the technical supporting studies are complete, we will make any necessary amendments to the illustrative masterplan and proposals. This will ensure that all views have been taken into account prior to submission of an outline planning application. We will make a report available on the views received. It is anticipated that an outline planning application will be submitted in early 2017. Once the application has been submitted, it will be published on Wyre Forest District Council s website for all interested parties to view, and there will be a formal opportunity to comment on the application directly to the Council. Timeline Public exhibition Submission of Outline Planning Application to Wyre Forest District Council Wyre Forest District Council determines application Submission of reserved matters applications (house types, materials, landscape details) 17th November 2016 Early 2017 Spring / Summer 2017 Late 2018 Assuming outline planning permission is granted next year, the HCA will select a development partner who would submit the reserved matters / detailed applications. Start on site 2019 Thank you for taking the time to visit our exhibition.