From: DAVID WHEELER
The
Proposed Redevelopment of Selly Oak Junction, Worcester Birmingham
and Dudley No 2 Canals
To
enable this site to be developed J Sainsbury’s and Land Securities
have set up a joint development company known as Harvest. During
March Harvest submitted a planning application to develop the former
Selly Oak Junction and the land surrounding it, primarily to create a
superstore and a Life Sciences Park.
The
scheme that has been submitted to the Planning Authority, Birmingham
City Council, does not include the reinstatement, or provision of
adequate suitable
space there for, of the Dudley No 2 Canal. This, as well as being
contrary to City planning policy, will permanently block the route of
the former canal that has an active Trust working to secure its
restoration. Furthermore the proposals do little to enhance the
present unattractive rundown waterway corridor that runs through the
site and could, if left unchallenged, leave only section of the
Worcester and Birmingham Canal a scar on what is perhaps the most
attractive canal leading into the City as unwelcoming backwater.
Because,
being the Country’s largest local authority, decisions made by
Birmingham are often seen as setting precedents for other local
authorities to follow the decisions in regards to the proposal, if
they are not the right ones, could have a negative affect future
development led waterway restoration and waterside regeneration.
rch.aspx
clicking
on Planning Application Number Search and
keying
in reference
2013/02178/PA,
pointing
out that
the
application is flawed because it
does
not meet many of the criteria identified in the Selly Oak Local
Action Plan (LAP) adopted in July 2001 as requirements for the
regeneration of the Selly Oak area of Birmingham as follows:
The
LAP states
“Any
new development in this area should also assist with the future
reinstatement of the former Dudley No 2 (Lapal) Canal. New
development should also be designed so that it is well related to
the existing Worcester & Birmingham Canal and the reinstated
Dudley No 2 Canal
The
proposal clearly does
not meet that since
the ‘protected line’ of the Lapal Canal is proposed to be a green
walkway.
“British
Waterways and the City Council are now committed to working together
to ensure the continued renaissance of the canal network as an
integral part of the City’s economic, social and environmental
well-being.” The LAP also states that Selly Oak is noted to be a
stage 1 priority area for this
The
proposal clearly goes against
that commitment since
the un-restored Lapal Canal is not
planned to be an
integral part the ‘canal network’ and the canal side proposals
for the Worcester Birmingham Canal corridor include a linear high
rise student apartment block that blocks out much light will make the
area unwelcoming.
referring
to the former PPG13 it includes the statement:that
development proposals should not adversely affect inland waterways”
Clearly,
the submitted proposal does
adversely
affect inland waterways since it does not allow for an inland
waterway to be restored and adversely affect the setting of the
Worcester and Birmingham Canal
With
reference to the Lapal Canal it states that;
Meanwhile, development should restore the section between the
Worcester and Birmingham Canal and Selly Oak Park, and the option of
restoring the remainder of the canal kept open and Birmingham Canal
and Selly Oak Park, and the option of restoring the remainder of the
canal kept open
Clearly
the proposal does
not
allow for the restoration of the Lapal Canal
Additional
Points
The
former PPG13 (now absorbed into the National Planning Policy
Framework) also states:“local
authorities should identify, and where appropriate protect, disused
waterways (by allocating land in development plans and ensuring
sites and routes are not severed by new development or transport
infrastructure), where there is a reasonable degree of certainty of
a restoration project proceeding in whole or in part within the plan
period.”
Clearly,
the proposal does
not protect
the disused Lapal Canal
J
Sainsbury
has
declared that it operates to certain Values which include the
following and which (superficially) run counter to the proposal that
has been submitted:
(a)
For us, retailing is about more than quality products and great
service. It's also about supporting and helping the communities
where we work, and being a good neighbour. We aim for our stores to
be at the heart of the communities they serve.
(b) At
Sainsbury's, respecting the environment is about doing the right
thing. We aim to be the UK's greenest grocer, which is great for our
business but even better for the environment.
The
National
Planning
Policy Framework,
issued in March 2012 includes the following statements which are
against the proposal that has been submitted::
Proposed
development that accords with an up-to-date Local Plan should be
approved and proposed development that conflicts should be refused
unless other material considerations indicate otherwise.
(b) Plans
should conserve
heritage assets in a manner appropriate to their significance, so
that they can be enjoyed for their contribution to the quality of
life of this and future generations
The
closing date for objections is the 2nd
May 2013 and they should be addressed to Birmingham City Council,
Planning and Regeneration, PO Box 28, Birmingham , B1 1TU.
Please read the attached and make your own objections.
We will be objecting on behalf of WB&DCS but the more objections we get in the better.
David