Stafford Road Corridor Area Action Plan

to which they are capable of being brought forward bydevelopers.An additional source of housing capacity in the areacould be provided by developing on limited areas ofopen spaces in the area to help boost housing capacitybut also where there are wider social and environmentalbenefits in doing so. Two options have been looked at inrespect of this, and we feel that the only option thatshould currently be considered is for a limited amount ofdevelopment on Fowlers Playing Fields. The discountedoption related to Bee Lane Playing Fields. Further detailsare provided below and the comments received on thisOptions Report will inform the decision on whetherFowlers Playing Fields should be subject to somedevelopment.Bee Lane Playing FieldsDeveloping on Bee Lane Playing Fields offered thepotential to provide approximately 150 homes and couldhelp secure further investment in the area. However ithas been discounted as an option as it would involve theloss of approximately 6.1ha of open space (includingrecreational open space and two football pitches (thesmaller junior pitch was outside of the development site),areas of Millennium Forest and two community facilities(a scout hut and air training corps building). In addition,comments received during the Issues Paper consultationsuggested that Bee Lane Playing Fields should beprotected from development and the Historic LandscapeCharacterisation work identified it as an Anchor Site (SeePolicy Area 6). The Sustainability Appraisal also did notsupport this option. On balance it was felt that, whilst itwould provide additional homes in the area, thecommunity would be significantly disadvantaged weredevelopment to go ahead.Fowlers Playing FieldsFowlers Playing Fields is a District Park and has animportant role in the local area. As well as sportspitches, there are also areas of Millennium Forest andpart of a Site of Local Importance for NatureConservation (updated survey results are due this year)on site. The Historic Landscape Characterisation workidentified it as an Anchor Site and the Conservation AreaAppraisal of the 21 Locks area has identified anextension to the Conservation Area which covers part ofthe parkland (see Policy Area 6 for further details).Development on Fowlers Playing Fields could provideinvestment in the open space, which would supportcomments received during the Issues Paperconsultation. Without such development it may bedifficult to resolve some of the issues on site such as alack of natural surveillance. We feel that Fowlers PlayingFields could accommodate approximately 45 homeswithout affecting the integrity of the open space andheritage and natural assets, although this scale ofdevelopment would lead to the loss of approximately1.2ha of open space. Such a proposal would helpdeliver wider investment in the area, potentiallybenefitting Park Village (see Policy Area 5), as well ashelping increase the use of the site, which, for an openspace of its size, is currently underused.A large part of Fowlers Playing Fields is covered by aCovenant meaning that approval and consent of theCharity Commission would also be needed as the firststage in the legal process to developing the site. If suchconsent is forthcoming, and if the AAP proposeddevelopment on Fowlers Playing Fields, proposals wouldneed to:• Secure developer financial contributions in FowlersPlaying Fields as compensation for any loss (includingthe SLINC on site if affected by the proposal).• Bring benefits to the security of the parkland bylocating new housing which overlooks the site,• Ensure the retention and enhancement of a linkedand accessible network of open space in the area(such as the links to Park Lane, Springfield Brewery(via the redundant railway line beneath CannockRoad) and potentially provide a route through theopen space for cyclists as an alternative to the canaltowpath),• Adopt a design approach and investment whichwould protect and enhance the heritage assets, andtheir settings, having clear regard to the proposedConservation Area extension (subject to the locationof the development site(s))• Bring additional investment in affordable housing andother Environmental Infrastructure.At this stage views are sought on the principle ofdevelopment so the Council can pursue what optionsare available, and seek appropriate consents. Forexample, a number of small sites could be developed, orone larger site provided any playing fields / recreationalopen space can be appropriately replaced within theFowlers Playing Fields area. At the same time, thehistoric and natural value of the area, particularly interms of the proposed Conservation Area extension andthe SLINC, will have a strong influence on the location,scale and level of development which will be acceptablein this location.22Options Report for the Development of the Stafford Road Corridor