Wolverhampton Canalside Quarter

Implementation Plan

Wolverhampton Canalside Quarter

December 2000

TAYLOR YOUNG

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December 2000

Contents Page

1.0 Introduction 1

2.0 Background 3

3.0 Vision for the Quarter 7

4.0 Proposals 10

5.0 Implementation 19

6.0 Delivery Mechanisms and Funding 33

7.0 Sustainability 39

Appendices (bound separately) Appendix A: Baseline Information Report and Emerging Options Summary

Appendix B: Infrastructure and Environment Projects

Appendix C: Development Opportunities

Appendix D: Sustainability Audit

List of Plans after page

Sub-area Plan 8

Overall Masterplan 10

Highway Improvements 12

Pedestrian/Cyclist Realm 13

and Public Spaces

Canal Corridor 16

Conservation Area and Listed Buildings 18

Development Opportunities 18


December 2000

APPENDICES


December 2000

Appendix A: Baseline Report

Submitted separately


December 2000

Appendix B:

Project Costing Schedule Project Control Forms


December 2000

Appendix C:

Draft Development Sites Schedule


December 2000

Appendix D:

Sustainability Audit, Present and Future

4.0 Proposals 4.1 This section of the report describes and explains key features of the overall

Implementation Masterplan, linking the Vision with the Implementation Programme

and the priorities for action.

Land Use 4.2 The pattern of land use envisaged is shown on Plan (x) and represents a long-term

prospect for the Canalside Quarter as a whole. These proposals set out a significant

change of direction in land use terms from the area’s predominantly industrial past,

introducing a new mix of residential, leisure and commercial activities in the area as a

whole. However this does not imply a mix of uses within all development

opportunities throughout the area – the various Character Areas have different mixes

of proposals and we have identified the potential principal land uses whilst welcoming

ancillary supporting uses appropriate to their particular situation.

4.3 In broad terms the proposed mix of uses is as follows:

4.3.1 Northern Area:

• commercial main road frontage uses fronting Stafford Street / Ring Road

• residential led redevelopment of Carvers’ site with ancillary commercial / leisure uses

4.3.2 Eastern Area:

• residential-led mixed-use redevelopment and refurbishment of Springfield Brewery and

adjoining land

• a mix of business / industry / leisure immediately north of Wednesfield Road

• a new leisure pool and associated leisure uses on the former Low Level Station site,

• OR a mix of small scale commercial / leisure proposals

(note, further discussion is needed to determine the choice of direction on this site)

• an opportunity to consolidate Royal Mail transport operations south of Sun Street

4.3.3 Southern Area:

• a new mix of residential, business, leisure and commercial uses alongside the canal

between Corn Hill and Union Mill Street

• business frontage to Horseley Fields

• small scale industry / workspace, at Limekiln Wharf and Minerva Wharf and alongside the

canal east of Albion Mill, including canal-related uses

4.3.4 Station Area

• a range of commercial, leisure and retail uses focussing on a new Station forecourt and

the canal

4.4 In devising this mix of uses the following have also been considered and rejected:

Major food / non-food retail. - This would be contrary to the wider town centre and

retail policy of the Council, and whilst it would bring significant investment to specific

locations there are alternative opportunities in and adjoining the town centre which

better meet the relevant policy criteria.

4.5 Large-scale heritage led leisure proposal. – Whilst aspirations have been expressed

for such a scheme, no market has been identified and the capital and revenue

implications for public funding support would be excessive. The prospect of a

scheme cross-funded from a high value retail development faces the policy problems

noted above.

4.6 Large-scale commercial leisure – The recent experience of market failure for a major

commercial leisure proposal on the Low Level Station site indicates that such a

scheme would not currently be achievable.

4.7 Quite clearly the Council will need to look flexibly at viable development proposals

where these come forward. Uses such as factory outlet shopping do not readily fit

traditional concepts of retail development and such use may run contrary to the

interpretation of policy to date. Indeed there will need to be a full and thorough

assessment of these ideas before the Council can commit to accept such use. The

additional regeneration benefits that may arise will be a factor in their positive

consideration.

Movement and Linkages

4.8 Canalside Quarter currently suffers from much that is negative in terms of

transportation and movement, despite its location alongside the town centre, Ring

Road and radial routes and the presence of the station. These key components of

the town’s transportation infrastructure sever the area and take people through and

past it rather than contributing to its life and regeneration. Nonetheless they provide

the potential for significant improvement. The proposals address these problems with

a comprehensive approach and programme of action.

Eastern Area

Implementation Approach 5.18 The Eastern Area requires early commitment to a comprehensive regeneration

framework for phased implementation of its two principal development opportunities,

Low Level Station and Springfield Brewery. There is a clear need to enhance market

perception particularly in relation to Springfield Brewery, and to radically improve

linkages within and into the area.

5.19 Therefore whilst there are two priorities for development opportunities, there will need

to be catalytic action on linkages and environment to assist these in coming forward.

5.20 A private sector residential – led mixed-use programme for Springfield Brewery needs

the confidence of comprehensive access and environmental improvements and land-

use restructuring between the Brewery and Wednesfield Road. This entails

relocation of the Council Depot, realignment of Culwell Street from an improved

junction with Wednesfield Road, and relocation of the cash and carry warehouse site

to permit residential / business redevelopment. New leisure / business opportunities

will also emerge close to Wednesfield Road and as part of Springfield Brewery

through this initiative.

5.21 Enhanced pedestrian linkages with the canal, the adjoining Springfield area and the

town centre via Lock Street are essential. Whilst the former two can emerge in due

course from development proposals, the link to Lock Street is an essential

prerequisite to promote development, and may require firm action to secure the

necessary alignment.

5.22 The future use of Low Level Station site remains undetermined. Options have been

identified. Its redevelopment will depend on a firm commitment from all parties to

whatever direction is pursued. Central to whatever option is followed is the need to

enhance the links to the town centre via the station underpass, Wednesfield Road,

and Corn Hill, and to secure sensitive refurbishment and re-use of the historic

buildings. The range of implementation actions will then depend on the direction

chosen. However it is clear that whilst linkages to the High Level Station will be very

important for this development they will not of themselves secure the regeneration of

this site.

Development Opportunities

5.29 The principal development opportunities are:

• Low Level Station site – currently two broad options

• Springfield Brewery and adjoining lands – residential led mixed-use refurbishment

and redevelopment ( with some leisure / business elements)

• Springfield Cash and Carry site – residential / business redevelopment

• Railway cutting north of Wednesfield Road – reclamation for leisure / commercial /

business development

• Council Depot site – clearance and redevelopment for leisure / commercial business

development

5.30 In phasing terms successful redevelopment of the railway cutting and council depot

sites would complement the infrastructure works in promoting the major

redevelopment and refurbishment of the Springfield Brewery.

5.31 Redevelopment of land to the east of Cambridge Street currently occupied by a

building contractor and petrol filling station would provide an opportunity for

comprehensive new housing development to link the Brewery site with the adjoining

residential area. This would need business relocations and would be a later phase of

the regeneration programme, linked with enhancement of public space on Cambridge

Street.

5.32 Independent of the above an opportunity exists south of Sun Street to consolidate

Royal Mail vehicle operations in conjunction with regeneration initiatives in the

Southern area off Horseley Fields.

Northern Area

Implementation Approach

5.33 This Character Area does not require the early direct intervention needed elsewhere

in the Quarter, but useful benefits can ensue from selective action in the medium term

and a commitment to fundamental change in the longer term. The approach to

regeneration seeks to deliver higher quality frontage commercial redevelopment on

the Stafford Street and Ring Road frontages, an opportunity for improved public

transport links to the town centre from the north and enhanced pedestrian / cycle

linkages to the Springfield area.

3 Vision for Eastside Quarter

The Vision The indicative Masterplan presents the framework of a vision for the Eastside Quarter designed to promote the comprehensive economic and physical regeneration of this important area. The regeneration of Eastside Quarter can provide an enhanced strategic function for this sector of the town and can heal the severance between the town centre and the adjoining communities to the east. The overall vision is of an area with: • A new economic role in relation to the town centre embracing business, residential and

leisure activity in a series of linked but distinct character areas • A wider range of land uses and attractive development opportunities • An attractive canal and canalside environment as an integral part of the economy and life

of the town • An enhanced strategic role for the Station • Sensitively restored historic buildings in economic use • Good quality new development • An improved public realm environment with a strong and positive sense of place and

identity • Improved linkages both into and through the area especially for cyclists and pedestrians • Opportunities for future change and improvement This vision is the basis for the range of projects and priorities that form the Implementation Programme that complements the Masterplan. It is a vision of what might be achieved in the long term, recognising that not all its elements will be delivered at the outset, but that there needs to be a strong commitment to the overall direction from the outset.

Structure of the Quarter An understanding of the structure of the area is fundamental to securing its regeneration. The Canalside Quarter is not a homogenous area of uniform character. Whilst there are significant problems, issues and opportunities to be addressed across the area as a whole and in relation to the wider town centre, it is also necessary and helpful to highlight its different character areas as a basis for the practical regeneration proposals which are set out in this report. The Canalside Quarter can be subdivided into four principal Character Areas, each with a unique identity. These provide areas of manageable scale and complexity, substantially defined by the strong physical barriers that are a feature within the Quarter. The four Character Areas, shown on plan (x) are: Northern Area Southern Area Eastern Area Station Area At present these areas are distinctly separate in their location, function and interaction. A fundamental objective of the masterplan and implementation programme is to strengthen the linkages between the areas whilst enhancing both their individual identities and the identity of

the Quarter as a whole. This will lead to redefinition of spatial relationships within the area, most notably in relation to the Station and its surroundings. In addition the canal is a linking theme running through the Quarter’s four Character Areas, with differing relationships to its surroundings along its whole length. The masterplan and implementation programme will enhance its operational, development and environmental roles as an integral part of the area’s regeneration.

Wider Relationships The future of this area is not seen solely in terms of how the Character Areas are each developed, but more broadly in terms of how the Canalside Quarter relates to the town centre as a whole and the communities to the east. To this end the vision is set within a wider framework of policies for Wolverhampton. These policies are themselves under review and it is intended that this study will inform this wider review as appropriate.

Character Area Futures The long-term futures envisaged for the four Character Areas can be summarised as follows: Northern Area: A prestigious northern gateway for the town centre with high quality commercial main road frontage developments, and a mix of residential and leisure uses creating an new relationship with the canal. Southern Area An area of mixed-use activity, combining small-scale residential, leisure and employment uses in a restored fine grained historic environment centred on the canal. Eastern Area A newly formed residential and commercial area combining large-scale redevelopment and re-use of historic buildings with a framework which links it into both the town centre and the adjoining residential community. Station Area A redesigned major integrated public transport hub with new linkages into adjoining areas and new opportunities for commercial development. These broad objectives, and the steps needed to achieve them, are described and amplified in the sections that follow.

WOLVERHAMPTON CANALSIDE QUARTER

Implementation Plan

December 2000 Document no: 1654/03 Taylor Young Urban DesignCompiled by: PS The StudioApproved by: SG 51 Brookfield RdDate: 20/12/00

Cheadle

Cheshire SK8 1DQ

Tel: 0161 428 0616

Fax: 0161 491 0972

E mail: [email protected]

Wolverhampton Canalside Quarter Section 1.0 Introduction

December 2000 1

1.0 Introduction

The Brief

1.1 In April 1999 a consultancy team of Taylor Young Urban Design, GVA Grimley, and

Mott MacDonald was appointed to prepare an Implementation Plan and Programme

for the Wolverhampton Canalside Quarter. The client team for this study comprises

Wolverhampton Metropolitan Borough Council, Advantage West Midlands, and British

Waterways.

1.2 The brief set out the requirement for a plan and programme for the Canalside Quarter

“which will encourage a wide mix of sustainable uses, particularly housing and

including leisure attractions and business, secure improvements to the environment

and appropriate infrastructure, and achieve high quality urban design architecture and

environment.” The client team wished to recognise the importance of the canal

corridor as a regeneration mechanism for Wolverhampton.

1.3 To this end key elements of the consultants’ work were identified as follows:

• To identify of those development, infrastructure and environment projects

essential to the creation of the quarter

• To prioritise, cost and provide a programme of key projects, with further

information on such areas as land assembly, constraints, and potential funding

sources

• To provide a planning and development framework to guide both the initial priority

projects and subsequent schemes

• To make recommendations as to the most appropriate form of delivery vehicle to

ensure programme implementation

The Structure of this Report

1.4 Following this introduction the report is divided into a further six sections.

• Section 2 provides background context

• Section 3 introduces a coherent Vision for the area as a whole and for its

individual Character Areas

• Section 4 describes the principal proposals in relation to the Vision and overall

masterplan.

Wolverhampton Canalside Quarter Section 1.0 Introduction

December 2000 2

• Section 5 sets out the Implementation Programme, including key priorities and

actions

• Section 6 reviews and recommends possible delivery mechanisms and funding

• Section 7 addresses issues of sustainability

• The appendices provide additional information in relation to

• the Baseline analysis (Appendix A)

• infrastructure and environment projects (Appendix B)

• development opportunities (Appendix C)

• sustainability matrix (Appendix D)

Wolverhampton Canalside Quarter Section 2.0 Background

December 2000 3

2.0 Background

The Quarter at present

2.1 The Canalside Quarter covers an area of approximately 40 hectares immediately

outside the Ring Road to the north east of the town centre. It is dominated by

transport infrastructure, the present railway line and station, a former rail station (Low

Level Station), the canal traversing its length and a number of major roads. Together

these elements represent strong physical barriers both to movement within the area

and to the development of a coherent character for the area as a whole.

2.2 It is an area of considerable potential with opportunities for a wide range of

regeneration initiatives, building on its historic industrial and transportation character

and infrastructure and its location on the edge of the town centre. However at

present it suffers badly from a spiral of economic decline, with a lack of investment,

site and building dereliction, poor environmental quality and inadequate linkages both

within and into the area. The perception of the area is poor in terms of investment,

environment, and safety.

2.3 The Canalside Quarter is characterised by diversity, and it is useful to consider it not

solely as a single area but also through its distinct sub-areas. These are shown on

Plan 1 and are addressed at various stages through the report.

2.4 The canal, running through the entire length of the quarter is a valuable asset. The

northern section is at present well maintained and pleasantly landscaped, whilst the

southern half appears somewhat run down reflecting the run-down industrial nature of

the surrounding land uses. The canal offers the potential to be developed as a green

heart to the Quarter, offering leisure and recreation opportunities and attraction for

other land uses such as residential/small business developments. The canal and

towpath, for much of its course is poorly connected to the rest of the Quarter but it

does have the potential to promote movement through the Quarter. Steps are

recommended within this report for both the improvement of existing linkages and the

creation of new linkages.

2.5 The present railway station has an important national and commuter role within the

railway network. It lacks the physical and ancillary facilities that might be expected

with a station of this significance, and is very poorly connected with the remainder of

the Quarter. The physical connection with the town centre is direct and good in parts,

but overall in qualitative terms it fails to provide a gateway setting.


December 2000 4

2.6 In the east of the area there are two substantial vacant sites with landmark buildings,

Low Level Station and Springfield Brewery. Both have significant disused listed

buildings and new development opportunities for which the challenge is to find viable

modern day uses which are compatible with the preservation of their architectural

merit.

2.7 In the southern section of the Quarter, the fine-grained Victorian industrial heritage of

the area can also be seen. Economic decline and change has led to high levels of

dereliction within the area, together with a generally poor and hostile environment

with reduced levels of economic activity.

2.8 The northern part of the area is the most successful economically, with the potential

for improvements and developments to form a prestigious northern gateway to the

town centre.

2.9 There is also a range of issues that relate to the Quarter as a whole. These have

been reviewed in preparing the background to this report and are covered the

Baseline assessment in Appendix (A) which is bound separately.

Policy Context

2.10 The Canalside Quarter cannot be considered in isolation but within the context of

wider issues within the town centre and beyond, integrating with existing national and

local policy.

2.11 At the national level the agenda is now being set by the Urban Task Force Report,

‘Towards an Urban Renaissance’ which recommends a series of best practice

guidelines for securing and sustaining regeneration, including the fields of:

• Managing land supply

• Designing the urban environment

• Managing the urban environment

• Delivery of urban regeneration

• Sustainable movement patterns

• Recycling land and buildings

• Investing in skills and innovation

2.12 Whilst these recommendations are not yet formally government policy they reflect

current trends in regeneration thinking and are of direct relevance to the Canalside

Quarter Implementation Plan.


December 2000 5

2.13 Wolverhampton Borough Council’s policies of principal relevance to the area are

found in:

• Unitary Development Plan

• Town Centre Action Plan,

• St John’s Urban Village,

• LA21 sustainability strategy

2.14 Also of importance are the emerging Local Transport Plan, the investment strategy of

Advantage West Midlands, the Regional Development Agency, and Wolverhampton

MBC’s Economic Development Plan, each of which will have considerable impact on

resource allocation.

2.15 One of the most significant components of relevant planning policies concerns the

mix of uses that will be acceptable within the Quarter, and the area’s role with the

Town Centre as a whole. Wolverhampton MBC is currently reviewing its Town

Centre Action Plan, which includes the Canalside Quarter, with particular attention

being given to retail opportunities and pressures in and around the Town Centre.

That exercise has indicated a strong commitment to meet retail pressures (both food

and non-food) on sites elsewhere in the Town Centre and not in the Canalside

Quarter.

2.16 The Union Mill Conservation Area is designated in recognition of the historic industrial

significance of the area. It is currently the subject of a Heritage Economic

Regeneration Scheme (HERS), following a successful bid for funding in 1999. This

report integrates the aims of this HERS submissions with a recognition that a

reassessment of the role and boundaries of the Conservation Area may be required

so as to maximise conservation opportunities.

2.17 St John’s Urban Village is a recently established commitment to housing led

regeneration in the southern part of the town centre within the Ring Road. Whilst this

does not have direct planning policy implications for Canalside Quarter it may impact

upon the market and resources for certain housing developments.

2.18 The Local Transport Plan replaces the previous West Midlands TPP, and further

endorses the priority shift in policy and resources towards public transport provision

and enhancement. It contains important commitments to improve public transport

corridors through this part of the town, and also to strengthen the integration of public

transport and pedestrian movements at the edge of the town centre.


December 2000 6

2.19 Wolverhampton MBC and the former English Partnerships have established the

Wolverhampton Investment Strategy which seeks to identify priorities for regeneration

investment in the Borough as a whole. This document highlights Springfield Brewery,

Steam Mill / Corn Hill and Low Level Station site as local priorities for public sector

investment. This document will in due course be superseded by strategies developed

as part of the establishment by Advantage West Midlands of the North Black Country

and south Staffordshire Regeneration Zone, which includes the Canalside Quarter

area.

Wolverhampton Canalside Quarter Section 3.0 Vision for the Quarter

December 2000 7

3.0 Vision for the Quarter

The Vision

3.1 The indicative masterplan presents the framework of a vision for the Canalside

Quarter designed to promote the comprehensive economic and physical regeneration

of this important area. The regeneration of the Canalside Quarter can provide an

enhanced strategic function for this sector of the town and can heal the severance

between the town centre and the adjoining communities to the east.

3.2 The overall vision is of an area with:

• A new economic role in relation to the town centre embracing business,

residential and leisure activity in a series of linked but distinct character areas

• A wider range of land uses and attractive development opportunities

• An attractive canal and canalside environment as a focus for development and an

integral part of the economy and life of the town

• An enhanced strategic role for the High Level Station

• Sensitively restored historic buildings in economic use

• Good quality new development

• An improved public realm environment with a strong and positive sense of place

and identity

• Improved linkages both into and through the area especially for cyclists and

pedestrians

• Opportunities for future change and improvement

3.3 This vision is the basis for the range of projects and priorities that form the

Implementation Programme that complements the masterplan. It is a vision of what

might be achieved in the long term, recognising that not all its elements will be

delivered in the short term, but that there needs to be a strong commitment to the

overall direction from the outset. It has been produced after extensive examination of

development options and market testing.

Structure of the Quarter

3.4 An understanding of the structure of the area is fundamental to securing its

regeneration.


December 2000 8

3.5 The Canalside Quarter is not a homogenous area of uniform character. Whilst there

are significant problems, issues and opportunities to be addressed across the area as

a whole and in relation to the wider town centre, it is also necessary and helpful to

highlight its different character areas as a basis for the practical regeneration

proposals which are set out in this report.

3.6 The Canalside Quarter can be subdivided into four principal Character Areas, each

with a unique identity. These provide areas of manageable scale and complexity,

substantially defined by the strong physical barriers that are a feature within the

Quarter.

The four Character Areas, shown on Plan 1 are:

Northern Area

Southern Area

Eastern Area

Station Area

3.7 At present these areas are distinctly separate in their location, function and

interaction. A fundamental objective of the masterplan and implementation

programme is to strengthen the linkages between the areas whilst enhancing both

their individual identities and the identity of the Quarter as a whole. This will lead to

redefinition of spatial relationships within the area, most notably in relation to the

Station and its surroundings.

3.8 In addition the canal is a linking theme running through the Quarter’s four Character

Areas, with differing relationships to its surroundings along its whole length. The

masterplan and implementation programme will protect and enhance its operational,

development and environmental roles as an integral part of the area’s regeneration.

The canal has an important strategic role and can act as a catalyst for redevelopment

and social change.

Wider Relationships

3.9 The future of this area is not seen solely in terms of how the Character Areas are

each developed, but more broadly in terms of how the Canalside Quarter relates to

the town centre as a whole and the communities to the east. To this end the vision is

set within a wider framework of policies for Wolverhampton. These policies are

themselves under review and it is intended that this study will inform this wider review

as appropriate.

Ring Road

Cam

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Stre

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Cannock Road

Sta

fford

Stre

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Wednesfield Road

Gre

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este

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treet

Cam

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Stre

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nock Road

Wednesfield Road

teet

0 50 100 150 200 250 metres

N

Existing Trees

Proposed Trees

Proposed Commercial/Business

Proposed leisure

Proposed parking

Proposed housing

Industry/workshop

Canal

Public open space

Existing hard-standing

Shading over colour indicates existing buildingof use colour noted in key above

Railway

Wolverhampton Canalside Quarter AreaPlan

drawn by: djb/lbdate: September 1999

Development opportunitesSub Area One

KEY:

TAYLOR YOUNG51 Brookfield Road

CheadleCheshire SK8 1DQ

t. 0161 428 0616f. 0161 491 0972

e. [email protected]

Notes:

1. Taylor Young Ltd copyright.2. All dimensions are indicative only. Do not scale this drawing.3. Reproduced from the Ordnance Survey Map with the permission ofthe Controller of Her Majesty's Stationary Office.Licence No 164 194(AR) Crown Copyright Reserved.4. Drawing illustrates indicative elevations only.

Drawing storage reference:

rev: description, name and date

Revisions:


December 2000 9

Character Area Futures

3.10 The long-term futures envisaged for the four Character Areas can be summarised as

follows:

3.11 Northern Area:

A prestigious northern gateway for the town centre with high quality commercial main

road frontage developments, and a mix of residential and leisure uses creating a new

relationship with the canal.

3.12 Southern Area

An area of mixed-use activity, combining small-scale residential, leisure and

employment uses in a restored fine grained historic environment centred on the

canal.

3.13 Eastern Area

A newly formed residential and commercial area combining large-scale

redevelopment and re-use of historic buildings with a framework which links it into

both the town centre and the adjoining residential community.

3.14 Station Area

A redesigned major integrated public transport hub with new linkages into adjoining

areas and new opportunities for commercial development.

3.15 These broad objectives, and the steps needed to achieve them, are described and

amplified in the sections that follow.

Wolverhampton Canalside Quarter Section 4.0 Proposals

December 2000 10

4.0 Proposals

4.1 This section of the report describes and explains key features of the overall

Implementation Masterplan, linking the Vision with the Implementation Programme

and the priorities for action.

Land Use

4.2 The pattern of land use envisaged is shown on Plan 2 and represents a long-term

prospect for the Canalside Quarter as a whole. These proposals set out a significant

change of direction in land use terms from the area’s predominantly industrial past,

introducing a new mix of residential, leisure and commercial activities in the area as a

whole. However this does not imply a mix of uses within all development

opportunities throughout the area – the various Character Areas have different mixes

of proposals and we have identified the potential principal land uses whilst welcoming

ancillary supporting uses appropriate to their particular situation.

4.3 In broad terms the proposed mix of uses is as follows:

4.3.1 Northern Area:

• commercial main road frontage uses fronting Stafford Street / Ring Road

• residential led redevelopment of Carvers’ site with ancillary commercial / leisure

uses if the business ceased to function or sought relocation at some point in the

future

4.3.2 Eastern Area:

• residential-led mixed-use redevelopment and refurbishment of Springfield

Brewery and adjoining land

• a mix of business / industry / leisure immediately north of Wednesfield Road

• commercial leisure proposals which may include a new leisure pool and

associated leisure uses on the former Low Level Station site

• an opportunity to develop unused land off Sun Street, owned by Royal Mail for

industry / workshop uses.

4.3.3 Southern Area:

• a new mix of residential, business, leisure and commercial uses alongside the

canal between Corn Hill and Union Mill Street

• business frontage to Horseley Fields

N

Ring Road

Rin

gR

oad

Corn

Hill

Horseley Fields

Albion Street

Cam

brid

ge

Stre

et

Cannock Road

Sta

fford

Stre

et

Wednesfield Road

Sun

Stre

et

Railway Drive

Broad Street

Gre

atW

este

rnS

treet

Existing landscaping/trees

Proposed landscaping/trees

Proposed Commercial/Business

Proposed leisure

Proposed parking

Proposed housing

Industry/workshop

Canal

Public open space

Existing service areas

Retail

Station

Shading over colour indicates existing buildingof use colour noted in key above

Railway

Wolverhampton Canalside QuarterArea Plan

drawn by: djb/lb scale: 1:2500@A1 date: December 2000

Overall Masterplan

KEY:

PLAN 2

0 250 500 metres



t. 0161 428 0616f. 0161 491 0972

Notes:

1. Taylor Young Ltd copyright.2. All dimensions are indicative only. Do not scale this drawing.3. Reproduced from the Ordnance Survey Map with the permission of theController of Her Majesty's Stationary Office.Licence No 164 194(AR) Crown Copyright Reserved.4. Drawing illustrates indicative elevations only.

Drawing storage reference: M/Jobs/1654/Draw/032

Revisions:


December 2000 11

• small scale industry / workspace, at Limekiln Wharf and Minerva Wharf and

alongside the canal east of Albion Mill, including canal-related uses

4.3.4 Station Area

• a range of commercial, leisure and retail uses focussing on a new Station

forecourt and the canal

4.4 In devising this mix of uses the following have also been considered and rejected:

Major food / non-food retail. - This would be contrary to the wider town centre and

retail policy of the Council, and whilst it would bring significant investment to specific

locations there are alternative opportunities in and adjoining the town centre which

better meet the relevant policy criteria.

4.5 Large-scale heritage led leisure proposal. – Whilst aspirations have been expressed

for such a scheme, no market has been identified and the capital and revenue

implications for public funding support would be excessive. The prospect of a

scheme cross-funded from a high value retail development faces the policy problems

noted above.

4.6 Quite clearly the Council will need to look flexibly at viable development proposals

where these come forward, particularly where a mix of uses is involved. The

additional regeneration benefits that may arise through mixed use proposals will be a

factor in their appraisal, alongside existing planning policy considerations.

Movement and Linkages

4.7 The Canalside Quarter currently suffers from much that is negative in terms of

transportation and movement, despite its location alongside the town centre, Ring

Road and radial routes and the presence of the station. These key components of

the town’s transportation infrastructure sever the area and take people through and

past it rather than contributing to its life and regeneration. Nonetheless they provide

the potential for significant improvement. The proposals address these problems with

a comprehensive approach and programme of action.

Existing Highway Improvement Lines

4.8 The major road improvement lines on Great Western Street and Horseley Fields

should be formally abandoned. Their implementation is no longer supported by


December 2000 12

transportation policy, funding for implementation will not be forthcoming and they act

as blight on the regeneration of the Canalside Quarter.

4.9 The improvement line on Wednesfield Road should be retained and reviewed, as

improvements to highway and footways along this length would benefit both the

Canalside Quarter and wider public transportation objectives. This is dealt with in

further detail below.

Proposed Highway Improvements

4.10 A range of selective highway improvements is proposed which are necessary for the

redevelopment of the area and the improvement of conditions for both new and

retained activities. Certain of these improvements will also contribute directly towards

wider public transport objectives in the town as a whole. Plan 3 identifies a set of

proposals:

• Wednesfield Road / Culwell Street junction redesign and widening with bus lane

• Replacement of Wednesfield Road bridge over former railway line with a lowered

widened road and retaining walls

• Realignment of Culwell Street to serve Springfield Brewery

• New access to industrial units off Culwell Street

• Minor realignment of Cambridge Street / Cannock Road junction on the petrol

filling station side

• New access to Great Western Street via redesigned Stafford Street / Cannock

Road junction to serve new development

• Traffic restrictions in Great Western Street to restrict through traffic to buses only

• New vehicular access to High Level Station and car park from Corn Hill

• Redesign of Railway Drive approach to station to provide enhanced pedestrian

and public transport linkage

• Union Mill Street converted to two way access

• Albion Street subject to traffic calming to restrict through access

• Corn Hill and Albion Street subject to environmental enhancements

• New access from Horseley Fields

These improvements are detailed further in the project schedules in appendix (B).

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December 2000 13

Pedestrian and Cycle Routes 4.11 The poor quality of pedestrian and cycle linkages in general is a key feature of the

Canalside Quarter. Not only are key links missing, but many existing routes are

wholly inadequate in terms of safety, environmental quality and convenience.

Overcoming these problems is a key prerequisite for successful redevelopment.

4.12 The canal towpath forms part of the Sustrans Millennium Cycle Network. Progress

has already been made with the improvement of the canal towpath to the north and

(to a lesser degree) to the south-east. However a more comprehensive approach is

needed to establish an attractive, safe and legible network of pedestrian and cycle

routes with public spaces throughout the Quarter and linking into the town centre.

This is required to open up areas for development, improve linkages between sub-

areas and provide user-friendly routes for adjoining communities.

4.13 Plan 4 identifies a set of proposals:

• Further enhancement of the canal towpath including lighting

• New linkages from the station to Corn Hill

• New access to the canal from Corn Hill

• New access to Wyrley & Essington canal from Qualcast Road bridge

• New access to the canal in the vicinity of the station

• Enhancement of the station underpass and colonnades

• A new link across the canal from Union Mill Street and north to Sun Street

• Upgrading of the footpath from Broad Street junction via Lock Street to

Springfield area

• New links from Cambridge Street to existing Springfield housing area and to

canal

• New opportunities for enhanced links to the town centre

• A network of public spaces formed through enhancement of existing spaces and

design of new ones as part of the redevelopment of the area

These new and improved linkages are detailed further in the project schedules.

Public Transport

4.14 In strategic terms Wolverhampton is a key station on the West Coast Main Line. At

the local level, public transport currently passes through the Canalside Quarter en-

route from the town centre to surrounding communities along key transportation

corridors, which are highlighted in the emerging Local Transport Plan. However, with

NN

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Improved public open space



Pedestrian/Cyclist Realmand Public Spaces

KEY:

PLAN 4

Improved footpath

Enhancement of stationunderpass / colonnades

New footbridgeover canal

New access to Canal

New access to Canal

New links fromStation to Corn Hill

Enhancement andlighting of canal towpath

Enhanced links totown centre

Improved pedestrian links

Improved pedestrian link

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December 2000 14

the exception of the station, low levels of activity within the area in recent years have

generated relatively little demand for public transport in the area per-se and there has

been little provision specifically to serve the Quarter.

4.15 The public transport proposals are therefore designed to fulfil both strategic and local

functions in two principal ways

• To promote and facilitate the wider public transportation objectives of the town,

• To enhance the public transport provision for the Canalside Quarter itself.

4.16 The future of the Station is a key strategic issue for Wolverhampton. The proposals

set out the potential to review the whole relationship of the station with its

surroundings, overcome its isolation and enhance its quality. This could include:

• A new vehicular access from Corn Hill including revised access to the multi-

storey car park and a new passenger drop-off area

• Redesign of station forecourt to introduce a local bus facility, possible metro

terminus, improved pedestrian environment, and commercial development

opportunities

• Review of multi-storey car park linked with comprehensive redesign of station, its

forecourt and access

• An improved entrance from the Low Level Station side.

4.17 Enhancement of bus routes is already in hand with the Bus Showcase schemes for

Wednesfield Road and Cannock Road corridors. Proposals in the Canalside Quarter

will complement these. The Implementation Plan envisages:

• Implementation of Culwell Street junction improvement to provide a bus priority

lane in conjunction with replacement of the bridge over the former railway line

with a widened road on an embankment.

• Provision for new bus route link from Cannock Road via Great Western Street to

town centre.

• Opportunities for local circular routes.

• Opportunities for improved bus stops etc on all main corridors.

4.18 In the longer term if the need for further improved public transport provision remains

in the Wednesfield Road corridor this will add to the case for widening of the bridge

under the main line railway. At present it is a traffic bottleneck necessitating the

severance of the cycle lane and providing very poor pedestrian environment.

Retaining the existing highway improvement line on this section of Wednesfield Road

would reserve an alignment for this as well for enhancement of other modes of travel.


December 2000 15

Environment

4.19 The theme of comprehensive environmental enhancement runs through the whole

range of masterplan proposals. It is central to the regeneration of the Canalside

Quarter and should be seen as a key dimension of all projects.

4.20 The underlying aim is to create and maintain an environment that supports and

encourages investment, activity and enjoyment of the Canalside Quarter. This will

require:

• an initial impetus for change

• overcoming environmental impediments to development

• high standards of development and restoration for both public and private spaces

and buildings

• a commitment to maintaining high standards of environmental maintenance

4.21 The implementation programme will include specific environmental improvement

projects, particularly as part of early initiatives in the public realm, to change the

image and perception of the area. However, in the longer term impacts will come

through the restoration of quality buildings and through new developments.

4.22 Recognising the nature of the area’s industrial past, there will be specific

requirements for demolition and clearance of buildings, land reclamation and

remediation, and preparation of sites for new development.

4.23 The proposals identify a wide range of opportunities for environmental reclamation

and enhancement, including:

• Site reclamation

• Minor highway schemes

• Improved footpath / cycle routes, railway underpasses and canal towpaths

• A network of public spaces

• Restoration of key historic buildings

• New build development opportunities

• Canal restoration including water quality

• Public art


December 2000 16

The Canal Corridor

4.24 As a linking theme running through the area the canal provides an important context

for regeneration (Plan 5). It is central to the objectives for the Quarter as a whole,

providing a unique dimension which the area can capture as an asset, but its

relationships vary in different parts of the area, and this will influence the nature of its

relevance to particular projects.

4.25 A central objective is to increase the use of both the canal and its towpath. For those

coming by boat this requires new secure moorings and attractions for visiting this

section of the waterways, identifiable reasons for visitors to stop in Wolverhampton,

and enhanced perceptions of security and safety as well as environmental

improvements. For local users of the towpath this also calls for significantly improved

access, and linkages to the surrounding areas.

4.26 Existing business has tended to turn its back on the canal. A fundamental re-

orientation is needed and is promoted through the masterplan. Similarly the access

opportunities south of Broad Street Basin are totally inadequate for current

requirements, and measures to address this will bring benefits for the redevelopment

of the area itself.

4.27 The Canal Corridor is a designated wildlife corridor in the Black Country Nature

Conservation Strategy, and provides an important ecological dimension to this heavily

urbanised area. In recognition of this significance an initial Environmental Appraisal

was carried out in May 2000by British Waterways Environmental and Scientific

Services, in the form of an ecological assessment. This demonstrates that the canal

has areas of ecological value which should be retained and where possible enhanced

through regeneration projects. It concludes that the canal provides “an important

green wildlife corridor through Wolverhampton”. Any proposals “should ensure the

existing ecological value of the canal corridor, and its potential for ecological

enhancement, is recognised and that any decrease in that value is avoided”. Copies

of the Appraisal are available from British Waterways.

4.28 The masterplan recognises that the canal corridor has been significantly improved

north of the Town Centre, both environmentally and in terms of its amenity for use by

boats, pedestrians and cyclists. Nonetheless there are significant opportunities to

improve the corridor through new relationships between adjoining developments and

the canal itself. Key development opportunities must address the canal, for example

in the event of redevelopment of the Carvers’ site at some point in the future, and

land adjacent to Springfield Brewery. In this respect developers of sites adjacent to

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51 Brookfield RoadCheadle

Cheshire SK8 1DQ

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1. Taylor Young Ltd copyright.2. All dimensions are indicative only. Do not scale this drawing.3. Reproduced from the Ordnance Survey Map with the permController of Her Majesty's Stationary Office.Licence No 164 194(AR) Crown Copyright Reserved.4. Drawing illustrates indicative elevations only.

Drawing storage reference: M/Jobs/1654/canalcorridor

Revisions:

TAYLOR YOUNG

0 250 500 metres

Wolverhampton Canalside QArea Plan

drawn by: djb/lb scale:nts date: Decembe

Canal Corridor

New canalside spaces

Housing overlooking canal

Bridge refurbishment

Redesign of landscaping

New pedestrian link to Station

New commercial or leisure use

Bridge facelift

Housing addressingcanal

Restored Albion Mill

Long term redevelopmentof Crane Foundry

Open spacealongside canal

Pub / restaurantwith terrace

Frontagefacelifted

Landscaped newfootpath and cycle link

Business / industry withnew canal frontage

Newfrontage

New pedestrianaccess

New businessuse

Restored Basins

CanalBasin

New Footbridge

Bridge andwalls facelift


December 2000 17

the Canal must liaise with British Waterways when preparing detailed schemes for

these sites.

4.29 To the south and east however, whilst some improvements to the towpath have

already been made, the canal and its surroundings require comprehensive upgrading.

Proposals therefore include:

• Water quality improvements

• New access points and bridge

• Improvements to retained buildings alongside the canal

• Ecological enhancements

• Housing and business units relating to the canal

• Leisure use alongside the canal

• Opening up or enhancing the tunnel

• Opportunities for canal-related businesses

• Improved visibility

• Public Art

4.30 In seeking to achieve these, however it is vital that the intrinsic characteristics of the

canalside environment are retained and enhanced, including some notable buildings,

the sense of enclosure and the strongly urban feel of the corridor between Corn Hill

and Minerva Wharf. In contrast, the Wyrley and Essington Branch has a wholly

different atmosphere, its surroundings are greener and more open and provide an

opportunity for a more natural ecological theme.

4.31 It is important that the canal is seen as having an economic role and not just as an

environmental feature. Within the Canalside Quarter there are already several small

businesses, including boatbuilding and a chandlery which have direct links with the

canal. These should be encouraged and further opportunities sought, particularly in

the southern Character Area. Elsewhere there are various opportunities for new

developments to benefit in both economic and operational terms through uses and

designs that explicitly recognise their canalside location.

Building Refurbishments

4.32 The Canalside Quarter contains important historic buildings and structures that reflect

the town’s economic and social background. Many of these have suffered in recent

years through economic and physical decline. Nonetheless, together with the

character and identity of the area as a whole they remain a key asset and should be

an integral part of the regeneration of the Canalside Quarter.


December 2000 18

4.33 The potential has been demonstrated through the refurbishment of the Great Western

Public House and the buildings that form the Canal Club and Waterways Depot.

4.34 The masterplan proposes retention and refurbishment of significant historic buildings

within the overall framework of enhancing each of the Character Areas. In most

cases these buildings do not stand alone but are in groups or at key locations with the

potential to be landmarks around which sensitive new development will be required.

They provide specific investment and after-use opportunities which may be best

approached through mixed-use development / refurbishment packages.

4.35 The principal refurbishment opportunities are identified on Plan 6

• Parts of Springfield Brewery

• Low Level Station buildings

• Steam Mill and annexe

• Albion Mill

• Group of buildings between Union Mill Street and the canal

• GTRM railway depot building

• Edward Vaughan Stampings building

• Minerva Wharf group

4.36 The high level station also provides a particular opportunity for a combination of

redevelopment and refurbishment which is dealt with separately elsewhere in this

report.


1. 4.37 Plan 7 identifies the full range of development opportunities which might arise

in the Canalside Quarter. This shows the considerable extent of the possibilities for

both new build and refurbishment across the area within the framework of the

Implementation Plan as a whole. The plan should be read in conjunction with

Appendix (C) which provides a schedule of each principal development opportunity.

Priorities for these development opportunities are addressed in Section 5 below.

Infrastructure and Environmental Projects

4.38 Appendix (B) draws together the principal environmental and infrastructure projects

into a schedule with project forms for each project. Section 5 below identifies the key

priorities for physical projects within each Character Area.

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drawing number: rev:1654.038

Conservation Areas andListed Buildings

Union Mill Conservation Area

Canal Locks Conservation Area

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Former Low Level Station

Great Western Public House

The Old Steam Mill

Albion Mill

Cheese and Butter Warehouse

Pedestrian Arcade and RetainingWall

Mill Street Railway and Goods Depot

Lock Street Railway Bridge andRetaining Wall

Canal Footbridge, Entrance to BroadStreet Basin

Littles Lane Bridge

Wednesfield Road Bridge

Railway Retaining Wall

16A Union Mill Street

Broad Street Warehouse

Canal Locks and Top Lock Cottages

Listed Buildings

Conservation Areas

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N1

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S1

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S7

Kwik Fit and Car Parks

Stafford Street Frontages South

Stafford Street Frontages North

Carvers Site

Corn Hill Frontage Site

Steam Mill Annexe

Corn Hill Canal Frontage Site

Mill Street Railway and Goods Depot

Royal Mail Building

Ex Hills Foundry and Horseley Fields Frontage Site

Albion Mill

Union Mill and Adjacent Land

Crane Foundry

Horseley Fields

Limekiln Wharf

Minerva Wharf

Business Units off Cambridge Street

Springfield Brewery and Adjoining Land

Springfield Cash and Carry (part)

WMBC Culwell Street Depot (part)

Ex Railway Land

Low Level Station

Royal Mail Site, Sun Street

High Level Station

PLAN 7

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Wolverhampton Canalside Quarter Section 5.0 Implementation

December 2000 19

5.0 Implementation

Approach

5.1 The masterplan proposals provide a framework and guide for the long-term

regeneration for the Canalside Quarter. The following sections introduce an

implementation strategy and programme for each Character Area, with priorities and

phasing for the range of initiatives identified.

5.2 We have identified three guiding principles for the approach to the physical and

economic regeneration of this area:

• Recognise and build upon the four character areas within Canalside Quarter

• Enhance the linkages between the character areas including the canal

• Integrate the Quarter more closely with the rest of the town

5.3 These principles build on the Quarter’s strengths and bring forward programmes and

projects addressing issues relevant to the area as a whole, but also address issues

pertinent to the scale and circumstances of different parts of the area.

5.4 There is a fundamental requirement to transform the market perception of this area

and address key environmental and infrastructure problems that are an impediment

to confidence and investment. This is a prerequisite to securing private sector

investment, which will support and deliver the ongoing regeneration of the area, and

needs to be demonstrated through an up-front partnership commitment to instigate

catalytic action at the outset. The alternative for the Canalside Quarter would be

either no investment at all or piecemeal low levels of investment in self contained

schemes that would do nothing to break the spiral of decline in the area.

5.5 Regeneration can be pursued on several fronts to secure significant and positive

progress. Together with action to address both internal and external linkages, actions

can be taken in each of the Character Areas according to their particular

requirements. However, there are a number of key regeneration focus areas and

issues that should be addressed as priorities from the outset, these are:

• Enhancement of key linkages and Canal

• High Level Station and Corn Hill area

• Low Level Station to Springfield Brewery


December 2000 20

It is recognised that resources, both in financial and human resource terms, will be

limited. These priorities should therefore guide the principal regeneration efforts of

the partner organisations and provide the framework for channelling public sector

investment. At the same time there may be individual opportunities arising elsewhere

which can be pursued if appropriate.

5.6 Wolverhampton Council’s first priority is to seek the redevelopment of derelict or

underused sites / buildings in the Canalside Quarter. It recognises that there are

some long established businesses and activities in the Canalside Quarter and would

support their continued operation. Should however businesses themselves cease to

function or seek to relocate or engage in a comprehensive development proposal that

comes forward, it would wish to work closely with the landowners and developers to

bring about the proper development of the land.

5.7 Subject to the necessary financial resources the Council does have power to make

Compulsory Purchase Orders in respect of property but prefers to negotiate with

landowners where possible.

5.8 The following sections review each Character Area in terms of,

• Implementation Approach

• Implementation Priorities

• Land Acquisition and Preparation

• Infrastructure and Environment Projects

• Development Opportunities (Plan 7)

The report then highlights the short term Specific Delivery Actions required to pursue

the key priorities identified in para.5.5 above.

Southern Area


5.9 The focus of regeneration should begin in the Corn Hill area. At the outset it requires

an integrated programme of infrastructure and environmental works designed to

support existing initiatives such as the Steam Mill refurbishment and to generate

confidence for further private sector schemes. This should be linked with selective

land assembly and reclamation to create sites for new land uses including residential,

leisure, and small-scale businesses.


December 2000 21

5.10 Key early development / refurbishment opportunities include land and buildings on

Corn Hill, the former John Hills Foundry site, Albion Mill and the complex of older

canalside buildings in Union Mill Street. Enhanced linkages to the Station, town

centre, and the canal, will be essential from the outset, as will be a co-ordinated

package of improvements for the canal itself to create a new focus for development

and movement.

5.11 Further progress east of Union Mill Street will be longer term. Land assembly

between Horseley Fields and the canal will be necessary, including BT and Royal

Mail sites, together with the relocation of some existing uses to create new industrial

and business development sites. New access from Horseley Fields and a link to

Union Mill Street will be required, possibly as part of a development package.

5.12 Minerva Wharf provides opportunities for small-scale business development ideally

related to the canal, and would be enhanced by the relocation of the coal yard.

Limekiln Wharf provides similar small-scale business opportunities requiring selective

land assembly and clearance, plus improved access, but could benefit in the short

term from basic environmental treatments related to the canal

5.13 Crane Foundry will influence the attractiveness of the areas immediately adjoining.

Its future is presently uncertain. If the business ceased to function or sought

relocation the site would be suitable for redevelopment for business / workspace use.

In the short term a programme of environmental improvements should be

investigated.

Implementation Priorities

5.14 A package of acquisitions, infrastructure / environmental projects and development

projects is recommended to secure regeneration of the Southern Area. In each

category the early phase key projects are identified together with longer-term

opportunities.

Land Acquisition and Preparation

5.15 Four principal acquisitions are necessary at the start of the implementation

programme:

• Former John Hills Foundry site,

• Land at junction of Albion Street / Corn Hill,

• Land adjacent to the canal north of Corn Hill Bridge

• Derelict warehouses between GRTM depot and Crane Foundry


December 2000 22

5.16 Later phases may require acquisitions in the following areas:

• Land between Horseley Fields and the canal east of Union Mill Street

• Land at Limekiln Wharf

Infrastructure and Environment Projects 5.17 Key early phase projects are:

• A new vehicular and pedestrian link to the High Level Station from Corn Hill

• Traffic calming and environmental improvements to Corn Hill including

carriageway, footways, lighting, walls and frontages

• Conversion of Union Mill Street to two way access with Horseley Fields

• Traffic calming and environmental improvements to Albion Street

• A comprehensive canal corridor enhancement scheme

• New landscaped access to canal north of Corn Hill Bridge

• Environmental improvements to Crane Foundry

5.18 Later phase projects include:

• New access road from Horseley Fields and link to Albion Street

• Footbridge link over canal, public space, and new pedestrian route from Union

Mill Street to Sun Street

• New access to Wyrley and Essington Canal from Qualcast Road bridge


5.19 Early priority development projects are:

• Steam Mill – secure implementation of workspace proposals or explore

opportunity for residential development

• Steam Mill Annexe – commercial leisure linked with new access to canal and

open space

• Hills Foundry site – comprehensive reclamation for mixed-use scheme including

residential and business.

• Albion Mill – refurbishment for residential or workspace

• Union Mill complex – programme of refurbishment for workspace / business or

residential uses

• Ex Royal Mail Depot – re-use or secure demolition and new commercial

development possibly linked to station

• Land between Albion Mill and Union Mill Street – mix of residential / workspace/

business use


December 2000 23

5.20 Later phase opportunities include:

• Land between Horseley Fields and the canal east of Union Mill Street – business

/ industry following land assembly / reclamation

• Minerva Wharf – small scale business possibly related to canal

• Limekiln Wharf – small scale industry / business possibly related to canal

• Crane Foundry – industry / business if foundry relocates

• GTRM depot – refurbishment / re-use for business / workspace

Eastern Area

Implementation Approach 5.21 The Eastern Area requires early commitment to a comprehensive regeneration

framework for phased implementation of its two principal development opportunities,

Low Level Station and Springfield Brewery. There is a clear need to enhance market

perception particularly in relation to Springfield Brewery, and to radically improve

linkages within and into the area.

5.22 Therefore whilst there are two priorities for development opportunities, there will need

to be catalytic action on linkages and environment to assist these in coming forward.

5.23 A private sector residential – led mixed-use programme for Springfield Brewery needs

the confidence of comprehensive access and environmental improvements and land-

use restructuring between the Brewery and Wednesfield Road. This entails

relocation of the Council Depot, realignment of Culwell Street from an improved

junction with Wednesfield Road, and relocation of the cash and carry warehouse site

to permit residential / business redevelopment. New leisure / business opportunities

will also emerge close to Wednesfield Road and as part of Springfield Brewery

through this initiative.

5.24 Enhanced pedestrian linkages with the canal, the adjoining Springfield area and the

town centre via Lock Street are essential. Whilst the former two can emerge in due

course from development proposals, the link to Lock Street is an essential

prerequisite to promote development, and may require firm action to secure the

necessary alignment.

5.25 The future use of Low Level Station site remains undetermined. Various options

have been identified and there is currently a proposal for a tennis / fitness centre. Its


December 2000 24

redevelopment will depend on a firm commitment from all parties to whatever

direction is pursued. Central to whatever option is followed is the need to enhance

the links to the town centre via the station underpass, Wednesfield Road, and Corn

Hill, and to secure sensitive refurbishment and re-use of the historic buildings. The

range of implementation actions will then depend on the direction chosen. However it

is clear that whilst linkages to the High Level Station will be very important for this

development they will not of themselves secure the regeneration of this site.


5.26 A package of land assembly and key infrastructure works is required for the

intervening areas, together with the establishment of partnership arrangements for

the two major development opportunities.

Land Acquisition and Preparation

5.27 Land assembly is required north of Wednesfield Road at the outset of the

regeneration programme. Acquisition of two sites by the public sector may be

required to facilitate this in conjunction with the council’s own land holding:

• Former railway land immediately north of Wednesfield Road

• Site of Springfield Cash & Carry

5.28 However, discussions should first seek to secure land assembly through agreements

between private landowners with the Council contributing its ownership to the

package.

5.29 Acquisition of Low Level Station site by the public sector could be considered if this is

required to secure a development in the absence of appropriate private sector

proposals being delivered.

Infrastructure and Environment Projects

5.30 Key early phase projects are:

• Replacement of Wednesfield Road bridge over former railway land with a

retaining wall to allow widening of the road and provision of a bus lane

• Implementation of Culwell Street Junction improvement and realignment of

Culwell Street with associated frontage improvements


December 2000 25

• Construction of new ramped footpath / cycle access from Culwell Street to Lock

Street

• Environmental upgrading of Wednesfield Road bridge under the railway

• Facelift to railway arch structure and Lock Street bridge under railway

• Improvement of access to canal at Cannock Road

5.31 Later phases of environmental and infrastructure improvement would come via the

various development projects, for example

• New access to industrial units off Culwell Street

• Minor realignment of Cambridge Street / Cannock Road junction on the filling

station side

The widening of Wednesfield Road railway bridge should be further explored in

conjunction with longer term public transport schemes.


5.32 The principal development opportunities are:

• Low Level Station site – leisure / commercial options

• Springfield Brewery and adjoining lands – residential led mixed-use

refurbishment and redevelopment ( with some leisure / business elements)

• Springfield Cash and Carry site – residential / business redevelopment

• Railway cutting north of Wednesfield Road – reclamation for leisure / commercial

/ business development

• Council Depot site – clearance and redevelopment for leisure / commercial

business development

5.33 In phasing terms successful redevelopment of the railway cutting and council depot

sites would complement the infrastructure works in promoting the major

redevelopment and refurbishment of the Springfield Brewery.

5.34 Redevelopment of land to the east of Cambridge Street currently occupied by a

building contractor and petrol filling station would provide an opportunity for

comprehensive new housing development to link the Brewery site with the adjoining

residential area. This would need business relocations and would be a later phase of

the regeneration programme, linked with enhancement of public space on Cambridge

Street.

5.35 Independent of the above an opportunity exists to develop unused land owned by

Royal Mail off sun street for industry / workshop uses.


December 2000 26

Northern Area


5.36 This Character Area does not require the early direct intervention needed elsewhere

in the Quarter, but useful benefits can ensue from selective action in the medium term

and a commitment to fundamental change in the longer term. The approach to

regeneration seeks to deliver higher quality frontage commercial redevelopment on

the Stafford Street and Ring Road frontages, an opportunity for improved public

transport links to the town centre from the north and enhanced pedestrian / cycle

linkages to the Springfield area.

5.37 The Carvers’ site could offer the possibility of a major residential led redevelopment

site in the longer term, requiring access alterations at the junction of Cannock Road

and Stafford Street. In the shorter term an interim measure would be achievable for a

public transport / cycleway link from Cannock Road to Great Western Street if wider

transportation priorities promoted this.


5.38 Attention should focus on establishing a limited range of infrastructure and

environmental works, frameworks for key future developments and, initially one

principal development opportunity. Also in the shorter term action should be pursued

to remove the hazard zone generated by aspects of Carvers’ current activities.

Infrastructure and Environment Projects

5.39 Key early projects are:

• Improvement of pedestrian / cycle links from Broad Street junction to Lock Street

bridge (supporting proposals for Eastern Area)

• Redesign of landscape around Broad Street Basin

• Provision of bus and cycle link from Cannock Road via Great Western Street to

the Ring Road (subject to wider transportation priorities).

• Enhancement of pedestrian link across Ring Road / Stafford Street junction

5.40 Further environmental and infrastructure improvements would come via development

projects.


December 2000 27


5.41 It will be necessary to set out a strong design framework for this area. This will both

establish and promote the principle of a high quality northern corridor and gateway for

the town centre, and guide future redevelopment of Carvers’ site, with particular

reference to its relationship with the canal in the event of this site coming forward for

development.

5.42 In the short-term one principal commercial development opportunity should be

pursued, at the junction of Stafford Street / Ring Road. This would entail a

partnership agreement between the Council and private sector as owners of parts of

the site, and the relocation of the Coach Station and car parking. Other publicly

owned premises at The Maltings Day Centre in Herbert Street provide an important

facility and would only be considered for commercial redevelopment should the

present use cease or seek relocation.

Station Area


5.43 The Station Character Area differs from the other three in that it is a single use area

of considerable movement and activity whose potential remains unfulfilled. It has an

established function and a key strategic role for the town but is underperforming in

terms of its range of activities, quality of environment, linkages with the rest of the

Quarter and its functional connections with the core of the town centre. It currently

operates solely as a movement corridor into and out of the town centre, bringing little

in added value.

5.44 Environmental improvements alone are not sufficient. The masterplan proposes a

significant broadening of the role of the Station Area, together with restructuring and

enhancement of its access and linkages in all directions. New commercial

development opportunities are identified, together with benefits that would arise

through the partial redesign of the multi-storey car park. Delivery of these initiatives

will require a strong commitment from the Rail Companies and other interested

parties.

5.45 Actions in the Station Area should not perpetuate its self-contained nature, but must

show significant beneficial implications for the Southern and Eastern Character Areas


December 2000 28

and for the town centre to the west. At this stage indicative ideas are set out in the

masterplan – these need substantial early refinement, combining vision, commercial

practicalities and wider transportation objectives, but must be driven by the objective

of broadening the whole function of this area, not just by access or development

issues alone.

5.46 A partnership is required between the rail companies, WMBC, AWM, Centro, Bus

operators, British Waterways, and private landowners, to explore the area’s full

potential and put together a realistic package of schemes. There is scope to promote

the infrastructure elements of this restructuring through the Local Transport Plan

process.

5.47 Examples of component projects include:

• New vehicle and pedestrian access from Corn Hill

• Redesign of Railway Drive, including possible widening of bridge over the Ring

Road, to enhance the links between Bus Station, High Level Station and Town

Centre for pedestrians, local buses and possibly the Metro

• Creation of an enhanced ‘Station Square’

• Major upgrade and extension of station buildings

• Creation of an internal station concourse with retail and other facilities

• Rearrangement of station related services

• New commercial development opportunities between the station, Ring Road and

Corn Hill

• Partial repositioning / expansion of multi-storey car park with new access to rear

• Review of operational car parking

• Upgrade of underpass and relationship with Low Level Station site

• Comprehensive review of development potential west of Ring Road

• Opening up access to the canal

Specific Delivery Actions

5.48 Section 5.5 above identified the following as key priorities.

• Enhancement of key linkages and the canal

• High Level Station and Corn Hill area

• Low Level Station to Springfield Brewery

This section considers the key early actions that should be undertaken by the

principal partners in pursuing each of these priorities before dealing in less detail with

longer-term actions.


December 2000 29

Enhancement of Key Linkages and the Canal

5.49 In the short term the actions are:

• Draw up a comprehensive programme for water quality and towpath

improvements with British Waterways.

• Negotiate and agree proposals for access improvements to the canal at Corn Hill.

This may be tied in with the redevelopment of Site S3

• Negotiate with the Post Office and others regarding revised access to Albion

Street. Design traffic calming and improvement scheme for Albion Street and

improvement of Union Mill Street, to be implemented in conjunction with

development proposals for site S6 and S7.

• Draw up proposals for traffic calming and to upgrade the highway surface,

footpaths, boundaries and lighting along Corn Hill.

• Draw up specifications for upgrading of existing pedestrian / cycle linkages

• Revise design of Culwell St Junction improvements to accommodate new link

road into area. This scheme may need to be held in abeyance until land can be

assembled to implement the revised project.

• Promote bus lane access to Great Western Street through the Local Transport

Plan process.

• Design revised access scheme for the Station taking into account station

upgrading potential, need for improved linkage to canal and opportunities for

development.

5.50 These actions will need the support of Wolverhampton MBC, Centro and British

Waterways as highway authority, Passenger Transport Authority, and the body

responsible for the canal respectively. It may not be possible to accommodate design

costs and work programmes within existing budgets and staffing constraints.

Additional funding to employ outside consultants to progress these schemes may be

required.


December 2000 30

High Level Station and Corn Hill

5.51 In the short term the actions are:

• Draw up CPO after first attempting negotiation for the assembly of sites S3, S6 &

S7. WMBC and AWM will need to put in place appropriate funding to support this

process.

• Support River West scheme for Steam Mill.

• Reclaim Hills Foundry and adjacent lands following acquisition.(S6)

• Encourage Railtrack and Virgin to further redevelop railway station buildings /

land, and redesign car park to create new strategic development and access

opportunities. Funding may be required to support this.

• Prepare Planning Brief for sites S3, S6 & S7.

• Market sites.

• Implement canal access and towpath proposals, if not already done.

• Implement improved access to Union Mill Street and traffic calming to Albion

Street as part of development programme.

5.52 It may be possible to involve developers prior to marketing. However the residential

opportunities in this area may not be for private sale or significant enough to justify a

house builder supporting the CPO process. Housing Associations are often reluctant

to become involved in such schemes. Student Housing, either directly provided by

the university or via a Housing Association/developer, may be an opportunity to be

explored further. The aim for these projects should be to complete them within 5

years.

5.53 In the longer term, compulsory purchase orders may be needed to assemble much of

site S10. Alternative accommodation for GTRM will be needed to release Mill St

Depot for development. The former Royal Mail Depot may come forward for

development and its reuse or redevelopment should be guided by a development

brief.


December 2000 31

Low Level Station to Springfield Brewery 5.54 This area represents the major large scale regeneration opportunity in the Canal

Quarter at over 30 acres in size. However, there are a number of difficulties in

securing comprehensive regeneration. Two landowners, Simon Developments and

THI, own over 22 acres of the area between them, with the Council also being a

significant landowner with 3.5 acres in its control. To create the conditions for a

comprehensive approach to regeneration, a strategy needs to emerge that has the

support of these landowners or their successors.

5.55 The key actions that AWM and WMBC should take in the short term are:

• Design the highway improvement scheme to replace the Wednesfield Road

bridge over the old railway line with a widened carriageway on a retaining wall,

realign Culwell Street, promote a road closure order for Lock Street, and design

an enhanced pedestrian link from Culwell Street through to the town centre via

Lock Street Bridge.

• WMBC should agree in principle to relocate the Council Depot from its current

location, investigate costs and agree a timescale for relocation.

• WMBC should negotiate with the owner of site E3, but if this proves unsuccessful

should prepare a Compulsory Purchase Order for the site, and in conjunction with

AWM set aside funding to support the acquisition and compensation process.

• WMBC and AWM, in partnership with the private sector, should be prepared, if

necessary, to part fund further concept / feasibility work on Low Level Station and

Springfield Brewery to identify a viable development scheme for Low Level

Station and the costs and values of a residential led solution for Springfield

Brewery.

• WMBC should resist planning proposals that would detract from a comprehensive

approach to the area.

5.56 As part of this process, the major landowners, currently THI, Simon Developments

and WMBC, and AWM as potential equity partner, should consider forming a joint

venture vehicle to bring forward a comprehensive scheme based upon the solutions

suggested in the masterplan. A vital part of this will be WMBC delivering


December 2000 32

infrastructure improvements to open up the land to the north of Wednesfield Road

and bringing forward its landholdings for development.

5.57 In the longer term AWM and WMBC may need to consider the acquisition of the

Petrol Filling Station and adjacent industrial premises along Cambridge Street. It may

be necessary to promote a highway improvement scheme for the junction of

Cambridge Street and the Cannock Road. It would be hoped that in the longer term

the industrial premises along Cambridge Street Project E1 would come forward for

development without the need for the public sector to intervene or support the

development with grant aid.

Wolverhampton Canalside Quarter Section 6.0 Delivery Mechanisms and Funding

December 2000 33

6.0 Delivery Mechanisms and Funding

6.1 This section is divided into two parts. The first part considers the need for the

creation of a separate agency to move forward the regeneration of the Canalside

Quarter. The second part provides an assessment of the potential funding sources

available and how they might be applied to support regeneration.

The Need for a Separate Regeneration Agency

6.2 The regeneration of Wolverhampton Canalside Quarter requires both vision and drive

from the Partners who are supporting it. However, AWM, British Waterways and

Wolverhampton MBC may feel that a more focused agency would be appropriate in

bringing forward regeneration.

6.3 The Government has recently published its Urban White Paper "Our Towns and

Cities: The Future". This document sets out a range of initiatives with direct

relevance to the regeneration of Wolverhampton’s Canalside Quarter:

• Increased funding to Regional Development Agencies combined with greater

flexibility in the use of this funding.

• Fiscal incentives such as exemption to Stamp Duty accelerated tax credits for

cleaning up contaminated land, and reform of VAT to encourage conversion of

buildings for residential use.

• Reform of the planning obligation system.

• Fiscal incentives to encourage enterprise and the establishment of small

businesses.

• Encouragement for local authorities and RDA's to utilise compulsory purchase

powers to support regeneration.

• Encouragement for higher density housing and mixed use

• Establishment of 12 new Urban Regeneration Companies across England

6.4 The Urban White Paper suggests a number of structures for regeneration vehicles,

the most relevant of these is the Urban Regeneration Company (URC). URC’s could

be designated for a specific area or across a Local Authority District. More

importantly, URC’s should be able to act swiftly, as a single purpose delivery body to

lead and co-ordinate the regeneration. URC stakeholders are likely to be the local

authority, perhaps a housing association, one or more development companies,

major landowners, local community representatives and the RDA. Such a company

would be legally constituted with the parties contributing staff expertise, resources


December 2000 34

and other assets. It may also be necessary for the local authority to pass on some

decision-making powers in accordance with an agreed strategy, however, this would

stop short of statutory planning powers. It is intended that 12 such new Urban

Regeneration Companies will be established by summer 2001.

6.5 A number of Urban Regeneration Companies have already been established. The

most advanced example is Liverpool Vision. This company has a Board structure,

which includes members from the Local Authority and officers from the RDA and EP

together with private sector interests in the form of landowners, developers and

companies located in the area. The chairman is drawn from the private sector. Its

boundaries have not been drawn rigidly and its remit is considered to be the whole of

the City Centre. Liverpool Vision has appointed its own Chief Executive and will

shortly have its own core team of officers/consultants. Initial funding of £200,000 was

agreed from the City Council, the RDA and EP to cover the first year’s set-up costs.

The Company has developed a strategy to identify specific projects and development

funding requirements. A similar body has been established in Manchester.

6.6 The local authority will remain the planning authority and promote CPOs, however it

is likely that the Regeneration Company would be consulted on planning applications.

6.7 At the same time, Advantage West Midlands have established the concept

Regeneration Zones as part of the Regional Economic Strategy. AWM have

announced that there will be five urban based regeneration zones in the West

Midlands, one of these will be focused upon the North Black Country and South

Staffordshire and is expected to include the Canalside Quarter within its boundaries.

The purpose of Regeneration Zones will be to link development opportunities to areas

of need through the concentration of resources upon physical, economic,

environmental and community issues. It is likely that much of AWM's budget for

physical regeneration will be focused upon these zones. Development work on the

Black Country North and South Staffordshire Regeneration Zone has commenced

with the production of a Strategic Prospectus to be finalised in December 2000. The

zone is likely to become operational in April 2001 when an Action Plan will be in

place. The action plans and business plans which will form the basis for the

implementation of regeneration activity in the zones provide the opportunity to

promote the Canalside Quarter and specific projects within it.

6.8 It is open to Wolverhampton MBC and AWM to progress one or other of these

models/opportunities. There are clear merits in having a focused organisation with

powers, influence and the funding to make things happen. However, we would

suggest that the partners give careful consideration to the area over which such an


December 2000 35

organisation would have a remit. Too wide an area would dissipate its impact and set

too many agendas; too narrow and it may lead into conflict with other initiatives the

Council and AWM wish to promote nearby.

6.9 A further consideration is the relationship of such a body to other initiatives

particularly Wolverhampton’s Partnership Committee or any replacement bodies.

Note should also be taken of recent concern from the Audit Commission of the

conflicts between local authorities’ promotion of regeneration opportunities and their

regulatory activities.

6.10 One factor that may cause difficulties for a Regeneration Company at present is the

current stance of some of the key landowners in the area. Several of these

landowners are likely to promote development proposals in the coming months which

may conflict with both the Canalside Quarter Strategy and the Council’s Town Centre

Review of Strategy. In such circumstances, it may be difficult to bring significant

landowners on board in a Regeneration Company at least in the short term. However

this potential difficulty would have implications whatever delivery vehicle is adopted.

Funding 6.11 This section of the report considers the potential to attract funding to support the

regeneration of the Canal Quarter. Here we provide an overview of the sources and

how they could be utilised to support projects. Each potential source of grant aid will

be dealt with in turn.

Wolverhampton MBC 6.12 Whilst there continue to be constraints upon Local Authority capital programmes, it is

clear that substantial up front funding will be required in the following areas:

• Design costs of environmental projects, and highway schemes, outside the Local

Transport Plan process.

• Supporting Compulsory Purchase Orders both in terms of staff resources and

funding to support the acquisition and compensation process (in conjunction with

AWM).

• The relocation of the Council Depot from Culwell Street.


December 2000 36

• Utilising its landholdings to support the regeneration process, for example at

Culwell St (projects E4 & E5), and Corn Hill (project S6).

Advantage West Midlands 6.13 The resources that AWM would be able to make available to the regeneration of

Canalside Quarter will depend upon the outcome of wider considerations such as the

developing programme for the Black Country North and South Staffordshire

Regeneration Zone and the impact of the Urban White Paper. AWM’s funding

support would be required in the following areas:

• Funding a land acquisition and compensation programme with priority projects at

Corn Hill and adjacent to Springfield Brewery (Projects S6 and E3).

• Site investigations and reclamation works on key sites such as Corn Hill (S6).

• Acting where it can to provide gap funding to support development projects,

subject to the approval by the European Commission of proposals to replace the

Partnership Investment Programme (PIP II).

• Acting as an equity partner in respect of the regeneration of the Springfield

Brewery to Low Level Station area.

European Regional Development Fund (ERDF) 6.14 A new Objective 2 programme will become operational in 2000 running through to

2006. The shape of this programme is currently being discussed and it is assumed

that the Canalside Quarter will remain with the eligible area. ERDF funding could be

utilised to support a number of development projects, however it is not suited to

funding up front acquisition and reclamation costs. Potential uses of ERDF resources

include:

• Support towards environmental improvement projects.

• Support for development projects including on-site and off-site infrastructure and

reclamation. ERDF will not generally fund retail and housing projects.

• Support for the re-use of buildings or new development providing start up space

for new businesses or for tourism projects, e.g. at Springfield Brewery.


December 2000 37

ERDF is available to the public, private and voluntary sectors and as part of the

regeneration process the private sector should be encouraged to make applications

where relevant.

Heritage Lottery (HLF) 6.15 In specific circumstances, HLF could be obtained to support development projects.

The listed buildings within the study area would be obvious potential projects. HLF

can only support projects managed by ‘not for profit’ bodies and thus opportunities

may be limited.

English Heritage (EH) 6.16 The replacement of Conservation Area Partnerships (CAPS) by Heritage Economic

Regeneration Schemes (HERS) has led to EH funding becoming linked to other

regeneration funds. Wolverhampton MBC has already been successful in attracting

HERS funding to projects in the Canalside Quarter focused upon the Union Mill

Conservation Area. However, compared to other sources, HERS will only bring

limited resources (the maximum allocation is £100,000 per annum over 3 years).

Single Regeneration Budget (SRB) 6.17 There are existing SRB programmes operating in Wolverhampton (SRB3) which

could support some aspects of the regeneration process, particularly initial feasibility

work etc. The Wolverhampton Partnership has not been successful in securing

SRB5 or SRB6 funding for projects in the Canalside Quarter, and the prospects in

future rounds (if there are any) will depend upon the shape and scope of such

programmes.

Private Sector Funding 6.18 The majority of funding to implement the Canalside Quarter Strategy will come from

the private sector through the investment decisions of landowners, developers,

companies and ultimately private individuals. The vision put forward for the Quarter

will help to stimulate interest and confidence in the area. However, WMBC and AWM

have a crucial role to play by maintaining the planning framework which supports this

vision and by implementing key early phase projects which facilitate and underpin

development.


December 2000 38

British Waterways

6.19 The recent DETR document ' Waterways for Tomorrow' sets out a new framework for

the activities of British Waterways to regenerate British Waterways. This includes

measures to attract additional funding to public/private Partnerships to unlock the

development potential of waterway sites, offers further encouragement to BW to

participate in regeneration activity.

West Midlands Local Transport Plan

6.20 The West Midlands Local Transport Plan is a joint submission made by the seven

district councils of the former West Midlands County and the West Midlands

Passenger Transport Authority. Its key objectives include economic revitalisation and

a more sustainable pattern of development and growth. The West Midlands LTP

2000 bid for resources amounts to £90m in 2001/2002 rising to £100m in later years.

6.21 The current bid includes two specific proposals directly relevant to the Canalside

Quarter:

(a) Under the planned maintenance budget provision to replace Wednesfield Road

Bridge

(b) As part of a £15m package entitled “Wolverhampton Town Centre Access”,

proposals to improve the interchange between the High Level Railway Station

and the Bus Station. This includes a new link to Corn Hill.

6.22 Funding for (a) above has been confirmed and an announcement of funding support

towards (b) is awaited. There will be further opportunities to attract additional LTP

funds towards proposals within the Canalside Quarter. The 20-year strategy set out

in the WMLTP 2000 includes an indicative bid for £194 million to support urban

regeneration.

Wolverhampton Canalside Quarter Section 7.0 Sustainability

December 2000 39

7.0 Sustainability

7.1 The condition of the Canalside Quarter at present is reviewed in the Baseline Report

through a sustainability audit (Appendix D). This sets out Wolverhampton’s

sustainability aims (as set out in the Council’s Local Agenda 21 Policies) and uses

these to gauge the level of the sustainability of the Quarter at present, its potential to

be sustainable in the future, and the extent to which such aims can be fulfilled within

the emerging strategy.

7.2 Both the levels of dereliction and the comprehensive nature of the Canalside Quarter

regeneration initiative do, in themselves represent an opportunity to promote

development and operations that are more sustainable in the longer term. Moreover,

a sustainable approach to the Quarter is shaped both by overall policy and by local

conditions and opportunities. Within the Quarter the fact that there are high levels of

dereliction and no significant residential community represents an opportunity to

embrace more radical change within the emerging strategy and subsequently within

newly developing communities.

7.3 The poor quality of local linkages and the opportunities for enhancing these is a

recurring theme that will contribute to achievement of Transportation objectives in

LA21, as will the further enhancement of public transport infrastructure which the

proposals identify.

7.4 The strategy recognises that whilst much of new development is physical in its

nature, for example, the redevelopment of derelict land, and environmental

enhancements, it is the manner in which new development is undertaken that will

affect how sustainable the area can become. Thus the mix of uses that is promoted,

building standards, the provision for public transport, walking and cycling will all affect

the sustainability of future lifestyles.

7.5 The strategy recognises that sustainability has both these physical and social

dimensions. Measures are proposed which address both of these elements. For

example, environmental enhancements along the canal, measures to improve lighting

and to provide CCTV within the minor streets and underpasses. These measures will

serve to promote both the actual levels of safety and the perception/image of the area

in the eyes of the general public.

7.6 Sustainability issues must also be considered within their broader context. As such,

there are a number of elements that can best be addressed at a higher level through

Wolverhampton Canalside Quarter Section 7.0 Sustainability

December 2000 40

Borough wide initiatives. For example, encouraging the use of less polluting vehicles,

or widening community and public participation in health and other public services are

both aims that are not specific to the Quarter but will apply in general terms.

Wolverhampton Canalside Quarter

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