Technical Work

Access

Vehicular Access is proposed from both Tilehouse Lane/Birchy Leasowes Lane at the southern end of the site, and from Tythe Barn Lane at the northern end of the site.

Two new roundabouts are proposed to serve the development traffic, and these will be supported by traffic-calming measures and changes to the current highway network to provide improved pedestrian and cycle linkages to Dickens Heath and Whitlocks End Station.

In addition, a new traffic-free pedestrian and cycle route is to be provided to the north of Tythe Barn Lane to connect both the development site and Dickens Heath, with Whitlocks End Station; this will be delivered in line with the 2023 Solihull Connected Transport Strategy being promoted by the local authority.

Future residents will be able to walk or cycle to local facilities within the centre of Dickens Heath, including local schools, shops and restaurants; plus, the railway station at Whitlocks End.

The A4 bus service operates along Tilehouse Lane, serving Solihull, Dickens Heath and Wythall; the closest bus stops are within 350m walking distance of the centre of the site.

A Transport Assessment is being prepared, with initial analysis indicating that some junction and highway network improvements will be required in order to address the impacts of the development site. The site will form part of an area-wide traffic model that is being prepared in consultation with the local highway authority, in order to ensure that the cumulative impacts from development across the area is taken into account within the assessment work.

Flood Risk and Drainage

The site is not located within a Flood Zone; however, it is acknowledged that a small watercourse passes from within the site beneath Tythe Barn Lane. It is proposed that flood storage areas will be incorporated into the design to provide flood risk betterment to the site, to Tythe Barn Lane, and to areas in the catchment further downstream.

Sustainable drainage systems will be incorporated into the design to ensure that surface water runoff is not discharged into the local watercourse network at a greater level than the current greenfield run-off rate. Further to this, the sustainable drainage features (which will include retention ponds and swales) provide the opportunity to improve biodiversity, water quality and amenity within the site. Foul water from the development will require pumping into the public sewer network. The developer is working with Severn Trent Water to ensure the existing infrastructure has capacity to serve the site.

Ecology

Ecology has been at the forefront of the considerations and design for the scheme with early recognition of the higher value habitats on site. As such, from the outset the design has retained the mature hedgerow and tree lines within to maintain connectivity across the site for terrestrial and avian fauna.

As part of the appraisals, detailed botanical assessments, bird, and bat assessments have been compiled to assess the site baseline. In retaining the hedgerows and trees and designing an appropriate buffer to the adjacent woodland in the east, designated as a Local Wildlife Site. Within the site there is also the non-statutory designated site Tythe Barn Lane Meadows Local Wildlife Site. This site is an improved grassland field parcel which is being retained within the development but improved within the scheme through provision of new native species rich habitats of higher distinctiveness. This scheme also seeks to deliver through sensitive design, ecological connectivity beyond the site linking to further Local Wildlife Sites north of Tythe Barn Lane and improve capacity for species on site by following latest industry Net Gain Metrics and additional measures such as provision of nest box habitats within the new dwellings.

Landscape

A Landscape Visual Appraisal will be undertaken by a Chartered Landscape Architect, who will also work collaboratively with the wider team to develop landscape design proposals for public open space, retaining and enhancing landscape features to ensure the proposed development is best integrated into its location. This work will involve working with the Masterplanner, Planner, Arboriculturist and the Ecologist to iteratively develop the development proposals.

The site is situated on the periphery of Dickens Heath and appears to nestle within this mature vegetation within the existing field hedgerows, and along the route of the railway line and its extensively ‘tree’d’ verges. At present no public access is available into the site, being wholly within private ownership. The site is situated within an area of wider Public Rights of Way (PRoW), with a moderate number of PRoW passing within the initial 1 km radius of the site – these are found predominantly within open countryside passing through the typically grazed fields enclosed by robust, rectangular field hedgerows with extensive hedgerow trees. The site is used in part for local sports clubs.

The site is located within open countryside, albeit on the periphery of the open countryside at a location influenced by the adjoining urban setting, and its utility for local sports clubs and equestrian grazing. The site is situated within the West Midlands Green Belt, albeit located on the periphery of the Green Belt on the settlement edge of Dickens Heath However, the site does not fall within, or adjoin, any National or local landscape designations, and consequently, is not afforded elevated protection under national or local planning policy in landscape terms. There are no heritage assets within, or adjoining the quantum of the site, and the site is not situated within, or adjoining a Conservation Area.

Locally, the Landscape Character Area 2: ‘Southern Countryside’ (Solihull Metropolitan Borough Council Landscape Character Assessment (2016), which notes that the ‘strong hedgerow structure lend an enclosed and intimate feeling to this area’. The development of the site would afford opportunities for new public open space, facilitating public access through green corridors, well landscaped areas, and areas designed to create habitat for wildlife. Existing trees and hedgerows would be protected and retained as part of the scheme and enhanced. New planting would seek to plant native species of local importance reflecting the variety of species found around Dickens Heath. Additionally, the scheme could realise a walkable, cycle friendly environment designed for amenity, enjoyment, and connection to the wider open countryside through the local public Right of Way network, as well as providing ease of access to the local railway station for efficient, sustainable travel connections. Childrens play and opportunities for recreation will be a key component of the design.

Arboriculture

The number and quality of the existing trees at the site area has been assessed by a qualified Arboriculturist (to British Standard 5837: 2012). This survey will guide the development proposals by demonstrating those trees of significance, and how best to retain trees through protection measures. These steps would enable the new development to be best integrated into its setting.

The site has a good number of Oak trees, as well as Ash, Beech, and Birch, with groups of trees include Hawthorn, Hazel, Holly, and Sycamore commonly found. The character of the site is one of robust native hedgerows and extensive hedgerow trees creating strong field boundaries, which could be integrated into the development to create green corridors for wildlife, as well as links for pedestrian and cycle routes.

Air Quality

The site is not located within an Air Quality Management Area (AQMA). Air quality monitoring in the wider area shows that air pollutant concentrations are below the current relevant air quality objectives for England, suggesting reasonable air quality within the area. There are no main pollution sources in the vicinity of the site; however, modelling will be undertaken to assess the potential impact of traffic associated with the proposed development at receptors which are considered to be sensitive to air quality.

Noise

The existing noise climate is likely to be dominated by road traffic on Tythe Barn Lane, Tilehouse Lane and Birchy Leasowes Lane. A Noise Survey shall be undertaken to inform a Noise Assessment to determine the required mitigation measures in order to facilitate the development.

The site layout shows good acoustic design practices with garden areas on the screened side of dwellings from road noise, at the nearest dwellings to the roads. It is anticipated that with an appropriate acoustic mitigation strategy, levels of amenity could be achieved that are appropriate for residential use. It is recommended that a detailed acoustic review of the site is undertaken to inform the design of any such mitigation measures. Subject to the required assessment and mitigation, it is not anticipated that noise will prejudice development on the site.

Ground Conditions

The site has been utilised for agricultural land uses and sporting uses, with no contaminative land uses being present on site. A significant source of contamination has not been identified on, or near to, the site that would represent a constraint to development.