Walsall: decision on major Willenhall regeneration plan to create jobs at old landfill delayed

The regeneration of the 10.9 hectare Beatwaste site on Bentley Lane could create jobs for up to 700 people in a space once suggested by Walsall Council for employment development in the now-withdrawn Black Country Plan

While many of Walsall Council’s planning committee members were in favour of the development, it was decided a Section 106 agreement needed to be produced and brought back before members to vote on specifying mitigation measures for the highways issues raised, and an agreement the developer will reinstate the site to a safe condition, should the project become unviable due to contamination.

Plans, which were recommended for approval with conditions by Walsall Council’s planning officers, include three employment units with office space, associated parking, internal access roads and landscaping. The proposals also include the relocation of the Bentley Lane bus stop and a new right-hand turn ghost island. 

Due to its previous use, the site is elevated on top of 12 metres worth of landfill. The applicant, Total Development Ltd, plans to remove up to four metres of earth, equal to 254,000 cubic metres across the site to reduce the overall height of the development.

The site borders three schools to the west, Willenhall E-Act Academy, Old Hall Special Education School and Lodge Farm Primary School. Members of the planning committee had safety concerns for students, majority of which access the school by walking along the busy Bentley Lane. 

Councillor Amandeep Garcha and councillor Josh Whitehouse, both representing the Short Heath ward, were strongly against the proposed development. Cllr Whitehouse said: “There is a significant speeding issue in the area. It may be relatively easy to get to Junction 10 by heading east, but heading west through Short Heath you have narrow junctions. To increase the HGV traffic in the area would really add a strain to the local road network.”

Cllr Garcha said: “If you look across Short Heath, there are smaller industrial sites where the traffic flow from this sees HGVs blocking the local road network. It’s not clear from the plan what the mitigations are in place to prevent HGVs queueing along Bentley Lane.”

Committee member cllr Stacie Elson, who lives in the area, said: “I share the concerns regarding the traffic. I’m sorry but I can’t vote for it. I’m all for regeneration but the impact on traffic outside those schools and on Bentley Lane at certain times of the day is an accident waiting to happen.”

Cllr Vera Waters added: “The traffic on that road is atrocious. When you’ve got a school in the area and a special school, I can’t vote for it either.”

Michael Conway, speaking on behalf of the developers, said a traffic plan is in place meaning all lorries leaving and entering the site will do so from the east, towards Junction 10. He also reassured members that a ‘lit and landscaped’ greenway being constructed will divert foot traffic away from Bentley Lane which would likely be used by students.

Mr Conway said: “The proposed development has the potential to create up to 700 jobs and generate a gross added value of up to £40m, significantly benefitting the local area socially and economically.”

Members will vote again once an enhanced travel plan is brought to committee and the developer has agreed to return the site to a safe condition should the development prove unviable due to contamination.