Plans for new Costa and Greggs in Wolverhampton facing refusal

Painting and decorating firm S.J. Dixon & Son Ltd, one of the oldest family businesses trading in the city, has applied for permission to demolish a series of disused warehouse buildings at its Cleveland Road premises.

If approved, the proposal would see the existing redundant and dilapidated buildings knocked down to make way for a new Costa Coffee drive-through and Greggs bakery, creating 29 full and part-time jobs.

However, the site, which also borders Bilston Road and Hospital Street close to the city centre, is located within the Cleveland Road Conservation Area.

This has raised a number of concerns from local and national conservation groups, who fear the modern development will blight the surrounding area’s historic character.

The conservation area includes the nearby Grade II listed Royal Hospital building, the former Baker’s Shoe Factory – also Grade II listed – and the adjacent Dixon’s Building which is locally listed.

In a report to the council, senior planning officer Vijay Kaul said objections to the proposals had been received from Historic England, The Victorian Society and All Saints Action Network (ASAN).

Each agreed that the warehouse buildings should be retained and reused differently, possibly for residential accommodation.

The Victorian Society said the existing buildings still contributed to the streetscape and setting of the former Royal Hospital.

Its representation in the council report added: “Drive-through facilities are a totally unsuitable replacement, creating unwelcome open space with single-storey structures that have no reference to the street frontage.

“This will have a negative impact on the very urban conservation area and setting of the adjacent locally listed building and the grade II listed hospital building across the street.”

Environmental Health said the operating hours applied for – 5am to 11pm, seven days a week – would need restricting, and an effective noise barrier to Cleveland Road put in place to protect residents.

A report issued by chartered surveyors Elias Topping, on behalf of S.J. Dixon & Son Ltd, said: “The nature of the business has changed and the warehouse buildings are now redundant, having been vacant for over 12 years.

Hazards

“The existing building survey, prepared by Fusion Building Consultancy, which accompanies this application, confirms that the buildings are subject to numerous health and safety hazards.

“The survey also confirms the presence of large amounts of pigeon debris, decommissioned services, stockpiles of rubbish and other debris within the buildings and that significant investment would be required to put them into a lettable order.

“It is expected that the surrounding area will be subject to significant change in the coming years.

“The site is located in a highly sustainable location. Bus stops are located immediately adjacent to the site on both Bilston Road and Cleveland Road.

“Services are provided to the city centre, together with Wednesfield, West Bromwich, Coseley, Merry Hill and Dudley. The closest tram stop is located within a 6-8-minute walk of the site, providing services between the city centre and Birmingham, with local stops in between.

“The key conclusion of the report is that the proposals would cause no harm to the Cleveland Road Conservation Area. The very small amount of harm caused would be outweighed by the benefits of removing derelict and unattractive structures and improving views within and towards the conservation area.”

However, the council’s report concluded that the development “would be more apt on a retail park”, adding: “The overall planning balance is against the proposed demolition of the buildings and replacement with a drive-through and retail unit.

“Collectively, the total loss of the existing buildings and replacement with (an) inappropriate development causes material harm to the character and appearance of the conservation area.”

Wolverhampton City Council’s planning committee will discuss the application on Tuesday.