Navigation Inn, 1 Wharf Road, Kings Norton, Birmingham, B30 3LS

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1 Committee Date: 02/10/2014 Application Number: 2014/05591/PA Accepted: 05/08/2014 Application Type: Full Planning Target Date: 30/09/2014 Ward: Kings Norton Navigation Inn, 1 Wharf Road, Kings Norton, Birmingham, B30 3LS Erection of a local food store (Use Class A1) on public house car park with associated ATM, car parking and landscaping Applicant: Agent: Recommendation Refuse Spirit Pub Company & Sainsbury's Supermarkets Ltd c/o Agent Signet Planning Rowe House, 10 East Parade, Harrogate, North Yorkshire, HG1 5LT 1. Proposal 1.1. The proposal is for an A1 retail store, 376sqm in floor area (gross internal), with an associated warehouse, ATM (cash machine), parking and landscaping The application site is located at the corner of Wharf Road and Pershore Road South, and incorporates an existing public house ( The Navigation ), along with its associated external drinking areas and car parking. The store would be sited to the west of the public house on a section of the existing car park. No changes are proposed to the public house building The store would share the existing vehicular access serving the public house from Wharf Road. The construction of the proposed store would result in the loss of 42 of 75 existing car parking spaces. However, alterations to the external areas to the rear of the public house would enable the creation of 11 additional spaces on the north side of the site, to provide a total of 44 spaces for the public house. In addition, 13 spaces would be provided for the store adjacent to its main entrance, including 1 no. space for people with disabilities Servicing for the store would be to its north side, accessed through these 13 parking spaces, with the creation of a delivery lorry and dray parking area at the centre of the car park between the store and the public house The store would be a single storey structure. It would be constructed in red brick, with a tiled, hipped roof to match surrounding buildings. It would have a rectangular footprint (21.4m x 19.3m). The main entrance to the store would be at its south-east corner, facing onto the proposed car park and access road/public house. This east elevation would incorporate the most significant areas of glazing and also the proposed ATM A feature gable, with a central cast stone detail, would be incorporated on each of the 3 main elevations. These gables would project slightly (0.3m), with those at the Page 1 of 14

2 main entrance and rear extending above the main ridge. The rear elevation (on the west side, towards Pershore Road South) would be blank, as would the north elevation (towards the boundary with an existing school), with the exception of metal service doors to the warehouse area. In addition, a series of mock windows are shown on these 3 elevations, to be provided as flush brick panels on raised cills, with the aim of reflecting the rhythm of the glazed elements and provide relief to the façade. The south elevation (to Wharf Road) would incorporate a 2.8m wide x 2.1m high window to the shop floor The submitted drawings indicate an area for plant/binstore to the north side of the store, adjacent to the deliveries entrance. This would be set at a higher level and enclosed by a 2m hit and miss fence. The proposed plant equipment is the subject of a separate planning application, as are proposed advertisements for the store The proposal would necessitate the removal of 4 individual trees (A lime, 2 no. laburnum and 1 no. cherry) and 3 small groups. All these trees fall within Category C, with the exception of the Lime (situated at the south-west corner of the site, adjacent to the roundabout junction) which is Category B. Otherwise, it is proposed to maintain an existing grassed area and the other mature trees to the Pershore Road South frontage, beyond a proposed retaining wall at the side of the store. The store would be set back 4m from the back of pavement on Wharf Road, with a thin strip area of landscaping to be provided between Hours of operation of the store/delivery times are not specified The submission anticipates that the proposal would result in the creation of 24 fulltime jobs. Site Layout Plan Elevation Store Entrance Elevation - Wharf Road 2. Site & Surroundings 2.1. The application site is situated on the east side of Pershore Road South, adjacent to the roundabout junction serving Wharf Road, Pershore Road South, the Green, Redditch Road and Masshouse Lane. The site is currently occupied by the Navigation public house and associated car park. The entrance to the site is from Wharf Road, which forms the main frontage The Navigation is a pre-dominantly two storey, late 19 th Century building with 20 th century extensions. It is a mix of red brick and render. The brick is generally at ground floor level, including single storey elements at the rear and east side, and with a 2m wall continuing along Wharf Road at the back of pavement. 2.3 The pub is situated at the eastern end of the site, with an outside drinking area and play area to the rear. The main car park is on the western half of the site and currently accommodates approximately 42 spaces. Additional parking is provided on the north side, to provide a further 33 spaces The site slopes downwards, with a change in levels of approximately 3m across the site from west (adjacent to Pershore Road South) to east, with a further drop beyond Page 2 of 14

3 the east boundary at which point there is an existing 0.6m retaining wall, adjacent to the existing residential property on Wharf Road At the far end of the car park is a grassed area, with a number of mature trees along this boundary behind a low fence at the back of pavement on Pershore Road South. There is also a line of trees along the east boundary, including a group of substantial conifers adjacent to the play area, with deciduous specimens (of mixed quality) closer to the rear of the pub itself Immediately adjacent to the northern boundary is Kings Norton Junior and Infant School, a traditional red brick, two storey building dating from A brick wall (approximately 1.8m high with wire fencing above) forms the rear boundary to the car park at this point. Beyond the school to the north is Kings Norton Library There are residential properties to the east along Wharf Road and to the side/rear on Shortlands Close. These vary in age and style but are largely brick, although there are a number of rendered properties along High Meadow Road (a side street on the opposite side of Wharf Road) To the south, across Wharf Road, is Kings Norton police station. This is a two storey brick/rendered building set back from the road at a higher level beyond a grassed bank. Beyond this, to the south is a predominantly residential area To the west, across the opposite side of Pershore Road South is a local commercial centre based around The Green. This incorporates a range of uses, including A1-A5 uses at ground floor, some of which have offices or residential accommodation above This commercial centre forms part of the Kings Norton Village Conservation Area, which centres around the Village Green and its traditional setting, enclosed by buildings set along original medieval building lines. It incorporates a number of buildings of note including the mediaeval church of Saint Nicholas, the Old Grammar School (circa 1344), the Vicarage (circa 1850) and the Saracens Head (15th-17th century). The designated area also contains several other timber-framed buildings interspersed with later structures of various dates and styles. The buildings facing the site across Pershore Road are generally 2 to 2 ½ storeys in height, a mixture of red brickwork and render, with feature gables and roof dormer windows, and follow the building line at back of pavement around the corner into the Green. The application site is outside but adjacent to the Conservation Area. Site Location Street View 3. Planning History nd December PA No. 2011/07306/PA. Demolition of public house and associated buildings and erection of new retail supermarket with associated parking, access and landscaping withdrawn /05591/PA. Pre-application for erection of foodstore in public house car park. Advised retail use acceptable in principle, with potential for store in this position, subject to further details. Page 3 of 14

4 th August PA No.2012/03273/PA. Demolition of public house and associated buildings and erection of new retail supermarket with associated parking, access and landscaping refused PA No. 2014/05791/PA. Display of 5 internally illuminated fascia signs, 2 internally illuminated projecting signs, 5 non-illuminated panel signs and 3 non-illuminated car park signs current application PA No. 2014/05790/PA. Installation of plant equipment current application. 4. Consultation/PP Responses Consultations 4.1. Transportation - there is concern that the dual use of the frontage parking area for loading/unloading and service vehicle manoeuvring will lead to conflict (with private cars and pedestrians) including conflict in the vicinity of the site access/wharf Road. It is considered that the current submission does not demonstrate that a satisfactory arrangement can be provided. Therefore as submitted refusal is advised (for the above reason) Regulatory Services no objection subject to conditions in respect of hours of operation/deliveries, noise levels for plant/machinery, management of delivery process, ventilation extraction details, and the provision of a 3m high fence/wall along the east and west perimeters West Midlands Fire Service no objection West Midlands Police proposals of this nature can become places where people are encouraged to congregate, with related problems of increased noise, litter and anti-social behaviour. Request imposition of a condition to require CCTV. Satisfied that the ATM location offers a good level of natural surveillance from Wharf Road and support the proposed use of anti- ram raid bollards. Conditions should be considered to reduce opportunities for crime (e.g. mirrors and alarms) as ATM s are often targeted Severn Trent no objections subject to a drainage condition. Public Participation 4.6. Adjacent occupiers, Councillors, M.P. and residents associations notified and site/press notices posted Three letters of support received, as follows: - One less pub would be beneficial (currently 3 within a short walking distance). - Kings Norton is lacking a supermarket of a reasonable size. - Some residents of local retirement complex have limited mobility/do not drive and therefore have limited choice. Existing retail provision is expensive and has a poor selection. - This is a sorely needed addition to fresh food availability in the local area Objection received from Richard Burden M.P., which refers to this proposal and also application no. 2014/06082/PA (relating to a retail/residential scheme at Pershore Road) elsewhere on this agenda. Expresses concerns about the Page 4 of 14

5 implications of the proposals for the future of The Green and recommends a Committee site visit, so that Members can fully appreciate the unique character of Kings Norton Green. With regards to this proposal: - Has had some dialogue with the applicant, but still has concerns regarding impact on viability on The Green would dilute its role as a community focus for the area. - Has concerns regarding parking problems/traffic hazards, particularly because of proximity of the school and relationship of site entrance to roundabout and pedestrian crossing Objection received from Councillor Brett O Reilly: - Impact on community safety. Supermarket will attract young people, which is inappropriate on a public house car park. Families/vulnerable people may come into contact with (potentially intoxicated) patrons, with opportunities for abuse or confrontation; - Having an off-license next to the public house will encourage further alcohol consumption; no need for further availability; - Proposed elevations are not in keeping with the local area; - There are currently a number of vacant shop units in the vicinity inappropriate to develop new units until these are occupied Objection received from Councillor Seabright, who requests a Committee site visit: - Potential impact of proposals on the nearby regeneration project (which includes a new large retail outlet, along with much needed affordable housing); - Traffic implications of big lorries close to the roundabout and primary school. Limited turning options with reduced parking; - Current car park used by more than 70 parents at primary school twice a day. Reduced access would have a major effect on traffic in adjacent (already busy) roads. Will cause possible congestion/accidents; - Limited visibility on approach to roundabout; - Impact on the Green. Additional retail competition would lead to the demise of established outlets; - Adverse effect on historical/heritage features through construction abutting the conservation area; - Loss of a traditional community activity. Car park currently used for the annual mop fayre. Proposal would prevent this; - An independent traffic survey should be undertaken Survey results (in the form of individual reply slips) submitted by Councillor Jevon (originally in response to the applicant s licensing application) showing 116 people against the new retail store, with 9 people in favour. Residents were concerned about an increase in traffic in the vicinity In addition, 37 individual letters and 202 standard letters (with individual comments) have been submitted objecting on the following grounds: The area does not need/want another supermarket. Already adequate provision locally Will take away trade from the Green. Will create a direct threat to existing businesses, including potential loss of existing post office. As such, would potentially destroy the character of this historic area and have an adverse impact on the local economy with a threat to the long term viability of the Green. Page 5 of 14

6 4.15. Particular concern about a large multi-national company competing with existing small businesses, resulting in unemployment and community destruction The Green is a focal point of local importance and a visitor attraction one of the few remaining village greens left in Birmingham, with much effort going into preserving it as a heritage site. Adverse impact on current village character/atmosphere An existing footpath to the playing fields would be compromised by the development Proposal would not create jobs that will assist in regeneration. Claimed increases in local employment opportunities will be more than matched by redundancies from failed businesses locally Impact on children from noise pollution (air conditioning and refrigeration units close to the school) Roads in the vicinity are already congested/dangerous (especially at rush hour) without additional traffic and delivery vehicles. Will create traffic chaos. Local roads unable to cope with a further increase in traffic. Traffic island is already hazardous. Measures are required to improve current problems not add to them Submitted Transport Assessment is out of date (2011) Vehicle tracking shown would not work if car parking spaces are occupied. Would result in unsafe manoeuvres and congestion/hazards at site entrance Danger to pedestrians. Increased traffic creates concerns for safety of children at adjacent school Vehicle entrance is adjacent to a pedestrian crossing Insufficient parking would be provided for store (SPD requires 17.7 spaces and only 13 would be provided)potential overflow parking from store in High Meadow Road, which is already used as a rat run will create difficulties for residents Will take away existing parking (already scarce in the area) and venue for the annual mop fayre. Knock on effect for local residents as local streets will be used by people dropping off at school or parking illegally hour licensing/opening should not be permitted because of detrimental impact on quiet residential area. License for sale of alcohol would create difficulties for local community. Inappropriate next to a school Problems with litter. Increased anti-social behaviour, particularly if includes late night opening Building is extremely dull. An eye-sore when viewed from the conservation area. Proposal is out of character with this unique area Proposed design is unsatisfactory - an embellished rectangular box. Only one active frontage is provided; store turns its back on Pershore Road South. Proposal lacks any physical linkage with the rest of Kings Norton village and so lacks integration/would draw trade away. Page 6 of 14

7 4.31. Whilst the pub is not currently under threat, suspect that this is the thin end of the wedge, with the operators seemingly determined to dispose of the public house Previous application for a store here was refused Planning Statement s references to public consultation are misleading There is a site available for a supermarket on Redditch Road Proposals are needed for existing vacant units Loss of another public house an important social facility Representations have also been received from Kings Norton History Society: The retention of the Navigation Inn is welcomed. However, concerns remain regarding loss of the car park the only large car park in the vicinity of The Green, which is used by locals and staff/parents of children at the adjacent school, and for the Farmers Market and annual Mop Fair. Proposed plans allow barely enough parking for users of the store/inn or safe access for delivery lorries The History Society supports the City Archaeologist s requirement for an archaeological dig on the site, should the application be approved. Another concern, should approval be granted, is that this would adversely affect the Co-op s proposals for renovation of their existing properties on the opposite side of Pershore Road South (for retail use). Would prefer that neither of these schemes go ahead because of the impact on regeneration of shops and business on the Green, in Cotteridge and on the Hawkesley Estate. 5. Policy Context 5.1. UDP 2005; Draft Birmingham Development Plan; Conservation Strategy SPG; adjacent to Kings Norton Conservation Area; Archaeology Strategy SPG; Kings Norton Medieval Village Archaeological Site; Places for All SPG; Shopping and Local Centres SPD; Kings Norton Planning Framework; NPPF. 6. Planning Considerations Background 6.1. An application for redevelopment of this site with a retail store was considered by your Committee in August 2012, and was refused. The 2012 application differed from this current scheme in that it proposed the demolition of the existing Navigation Inn public house and construction of a new store in its former position (at the east end of the application site). The 2012 application was refused on the following grounds: - Loss of a heritage asset (the Navigation Inn), - Loss of a Community Facility (as above), and - The design and materials of the proposed retail store would fail to complement, and would cause harm to, the character and appearance of the adjacent Kings Norton Conservation Area. Page 7 of 14

8 6.2. This current application proposes the retention of the public house, with a new store to be sited at the west end of the site on part of the pub car park The key planning matters raised by this application include the principle of retail development, transportation issues, heritage matters and design Land Use Retail Policy Guidance 6.5. The NPPF requires Local Planning Authorities to define a network and hierarchy of centres and to set out clear policies in respect of appropriate uses for such areas, recognising that town centres are the heart of their communities and, as such, their vitality/viability should be supported The UDP advises at paragraph 7.23 that proposals for additional retail development/redevelopment in existing centres will normally be encouraged where the scale of the new development is appropriate to the size and function of the centre; is well integrated; has no significant adverse effect on the continued vitality/viability of an existing shopping centre as a whole; and maintains a range of shops to meet the needs of local communities The City s Shopping and Local Centres SPD identifies this site as being within the local centre boundary (Kings Norton Neighbourhood Centre). The SPD identifies that town centre uses (including retail) will be encouraged within centres, recognising them as the most sustainable locations for such investment with optimum accessibility by a range of means of transport Concerns have been expressed about the implications of approving a store in this location for the delivery of a new supermarket fronting Redditch Road (envisaged in the adopted Kings Norton Framework), the potential renovation of existing vacant units on the opposite side of Pershore Road South (the subject of an application elsewhere on this agenda), and upon local businesses around The Green However, the application site is in centre and, as such, there is no requirement to test the proposal in sequential or impact terms nor to demonstrate need. Notwithstanding the concerns raised by the local community about the impact on existing local businesses, in the light of the above, I consider that the principle of a retail use on this site accords with policy. Transportation Issues Significant objections have been received in response to the public consultation exercise, which relate to potential traffic implications. These include concerns in respect of increased congestion/potential accidents; proximity to the roundabout; queuing traffic; manoeuvring of large vehicles; potential conflict with pedestrians (including children at the adjacent school); and loss of community parking A Transport Statement was submitted in support of the application. Whilst your Transportation Officer notes that on-site parking provision would be reduced as a result of the development, no policy implications are raised in this respect. Neither is it anticipated that a store of this size would be likely to generate more traffic movements than could be satisfactorily accommodated without adversely impacting on the adjacent highway network However, there is concern that the proposed dual use of the frontage parking area for customers as well as loading/unloading and service vehicle manoeuvring will Page 8 of 14

9 lead to conflict with private cars and pedestrians, including conflict in the vicinity of the site access/wharf Road. Your Transportation Officer considers that the current submission does not demonstrate that a satisfactory arrangement can be provided and, as such, recommends refusal of the application on these grounds. Conservation/Design The NPPF advises that good design is a key aspect of sustainable development. It requires that account should be taken of the role/characteristics of different areas, with the promotion of local distinctiveness and the integration of new development into the natural, built and historic environment One of the core principles of the NPPF is that heritage assets should be conserved. It advises that where a proposed development will lead to substantial harm to a designated heritage asset, consent should be refused and that where it would lead to less than substantial harm, this should be weighed against the public benefits of the proposal. It also recommends that account should be taken of the effect of an application on the significance of a non-designated heritage asset The application site is adjacent to Kings Norton Conservation Area and views to/from the Conservation Area are a material consideration. Paragraph 3.28 of the UDP identifies that development adjacent to a conservation area should respect the character and appearance of the conservation area Paragraph 3.14 of the UDP deals with new development and states that a high standard of design is essential to the continued improvement of Birmingham as a desirable place to work, live and visit and that the design and landscaping of new development will be expected to contribute to the enhancement of the City s environment Paragraph 3.14D sets out good urban design principles which applications for new development will be assessed against, including: - Impact on local character, including topography, street patterns, building lines, boundary treatments, views, skyline, open spaces and landscape, scale and massing and neighbouring uses; - New buildings in terms of their scale and design should generally respect the surrounding area and character of the locality; - Landscaping should be an integral part of all major development projects and should be designed to complement the new development/surrounding area; - Mature trees should be retained where possible, and planting of new trees be required where appropriate In addition, Places for All SPG identifies principles to assist in the achievement of high quality, well-designed, attractive, safe and secure development This current proposal shows the retention of the Navigation Inn Public House, and this is welcomed, in recognition of the building s value as a historic local landmark, and as a community facility The application site is in a highly sensitive location visually, at one of the key junctions through the area and a primary approach to Kings Norton Conservation Area. As such, a high quality development is required, which should have an appropriate relationship to the traffic junction, the conservation area and the local centre around The Green. Although the site sits outside the conservation area it is Page 9 of 14

10 bounded by it on two sides and so development of the site will impact on its setting area and the character of the wider area The Navigation Inn, Kings Norton Primary School and properties on the west side of Pershore Road South opposite the site provide the setting and context for the new development. The properties on Pershore Road South are generally 2 ½ storeys, the Navigation Inn is 2 storeys. Although the primary school is largely single storey, it is characterised by large gables, large windows and substantial roofs and high ceilings giving it a height of at least a 2 storey building. The prominent material in these buildings is red brick with some render; the majority of the roofs are red clay tiles. All these buildings address the street/public realm positively with windows and doors on the public elevations Your City Design Officer considers that, in design terms, whilst the proposed use of the site and the general position of the building within the site is acceptable, the detail of the proposal is unacceptable in a number of key aspects, principally the scale of the building and its relationship with the public realm The orientation of the building is of concern, with the access to the store and main windowed elevation facing into the site, towards the existing public house/car park. The remaining elevations, including those facing onto Wharf Road and Pershore Road South, are predominantly blank and fail to address the existing street frontages. It is considered that the elevation next to Wharf Road should be the primary elevation and include windows/doors that afford views/access into the store from the public realm, as this is the most prominent open elevation next to the public highway. This would follow the local building arrangement pattern and integrate the development better with the rest of Kings Norton centre The use of red brick is considered appropriate. This and the gable detailing reflect the local building vernacular and are welcomed. However, the building appears too low in relation to its neighbours, particularly as the site also sits below the level of Pershore Road South. On this prominent corner, the building needs scale to create enclosure and relate the development more closely with the rest of Kings Norton centre. Whilst it is recognised that this use only requires a single storey building, increasing the floor to ceiling height and the scale/height of the roof would go some way to marry the new building more closely with the existing, create greater enclosure and building presence on the junction In the light of the above, your City Design/Conservation Officers consider that the proposal is unacceptable in its current form. Trees/Landscaping The Pershore Road South frontage of the site is a sloping grassed area with mature trees. The proposed retention of this area is welcomed. Notwithstanding this, the development would necessitate the removal of 4 no. existing trees, including a Category B Small Leaved Lime tree at the western end of the site adjacent to the roundabout junction. This tree forms part of the significant (aforementioned) group situated along the boundary to the Pershore Road South frontage which make a significant contribution to the street scene, and (according to the submitted tree survey) is in good condition free from significant defect. Your Tree Officer objects to the removal of this tree and I consider the matter may constitute a Reason for Refusal. Page 10 of 14

11 6.27. My Landscape colleague notes the prominent position that the site occupies and its relationship to Kings Norton Conservation Area. He advises that, if the proposal is considered acceptable in urban design terms, additional planting (and adequate space for) is needed along boundaries and across the road frontage (if the building is not sited at back of pavement). Other Issues An archaeological desk-based assessment was submitted with the application. This identifies the potential of the site to contain archaeological remains of medieval date and acknowledges that archaeological excavation will be required prior to commencement of development, followed by analysis and publication of your results. As such, the City s Archaeologist recommends a condition to ensure that this work is undertaken Objections have been made in respect of issues of community safety and the implications of allowing the sale of alcohol. The proposal is for an A1 retail store. The specific nature of the goods for sale (potentially including alcohol) would not be a matter for control through the planning process (although there may be requirements through licensing). In addition, I am satisfied that the requirements of West Midlands Police could be met, were the proposals considered to be acceptable Concern has been expressed about the potential impact of the development on an existing footpath to the nearby playing fields. A route exists, from the existing car park at the rear of the public house. This is not a public right of way but would, in any case, appear unaffected by the proposal Your Regulatory Services Officer has raised no objections subject to the imposition of conditions, one of which is the requirement for a 3m high acoustic fence along the east and west boundaries. Provision of such a feature would give rise to significant concerns with regards to potential impact on residential and visual amenity. Notwithstanding this, the applicant has not put this forward as a proposal and I consider that the opportunity exists for potential alternative solutions, in the light of the siting of the store/associated servicing away from the nearest residential properties and closest to the main road. 7. Conclusion 7.1. The application site falls within the identified boundary of the Kings Norton Neighbourhood Centre. As such, there is no objection in the principle to a retail use in this location. However, the proposed store, which is sited in a prominent location at the junction of Wharf Road with Pershore Road South, is of an unsatisfactory design. Its orientation, scale and appearance are considered inappropriate. As a result, the proposal would have an unsatisfactory relationship to its surroundings and adverse impact on the adjacent Kings Norton Conservation Area In addition, the proposed service provision/manoeuvring space is considered inadequate, with potential conflict resulting between service vehicles and cars/pedestrians in the vicinity of the site access/wharf Road The proposal also necessitates the unacceptable removal of a Category B Lime tree which currently makes a positive contribution to the street scene. Page 11 of 14

12 7.4. While the scheme would provide the benefit of new retail provision in a local centre, in my opinion this would be significantly outweighed by the four areas of harm set out above in this report. As such, and in accordance with local and national policy, the proposals do not constitute sustainable development and should be refused planning permission. 8. Recommendation 8.1. Refuse Reasons for Refusal 1 The design, scale and orientation of the proposed retail store would not reflect the character of the street scene and as such would be contrary to Policies 3.8, 3.10 and 3.14C-D of the Birmingham UDP, guidance in 'Places for All' SPD and the NPPF. 2 The design of the proposed retail store would fail to complement, and would cause harm to, the character and appearance of the adjacent Kings Norton Conservation Area. As such, the proposal would be contrary to Paragraphs 3.8, 3.10 and 3.28 of the Birmingham Unitary Development Plan, and contrary to the provisions of the National Planning Policy Framework. 3 The proposed facilities for servicing and for vehicular circulation/manoeuvring are inadequate and would lead to conflict with private cars and pedestrians, thereby having a detrimental impact on highway safety. As such, it would be contrary to Policy 6.39 of the Birmingham Unitary Development Plan, and the provisions of the National Planning Policy Framework 4 The proposed development would result in the removal of a good quality and prominant tree at the south-west corner of the site, the loss of which would have an adverse effect on the visual amenity of the area. As such, it would be contrary to Policies 3.8, 3.10 and 3.16A of the the Birmingham Unitary Development Plan, and the provisions of the National Planning Policy Framework. Case Officer: Alison Powell Page 12 of 14

13 Photo(s) Existing car park towards Pershore Road South Existing car park and public house Page 13 of 14

14 Location Plan This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Birmingham City Council. Licence No , 2010 Page 14 of 14