Bournville Lane Baths, Bournville Lane, Stirchley, Birmingham, B30 2JT

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1 Committee Date: 21/03/2013 Application Number: 2012/08199/PA Accepted: 11/12/2012 Application Type: Full Planning Target Date: 12/03/2013 Ward: Bournville Bournville Lane Baths, Bournville Lane, Stirchley, Birmingham, B30 2JT Partial demolition and conversion of baths to form a community centre with childrens play area and car parking. Applicant: Agent: Recommendation Approve Subject To Conditions Birmingham Property Services PO Box 16255, Birmingham, B2 2WT Acivico 1 Lancaster Circus, Queenway, Birmingham, B4 7DG 1. Proposal 1.1. The application is to partially demolish and convert the derelict Grade II listed Bournville Lane Baths into a community facility, as a replacement for the community facilities currently available at the existing Stirchley indoor bowling and community centre located on Pershore Road in Stirchley (which is proposed for demolition). The proposal includes on site parking, vehicle access and egress and associated children s play area The community facility would include a main hall, staff kitchen and storage areas, staff and visitor toilets, play facilities for up to a maximum of 26 children incorporating an outdoor play area, reception, office and meeting rooms, gallery and internet café area.community activities would include parent and toddler groups, language classes, arts and crafts groups, sports, neighbourhood forums and community advice sessions. Opening hours would be every day, from 10.15am to 10.15pm Internally, the pool would be covered over at ground floor level and the space used as the main hall. This would be done by spanning steel beams between the concrete pool shell with timber joists spanning between them. The rooms adjacent to the front elevation have missing roof structure and in these areas the roof structure would need to be completely rebuilt with new timbers, insulation and roof covering and in some locations steel beams supporting the roof structure would need to be replaced. Internal walls would be demolished or reconstructed to allow for the new layout that would be required for the community uses to take place. A new floor and side walkway would be built over part of the main hall Other refurbishment and replacement works that would need to take place in order to facilitate the use would include: - demolition of the later extension that forms the plant room - reconstruction of the side walls to the external steps Page 1 of 10

2 - replacement or repair of cast iron rainwater pipes and gutters - replacement/reinstatement of all slate roof tiles - repairs and reinstatement of the existing feature roof lights and roof lanterns - new glazed aluminium and timber doors and windows - new cupola to match original - new stone disabled access ramp and new rear timber pedestrian ramp - new ornate metal railings to match the existing - new feature clock to match the original 1.5. A separate Listed Building Consent application (2012/08200/PA) is also before Members on the agenda Vehicular access would be one way off Hazelwell Street through a set of metal double gates and through to the rear of the site, where there would be a laid out area providing 19 standard parking bays and 3 disability parking bays. There would also be a motorbike and cycle parking area. Vehicular egress would be one way out onto Bournville Lane also through a set of metal double gates. Four trees would need to be removed at the vehicular entrance to allow for the provision of sufficient width at the entrance to the site and the rear car parking. 2. Site & Surroundings 2.1. The building is sited on the junction of Bournville Lane and Hazelwell Street, within the Stirchley District Centre boundary, outside the designated primary shopping area. The building has been derelict for approximately 25 years and is in a particularly poor state of repair. The frontage sits directly on the pavement, and is particularly prominent up and down both Hazelwell Street and Bournville Lane There are a number of large trees on the site, although none have Tree Preservation Orders on them. These include Cherry, London Plane, Hawthorn and Sycamore To the rear of the building is the open green space behind the Friends Meeting House. The rear of the site is relatively open at present, with no physical barrier between the park and the former Bowling Green. The rear of the building faces onto the former bowling green and is overlooked by the residential properties on Bond Street The area is predominantly residential and there are residential properties directly opposite the site. Surrounding commercial properties range from small converted properties to larger scale retail units ie. Farmfoods directly abuts the access into the site on Hazelwell Street. The Grade II listed Stirchley library building directly abuts the site on Bournville Lane and the derelict locally listed Friends Meeting House on Hazelwell Street. 3. Planning History /08200/PA - Listed Building Consent for the partial demolition and conversion of a Grade II listed Building to form a community centre with childrens play area and car parking. On this Agenda. 4. Consultation/PP Responses Page 2 of 10

3 4.1. A site notice has been displayed and the proposed scheme has been advertised under the Listed Building Consent application 2012/08200/PA as it is a Grade II listed building. Neighbouring occupiers, local residents associations, Ward Councillors and MP were notified. The comments received are summarised as follows: 4.2. COUNCILLOR WALKLING - supports the proposal as being essential for the regeneration of Stirchley COUNCILLOR HUXTABLE supports the proposal Comments have been received from 8 residents of surrounding occupiers. The comments can be summarised as follows: - the loss of the open green space at the rear of the site should be replaced by a similar green space - the one way entrance/exit to the car park is a danger to pedestrians walking on the pavement - the library and the application site should be connected as a joint community facility - the materials to be used for the hall are cheap - the application is supported as bringing a vacant listed building back into use - the cramped nature of the site means that amenity land will be lost to make way for insufficient parking for the buildings needs - the building is not suitable for conversion and will lead to expensive maintenance - the constrained nature of this site will mean that community activities will be inadequate - the community centre is not needed and instead the Baths should be returned to working order - parking is not necessary as there is parking available at the Co-op store - the rear play area will attract anti social behaviour in the evenings - there will be noise disruption for residents of Bond Street - the car parking will be an eyesore for residents of Bond Street 4.5. SELLY OAK BRANCH LABOUR PARTY - support the application as it will provide community facilities to the area and also bring a historic building back into use TRANSPORTATION No objection subject to conditions regarding a S.278 for widening the footway, S.257 to stop up the highway where the ramp is to be located, Travelwise affiliation, a car park management plan, demolition plan, construction management plan and vehicular signage to be agreed WEST MIDLANDS FIRE SERVICE No objections SEVERN TRENT No objection subject to the inclusion of a condition requiring drainage plans to be approved by the Local Planning Authority SPORT ENGLAND No comments to make as the site does not form a playing field and consists of disused sports facilities REGULATORY SERVICES No objection subject to conditions regarding contaminated land investigation and desk top study WEST MIDLANDS POLICE - No objection. Comments provided on potential additional security measures that could be put in place, such as internal window grilles and security boundary fencing. Page 3 of 10

4 4.12. ACCESS COMMITTEE Comments made include the front access ramp at approximately 13m long exceeds the maximum length of ramp required by building regulations (10m); consideration should have been given to a door at ground level and an internal platform lift in lieu of the visually prominent ramp; cycle storage should be provided front and rear with covered storage at rear; and car parking management is required LEISURE SERVICES No objection in principle, however concerns are raised that the pedestrian access from the recreation ground is not segregated through the car park area and adults and children, in particular, have no alternative than to traverse the car park in order to access the play area ENVIRONMENT AGENCY Comments awaited. 5. Policy Context 5.1. NPPF 2012, Birmingham UDP 2005, Draft Birmingham Development Plan, Places for All 2001, Regeneration through Conservation 1999, Nature Conservation Strategy for Birmingham 1997, Car Parking Guidelines 2012, Shopping and Local Centres SPD 2012, Stirchley Framework 2002, 6. Planning Considerations 6.1. The planning issues for consideration are: the suitability of the use in this location, the use of the listed building for the development, transportation, landscaping and trees, loss of open space, and impact on neighbouring amenity. The suitability of the use 6.2. The proposal would provide a valuable community facility in a sustainable location to serve the local area. This would be in line with the requirements of NPPF para.69 which promotes the creation of inclusive healthy communities and states that the planning system can play a part in facilitating social interaction. The proposal would comply with the requirements of the NPPF para.70 which actively encourages the planning system to deliver the social, recreational and cultural facilities and services that the community needs The proposal would provide easily accessible, improved and extensive facilities for adults and children, with an outdoor play area for the needs of local children, social meeting rooms for residents, a local gallery for community displays and an internet café area for use by members of the community. Community activities provided would serve the needs of the local residents and would include parent and toddler groups, English and foreign language classes, local arts and crafts groups, children and adults sports classes such as badminton and table tennis, childrens activity classes and creche, neighbourhood forums and community advice sessions The proposals would provide enhanced facilities to replace those currently available at Stirchley Indoor Bowls and Community Centre (on Pershore Road, to the east), which is proposed for demolition (with the bowls facility to be accommodated elsewhere) The Draft Birmingham Development Plan policy S10 states that community uses within and adjoining Stirchley centre will be encouraged as a means of diversifying Page 4 of 10

5 and contributing to the vitality and viability of Stirchley. The draft Stirchley Framework currently under work identifies Bournville Baths as the location for a community hub facility, bringing the baths back into use and providing car parking, as part of the future regeneration of Stirchley. The use of the listed building 6.6. The Bournville Lane Baths is a Grade II listed building that has been derelict for approximately 25 years and is in a particularly poor state of repair, as evidenced by the structural condition report submitted with the application. Extensive discussions have taken place with my Conservation Officer, and the building would be refurbished with the roof lights, windows and door positions being retained in accordance with my Conservation Officer s requirements. The internal layout has been determined by the retention of the existing historic walls wherever possible, and there would be disabled access from the front and rear of the building. Demolition of a later additional side extension that formed the plant roof would take place, and internally the pool area would be infilled and the side walkways to the pool would be demolished and a new floor built. Internal later additional non-historic walls would be removed and in some cases replaced. Externally the fenestration and elevations would be retained and reinstated to the original design. Stonework and details such as rainwater goods would also be reinstated where possible to the original features of the building The proposal would therefore bring back into use a Grade II listed building, securing its future use as a valuable community facility. Transportation 6.8. My Transportation officer has raised no objection, subject to conditions including the widening of the footway on Bournville Lane by appropriate agreement (S278), Community Travelwise affiliation and a car park management plan. The proposed development would have a gross floor area of 822sqm and the Transport Assessment establishes that a maximum of 24 vehicles is predicted. The application proposes 19 standard parking bays and 3 disability parking bays with motorbike and cycle parking for up to 10 bicycles split between the front and rear. Given the proximity of surrounding car parks, the sustainable location and the availability of on street parking in the vicinity, the parking facilities proposed are considered sufficient For security measures, gates would prevent access to the car park when the Hub is closed and a new boundary treatment (2.4m high fence) would be located on the boundaries of the site to improve security. The rear parking areas would be lit for security purposes. The lighting would improve existing security measures for the residents on Bond Street Pedestrian access would be via the main entrance from the Hazelwell Street/Bournville Lane frontage, and staff would access through the side of the building. There would also be an option to use the rear access into the building Main Hall and reception via a path, and staff would be able to access at the rea using the kitchen access. The proposed vehicular access/egress would be a one way route and would be resurfaced as a shared surface route with no separate footway. Pedestrians wishing to enter the Community Hub from the rear car park would be likely to use the vehicular access or egress to walk to the main entrance. It was established in previous discussions that this was considered to be acceptable as vehicle speeds along the access/egress would be low. Page 5 of 10

6 6.11. The proposals would necessitate an order under Section 257 of the Town and Country Planning Act 1990 to enable the provision of the ramped entrance to the building at the corner of Hazelwell Street and Bournville Lane which would extend onto part of the existing pavement area (with the pavement widened at this point to compensate for this). Landscaping and trees Four mature trees would need to be removed to improve the width of the access. A Tree Survey has been submitted and my Tree Officer has had extensive discussions with the applicant and raises no objections to the loss of these trees, which are a Cherry, a Category B London Plane, Hawthorn and Sycamore. In order to mitigate for the loss of trees on the site, there would be an additional 10 trees planted within the site, including a group of 5 Silver Birch on the grassed embankment adjacent to the childrens play area There would be landscaping within the site in the form of grassed areas underplanted with woodland bulbs, shrub planting with interspersed tree species to provide additional screening along the length of the rear boundary to Bond Street, and additional tree planting. The Landscape Officer has raised no objection subject to conditions requiring details of all materials, earthworks, boundary treatment and planting, and the inclusion of green/brown roofs. However, given that the building has limited flat roofed area and is a grade II listed building, the building roof structure is unable to carry the additional weight load of a green/brown roof substrate, and would damage the main structural elements of the building. The inclusion of green/brown roofs condition is therefore not suitable and it is not proposed to add this condition in this instance. Loss of open space The proposal would involve the loss of 1,400 sqm of public open space, primarily the vacant former bowling green which forms part of Stirchley Recreation Ground. The remainder of the recreation ground would be unaffected. The bowling green has not been used for approximately 10 years or longer according to photographic evidence. The NPPF paras states that access to high quality open space for recreation can make an important contribution to communities, and that existing open space should not be built on unless the land is surplus to requirements, would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location, or the development is for alternative sports and recreation the needs for which outweigh the loss The Stirchley Framework states that open space within the area will be protected and any proposals for development which would have an adverse impact upon open space will not be supported. Paragraph 3.52A of the UDP states that proposals resulting in the loss of open space will only be permitted in exceptional circumstances. If these can be demonstrated, an appropriate recreational community benefit will be sought. The UDP also prohibits development on playing fields (para. 3.57) even when they have fallen out of use or are derelict, unless exceptional circumstances can be proved, in which case an equivalent long term community benefit will be sought In this case exceptional circumstances can be argued as the proposal for refurbishing and re-using Bournville Baths as a community centre brings back into use a valuable listed building that has been derelict for many years and that would otherwise continue to deteriorate. In addition many of the replacement community Page 6 of 10

7 facilities will be upgraded and the linked children s play area will provide a new facility Having accepted the case for exceptional circumstances two compensatory claims would normally be required. 48,300 for the loss of the bowling green, and 56,000 to offset the loss of the public open space. Following discussions with Leisure Services, they are prepared to forego the bowling green sum, given the other benefits the scheme is providing, but do require the public open space compensation to ensure improvements to the remainder of Stirchley Park, or other public open space in the area. This can be secured through an appropriate planning condition In this case the community facilities that would be provided in the refurbished building would outweigh the loss of the open green space at the rear of the site. The proposal would offer a range of sporting and recreational facilities for children of all ages, from the outdoor play area to organised sports classes and club facilities ie. table tennis, badminton and martial arts. In addition, the community facility would offer a range of recreational benefits to the local community that would otherwise not be secured. It is therefore considered that the replacement facilities would satisfy the NPPF criteria, in that the proposal would provide alternative sports and recreational provision, the need for which clearly outweighs the loss. Impact on neighbouring amenity In addition to the above, concerns have been raised by residents regarding the rear play area attracting anti-social behaviour in the evenings, noise disruption and the car parking being an eyesore. At the moment the rear open space is not used or lit in any way, and is much more likely to attract potential anti-social behaviour. The proposed use would mean that this area was instead managed, used and well lit (in accordance with a detailed lighting scheme submitted with the application). This would reduce the potential for any anti-social behaviour to the benefit of the surrounding residents. Regarding noise disruption and the visibility of the parked cars, the use would cease at 10.15pm, which is considered acceptable in this location No objection has been raised by Regulatory Services and the use would be conditioned to ensure that there was no late night use of the premises beyond this time and no use of live or amplified music. The boundary treatment would include 2.4m high fencing and tree planting, which would visually screen the car parking. It is therefore considered that there would be no detrimental impact on neighbouring amenity. 7. Conclusion 7.1. The proposal would bring back into use a Grade II listed building, securing its future use as a valuable community facility in a sustainable location. The benefits afforded by the proposed Community Hub would significantly contribute to the regeneration of Stirchley and would provide improved recreational and community use facilities for all ages of Stirchley residents. 8. Recommendation Page 7 of 10

8 8.1. I. Approve II. That the Director of Legal and Democratic Services be authorised to make an Order in accordance with the provisions of Section 257 of the Town and Country Planning Act Requires the scheme to be in accordance with the listed approved plans 2 Requires the scheme to be in accordance design and access statement 3 Requires the prior submission of sample materials 4 Requires the prior submission of a construction method statement/management plan 5 Requires the prior submission of a contamination remediation scheme 6 Requires the prior submission of a contaminated land verification report 7 Requires the submission of unexpected contamination details if found 8 Requires the prior submission of a drainage scheme 9 Restricts when music can be played inside the building to between the hours of 10:15 and 22: Limits the noise levels for Plant and Machinery 11 Prevents the use of amplification equipment 12 Requires the prior submission of hard and/or soft landscape details 13 Requires the prior submission of boundary treatment details 14 Requires the prior submission and completion of works for the S278/TRO Agreement 15 Requires the applicants to join Travelwise 16 Requires the prior submission of a parking management strategy 17 Requires the prior submission of entry and exit sign details 18 Protects retained trees from removal 19 Requires the implementation of tree protection 20 Requires the prior submission of details for tree works 21 Requires tree replacement within 2 years post development 22 Requires the prior submission of investigation for archaeological observation and recording 23 Requires the provision of financial contributions towards off site public open space in Page 8 of 10

9 Stirchley Ward. 24 Restricts the hours of operation to between the hours of 10:15 and 22: Limits the approval to 3 years (Full) Reason for Approval 1 Birmingham City Council grants Planning Permission subject to the condition(s) listed below (if appropriate). The reason for granting permission is because the development is in accordance with: Policies 3.8, 3.10 and 3.14 of the Birmingham Unitary Development Plan 2005; Places for All (2001); and the National Planning Policy Framework. Case Officer: Liz Ellis Page 9 of 10

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11 42 STREET APPENDIX 2 12 N 1 63 BOND STREET Recreation Ground 4 to PC II 49 6 to 8 35 El Sub Sta 126.1m B Friends' Meeting House 49a HAZELWELL STREET II II Library 126.9m TCB 1 58 Stirchley Elim Church E LANE m This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon 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 , PERSHORE ROAD SCALE 1:1250 Bournville Lane Baths Bournville Lane Stirchley Birmingham B30 2JT 2012/08199/PA 2012/08200/PA This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon 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 , 2009 Statutory Listed Building Locally Listed Buildings Conservation Area Neighbourhood Offices Site Boundary Site Location Development Directorate 1 Lancaster Circus Queensway Birmingham B2 2JE. Date:25/9/2007 SCALE 1:5000 Birmingham City Council