14A Moor Hall Drive, Sutton Coldfield, Birmingham, B75 6LP

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1 Committee Date: 06/03/2014 Application Number: 2014/00024/PA Accepted: 03/01/2014 Application Type: Full Planning Target Date: 28/02/2014 Ward: Sutton Trinity 14A Moor Hall Drive, Sutton Coldfield, Birmingham, B75 6LP Demolition of existing 5-bed dormer bungalow with integral garage, detached garage, shed and greenhouse and erection of a 5-bed dwelling house with integral double garage and new vehicular access gates. Applicant: Agent: Recommendation Approve Subject To Conditions Mr & Mrs Alison France 11 The Avenue, Walmley, Sutton Coldfield, B76 1TP Qube Design Limited The Studio Capri, Fairview Road, Dartmouth, Devon, TQ6 9EN 1. Proposal 1.1. It is proposed to demolish the existing 5-bed dormer bungalow with integral garage, detached garage, shed and greenhouse and erect a 5-bed dwelling house with integral double garage and new vehicular access gate The replacement dwelling would be largely sited over the footprint of the existing dormer bungalow and would have a deep frontage building line. It would be twostoreys in height with rooms within the roof space and a single storey side wing incorporating a double garage. The design is an art and crafts style with gables, chimney breasts and a dormer window. The footprint would increase from 295.5sqm to 318sqm. Building materials would consists of multi stock hand made facing brickwork with vertical tile hanging and hand crafted plain clay roof tiles. The windows would consist of painted hard wood with small panes and stone work surrounds. Pre-application discussions relating to this scheme have taken place which amended the side wing from two-storeys to single storey to reduce the impact on the neighbouring property at No. 16 Moor Hall Drive The ground floor layout would consist of a reception hallway, WC, study/snug, drawing room, dining room, play room, utility room, bathroom and an open plan kitchen, breakfast bar and family room. At first floor there would be four bedrooms all with en-suites and one with a dressing room. Within the roof space there would be a plant room, hobby room and a fifth bedroom with an en-suite and a dressing room. All bedrooms (40.5sqm, 30.3sqm, 29sqm, 19.08sqm and 16.3sqm) and the rear garden area (1062sqm) would comply with Places for Living SPG The scheme includes a double garage and parking for a total of 5 cars (500% parking provision), the same provision as the existing dwelling. Page 1 of 9

2 1.5. All existing trees are to be retained however I note that 5 previously pruned Poplar trees have recently been removed. It is proposed to install timber traditional gates to the existing vehicular access point Site Area hectares. Density is 4 dwellings per hectare The application has been submitted with a Design and Access Statement, Ecological Bat Assessment, Arboricultural Report/ Tree Survey and Character Apprasial/ Photographic Survey Site Plan 1.9. Elevation Plans 2. Site & Surroundings 2.1. The application site contains a vacant 1970 s chalet style dormer bungalow with an integrated garage, detached garage, shed and greenhouse and is located on the south side of Moor Hall Drive. The site is triangular in shape, measuring 41 metres wide across the front boundary and 4 metres across the rear boundary. The site is 100 metres in length. The site has a single vehicular access to Moor Hall Drive and hard surfacing for parking. The ground levels fall from the front (north) to the rear (south) boundary by approximately 1.5 metres and west to east by approximately 1.2 metres There are 10 mature trees within the site, of which 3 trees are located along the side (east) boundary, 6 trees located in the northwest corner to the front of the site and 1 tree within the rear garden adjacent to the side (southwest) boundary. The front and side boundaries also comprise hedgerows and shrub planting. The trees along Moor Hall Drive, but outside the site are covered by Tree Preservation Order 441. There is also a large Oak tree located in the curtilage of No. 14 Moor Hall Drive, which overhangs the northwest corner of the site Moor Hall Drive is a single private road with no pavement and contains predominantly large detached dwellings set within spacious plots. To the northeast of the site, on the opposite side of Moor Hall Drive is a Grade II* listed dwellinghouse (No. 29 Moor Hall Drive) and a lake. To the rear of the site is Moor Hall Golf Course which is designated as Green Belt and Site of Importance for Nature Conservation (SINC). There is also a hotel located on Moor Hall Drive The site has a poor level of public transport accessibility Site Location 3. Planning History July Planning permission granted for detached chalet dwelling with integral garage and construction of footpath crossing, subject to conditions. 4. Consultation/PP Responses 4.1. Ward Councillors, M.P, Residents Associations and local occupiers were notified. Page 2 of 9

3 4.1. Moor Hall Residents Association objects to the proposed development on the following grounds: Application is unnecessary; The application together with previous approved grotesquely large properties will continue to diminish the semi-rural aspect of Moor Hall Drive and create wall to wall properties with an appearance more like a street; Detract from the unique character of Moor Hall Drive; The size of the proposed dwelling is not appropriate to the available land area within the curtilage of its plot; The size and height of the proposed dwelling would have an overbearing impact on No. 16; Local residents have experienced considerable disturbance from the development at No. 20 (replacement dwelling) which is still not complete after 30 months and it is understood that this application is funded by the same family organisation. Aesthetically, the aspect of a pleasant semi-rural and up-market environment has been ruined by the protracted duration of the construction exercise at No. 20; and Moor Hall Drive will be damaged further by more construction vehicles Four letters of objection have been received from nearby occupiers stating that they concur with the objections raised by Moor Hall Residents Association Moor Hall Golf Club has expressed concern that the application would lead to an increased level of commercial (HGV) traffic on Moor Hall Drive. They have advised that HGV traffic associated with recently approved planning applications have caused excessive weight damage to the structure of the Drive, which has resulted in additional safety reviews and maintenance expenditure. Also irreparable damage to verges has resulted in earth-wash along the Drive and additional expenditure in keeping soak-away drainage operational. They have requested that if planning permission is to be granted then a similar Construction Method Statement/Management Plan condition should be recommended as attached to planning approval 2011/02877/PA for one dwelling at land adjoining 12 Moor Hall Drive should, and that the details of the plan should be made available for inspection Severn Trent Water No objection subject to drainage condition West Midlands Fire Services No objection Transportation Development - No objection subject to conditions to ensure existing level of visibility splays are maintained at the existing access and any alterations to footway crossing is constructed to departmental standards at the applicant s expense West Midlands Police No objection. 5. Policy Context 5.1. National Planning Policy Framework (NPPF), Birmingham Unitary Development Plan (UDP) 2005; Draft Birmingham Development Plan (BDP); Car Parking Guidelines SPD, Mature Suburbs SPD, Nature Conservation SPD, Places for Living SPG, 45 Degree Code and TPO 441. Page 3 of 9

4 6. Planning Considerations 6.1. The main issues are the impact on the character and appearance of the area and highway safety and whether the proposal would provide satisfactory living conditions for the future occupiers and neighbouring occupiers Policy Context 6.2. The NPPF seeks to ensure the provision of sustainable development, of good quality, in appropriate locations and sets out principles for developing sustainable communities. It encourages the effective use of land by utilising brown-field sites and focusing development in locations that are sustainable and can make the fullest use of public transport, walking and cycling. The NPPF promotes high quality design and a good standard of amenity for all existing and future occupants of land and buildings. It also advises that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions The adopted UDP 2005 seeks to protect what is good in the City s environment and restrict new development that would have an adverse effect on its quality. A high standard of design is encouraged and policy 3.14D sets out good urban design principles. Places for Living SPG, also reaffirms this and emphasises the need for new developments to reinforce the local characteristics that are considered positive Mature Suburbs SPD advises that new development must be of 'good design' resulting from a good understanding of the local character and circumstances. It states that proposals that undermine and harm the positive characteristics of a mature suburb would be resisted Impact on the character and appearance of the area 6.4. The positive characteristics of Moor Hall Drive that contribute to the local character are the relatively varied architecture styles including houses influenced by the Arts and Crafts movement. The dwellings are generally two-storeys in height and have a direct visual relationship with Moor Hall Drive. The dwellings to the south of Moor Hall Drive that back onto Moor Hall Golf Course have a woodland setting and no identifiable rhythm in building siting or separation gap between buildings. The existing dormer bungalow was built in the late 1970 s and is a simple rectangular design with limited features of interest Mature Suburbs SPD indicates appropriate design criteria for development in mature suburbs and in relation to this application, the key components are: building form and massing; siting; boundary treatment; design styles; public realm and landscaping and cumulative impact The ground level falls west to east across the site and down to a stream that is located between Nos. 16 and 18 Moor Hall Drive. The height of the replacement dwelling respects the fall in the ground level and the changes in height between the two-storey dwelling at No. 14 and the chalet dormer bungalow at No. 16. I acknowledge the concerns of local residents about the height of the replacement dwelling compared to No. 16. The single storey side wing would be located near to the plot boundary of No. 16 and would provide an acceptable transition in height between the main dwelling and the lower ridge height of No. 16. Page 4 of 9

5 6.7. Also, views from Moor Hall Drive when looking southeast at the application site and No. 16 are limited due to the existing landscaping. The position and angle of No. 16 Moor Hall Drive faces away from the application site thereby reducing its impact. Furthermore, the proposed landscaping along the side boundary shared with No. 16 would provide appropriate softening of the impact of the development and help the development fit in with its context. I therefore consider that the building form and massing of the proposed replacement dwelling is acceptable. I have recommended conditions to ensure site levels remain unchanged The siting of the replacement dwelling would retain the deep front building line and visual relationship with Moor Hall Drive. The separation gap between the proposed dwelling and No. 14 would remain unchanged and a gap of 3.18 metres would be provided between the single storey side wing and the side boundary shared with No. 16 which would provide sufficient space for enhanced landscaping. The single storey side wing would project forward of the main dwelling to a similar extent as the existing detached garage and the existing two-storey side wing at No I consider that the design of the replacement dwelling being of an Arts and Crafts style is well articulated and is appropriate for the area. It would also relate well with other developments along Moor Hall Drive and would help to improve the built environment. The timber access gates proposed would be in keeping with other gated entrances in Moor Hall Drive. I have recommended a condition requesting further details of the gate to ensure that they are acceptable in terms of design, height and siting The City Design Officer and Landscaping Officer raise no objection to the proposed development. I therefore consider that the proposed replacement dwelling would be of an appropriate scale and form and of a high quality design. It would be well articulated and would retain the deep front building line, visual relationship with the highway and separation gaps to neighbouring dwellings. I do not consider that it would undermine or harm the positive characteristics of Moor Hall Drive. I therefore consider that it would comply with the policies set out in the NPPF, the adopted UDP, Places for Living SPG and Mature Suburbs SPD Impact on residential amenity Regulatory Services raises no objection to the proposed dwelling. I concur with this view. The replacement dwelling would be 3.7 metres greater in depth than the existing bungalow however there would be no breach in the 45 Degree Code in relation to the nearest habitable room windows at neighbouring dwellings and I do not consider that the development would significantly overshadow the neighbouring property at No. 16 and its rear garden, to justify a refusal of this application on its own. I have recommended conditions to remove permitted development rights for extensions and new windows to safeguard the amenities of adjoining residents The distance between the rear facing bedroom windows in the proposed dwelling and the rear garden to No. 16 would meet the minimum guidelines of separation as set out in Places for Living SPG, which recommends a separation distance of 5 metres per storey. I consider that the existing boundary treatment and existing/proposed landscaping along the side boundaries would prevent overlooking from the side facing windows serving the ground floor dining room and family room. A condition is recommended to ensure the side facing en-suite windows are installed with obscured and non-opening glazing to prevent overlooking. Page 5 of 9

6 6.14. The replacement would provide satisfactory living accommodation for future occupiers. All bedrooms and the rear garden area would comply with Places for Living SPG Impact on trees and ecology The site lies between Moor Hall Golf Course (Greenbelt and Site of Importance for Nature Conservation (SINC)) and Moor Hall Drive (TPO 441) and there are 10 existing trees within the site. The applicant has provided an addendum to the submitted Arboricultural Assessment which explains why the applicant considered it necessary to remove 5 Poplar trees that were until recently present on site and to confirm that adequate tree protection can be provided to safeguard the remaining 10 trees and adjoining trees during construction. The Tree Officer has raised no objection and considers that the site can be redeveloped without adversely impacting the remaining trees including the very substantial Oak tree located in the front garden of No. 14 Moor Hall Drive. I concur with this view and have recommended the conditions suggested by the Tree Officer The application site was submitted with an Ecological Appraisal and Daytime Bat Assessment which concluded that the existing bungalow has potential for bat roosting and bird nesting however no signs of bat roosting were found. A number of precautionary and enhancement measures have been recommended to safeguard protected species and to encourage new wildlife habitats and foraging within the site. I have recommended conditions to ensure the development is constructed in accordance with these measures as outlined in the Ecological Appraisal Impact on highway safety Transportation Development raises no objection to the proposed development. I acknowledge that the proposed parking provision exceeds the maximum guidelines set out in Car Parking Guidelines SPD by 3 parking spaces however this is considered acceptable for this size of house and also, the site is not easily accessible to public transport services. I do not consider that the proposed development would have a detrimental impact on highway safety. I have recommended a condition to ensure the pedestrian visibility splays are maintained. 7. Conclusion 7.1. I am of the view that the replacement dwelling would be of a high quality design that would improve the built environment and respect the positive characteristics of the area. The proposal would not be overbearing or over dominant and would not cause harm to the amenity of neighbouring residents. I have recommended conditions to safeguard existing trees and protected species. I consider that the proposed development complies with relevant local and national planning policies. 8. Recommendation 8.1. I recommend approval subject to the following conditions: 1 Requires the prior submission of level details 2 Requires the prior submission of an additional bat survey Page 6 of 9

7 3 Requires the prior submission of a construction method statement/management plan 4 Requires the prior submission of a construction ecological mitigation plan 5 Requires the prior submission of a drainage scheme 6 Requires the prior submission of sample materials 7 Requires the prior submission of dormer window/window frame details 8 Requires the prior submission details obscure glazing for specific areas of the approved building 9 Requires the prior submission of boundary treatment details 10 Requires the prior submission of hard and/or soft landscape details 11 Requires the prior submission of a scheme for ecological/biodiversity/enhancement measures 12 Requires the prior submission of the vehicular access gates details. 13 Requires the implementation of tree protection in accordance with the submitted Arboricultural Report dated 29 October 2013 including Addendam and associated drawing. 14 Removes PD rights for extensions 15 Removes PD rights for new windows 16 Requires pedestrian visibility splays to be maintained. 17 Requires the scheme to be in accordance with the listed approved plans 18 Limits the approval to 3 years (Full) Case Officer: Helen Hawkes Page 7 of 9

8 Photo(s) Figure 1 - Existing bungalow Page 8 of 9

9 9 Location Plan 2 LOCKHART DRIVE Overflow The Old Farm El Sub Sta MOOR HALL PARK 11 MOOR HALL DRIVE 14 14a MOOR HALL 12a 12 Foot Bridges Foot Bridge 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 9 of 9