Sutton Coldfield Conservative Club, 138 Jockey Road, Sutton Coldfield, Birmingham, B73 5DF

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1 Committee Date: 24/07/2014 Application Number: 2014/02918/PA Accepted: 28/04/2014 Application Type: Full Planning Target Date: 28/07/2014 Ward: Sutton Vesey Sutton Coldfield Conservative Club, 138 Jockey Road, Sutton Coldfield, Birmingham, B73 5DF Demolition of Sutton Coldfield Conservative Club and erection of 65-bed care home, erection of new pavilion(to accommodate existing tennis club, bowling and Conservative club), relocating of bowling green, new access and associated car park & landscaping Applicant: Agent: Recommendation Approve Subject To Conditions Gracewell Properties (Sutton Coldfield) Meridien House, Clarendon Road, Watford, Hertfordshire, WD17 1DS WYG Midsummer Court, 314 Midsummer Boulevard, Central Milton Keynes, Buckinghamshire, MK9 2UB 1. Proposal 1.1. Consent is sought for the redevelopment of the existing Sutton Conservative Club site on Jockey Road The redevelopment would involve the demolition of the existing Sutton Conservative Club building and the erection of a 65-bed care home specialising in dementia care with associated car parking and landscaping, the relocation of the existing bowling green and the erection of a new building that would accommodate Sutton Conservative Club, Boldmere Bowling Club and Boldmere Tennis Club The applicant has stated that the conservative club has been in decline over the last few years due to falling membership and increased running costs. The proposal with Gracewell Healthcare would secure the long term future of the club, improve community and sports facilities and provide a care home to meet growing demand within the area Gracewell Healthcare is creating a new generation of high quality elderly care homes for private and publicly funded residents. Gracewell Healthcare currently operates 6 care homes with a further 7 planned across the UK. Gracewell Healthcare is currently on site at the former Synagogue site on Pershore Road The 65-bed care home would be accommodated within a part three storey and part two and a half storey building with rooms within the roof space. The building would Page 1 of 16

2 follow the established building along Jockey Road and the scale of the building would relate well to neighbouring properties. The building would be T shaped and would extend along the Jockey Road frontage for some 59m. A rear wing would extend 26.4m into the site The care home would have a traditional appearance along the Jockey Road frontage giving the appearance of 4 distinct blocks. The front elevation of each block would be generally asymmetrical with a variety of fenestration and material palettes (brick, render and stone). Gable projections and bay windows would also give additional articulation and a high quality to the elevations. The side and rear elevations would have a similar appearance. The appearance of the care home, quality architectural detailing and use of quality materials would ensure that the development would reflect the character of the area The ridge height of the blocks would be stepped to follow the topography of Jockey Road with a maximum height of 13.3m stepping down to 10.6m. The overall height of the rear wing would step down from 13.3m down to 12m The ground floor would accommodate the main entrance/reception area, café, beauty salon, residents lounges, residents activity room, dining room and staff/administrative offices and 23 bedrooms; the first floor would accommodate residents lounges, dining room, cinema room, terrace, laundry and 26 bedrooms; the second floor would accommodate a lounge and terrace, dining room and 16 bedrooms as well as the plant room, kitchen and staff rooms and changing facilities. All bedrooms would be a minimum of 15sq.m A garden (measuring 450sq.m) for residents and their visitors would be provided between the rear wing and the western boundary. A first floor terrace (measuring 27sq.m) would be located in the north east corner of the rear wing overlooking the relocated bowling green and a second floor terrace would be located off a dining room facing onto Jockey Road The existing conservative club and sports clubs would be consolidated into one purpose built building located in between the existing tennis courts. A new bowling green (measuring 25m x 25m) would be laid out between the tennis courts and the rear wing of the care home The sports and conservative club pavilion when taken from the southern corner of the lower tennis court would be three storey in height (measuring a maximum of 9.5m above ground level) sweeping down to two storeys in height towards the northern end of the tennis courts. The front elevation (when viewed from the bowling green and car park) would be 18.1m wide narrowing down to 6.5m The pavilion would have a contemporary appearance. The front elevation would have large glazed sections at ground floor (overlooking the bowling green) with a variety of material palettes including facing brickwork, render, and grey cladding The pavilion would accommodate a function room, office, meeting room, toilets and plant room at lower ground floor level; a club room, bar, kitchen, tennis club room and changing facilities and toilets at ground floor, and a snooker room at first floor level. The lower ground floor would be at the same level as the lower (westerly) tennis court. The pavilion would also include a walk on balcony that would be at the same level as the upper tennis court. Page 2 of 16

3 1.14. Structures for maintenance, bowls, cycle storage and bin store would be sited along the western boundary. The maintenance and bowls hut would measure 7.8m x 4.9m and would have a maximum height of 2.4m above ground level. The hut would be sited adjacent to the bowling green and set off the western boundary a minimum of 3.4m with planting set behind. The cycle storage and bin store would measure 10m x 4m and would have a maximum height of 2.4m above ground level. The cycle and bin store would be sited within 12m of the staff and service entrance in the rear elevation on site car parking spaces would be provided accessed off a new access road from Jockey Road sited along the eastern boundary. Footpaths would be provided either side of the access road In addition to the 67 car parking space dedicated doctor, ambulance, minibus and delivery vehicle spaces would be provided close to the main entrance of the care home Nos.128 and 130 Jockey Road have been acquired by Gracewell Healthcare and part of the rear gardens would be incorporated into the application site to provide parking spaces and landscaping An Oak tree protected by Tree Preservation Order 970 would be retained on site. 18 low quality trees are to be removed The proposal would create 65 full time and 10 part time jobs The following documents have been submitted in support of the application: Archaeological Desk Based Assessment Bat Survey Care Home Needs Assessment Design & Access Statement Extended Phase 1 Habitat Survey Foul & Surface Water Drainage Statement Ground Investigation Report Planning Statement Statement of Community Involvement Travel Plan Transportation Statement Tree Survey & Arboricultural Statement Proposed Elevations Proposed Pavilion Elevations Proposed Site Plan 2. Site & Surroundings 2.1. The application site comprises the Sutton Conservative Club site which also includes Boldmere Bowling Club and Boldmere Tennis Club The Sutton Conservative Club building is sited along the Jockey Road frontage adjacent to the boundary with residential property No.128 Jockey Road. The building extends along the Jockey Road frontage for 32m. Page 3 of 16

4 2.3. The conservative club building is two and half storey in height incorporating gable features. There is a two storey detached coach house extending along the boundary with No.128 Jockey Road. The building benefits from several small extensions to the rear The site is accessed from an existing footway crossing located centrally along the Jockey Road frontage leading into the car park. The car park wraps around behind the conservative club building and extends north into a narrow strip of land to the west of the existing bowling green The site undulates from Jockey Road north towards the tennis pavilion and courts sited at the rear of the site The topography falls from east to west along Jockey Road At the northern end of the site are two tennis courts (excluded from the application site) with a single storey pavilion sited in between. The pavilion is predominantly constructed from timber (painted green) with a modest brick extension. The tennis court along the western boundary is set at the same ground level as Nos Teddington Close. The tennis court in the north east corner of the site is set approximately 1.2m higher than lower tennis court Jockey Road is characterised by two storey semi-detached dwellings. The front elevations typically display a mix of brickwork and render. Gable features, bay windows and chimneys are a feature of dwellings in the area. The dwellings on the southern side of Jockey Road are set back from the highway and are staggered following the curve of the road. Site Location Map Street View 3. Planning History 3.1. Nos Jockey Road 15 th January /03226/PA Demolition of houses at Jockey Road and erection of 20 sheltered apartments for the elderly together with ancillary facilities, car parking and new access Refused on grounds of overdevelopment of the site, uncharacteristic buildings, and overbearing impact on local occupiers Appeal allowed 25 th May /01960/PA Erection of 24 sheltered apartments for the elderly together with ancillary facilities, car park and new access Refused on grounds of overdevelopment of the site, uncharacteristic buildings, and overbearing impact on local occupiers. 19 th December /05891/PA Demolition and erection of 37 sheltered apartments for the elderly together with ancillary facilities, car parking and new access Refused on grounds of overdevelopment of the site, unsatisfactory scale, mass and layout and failure to demonstrate a safe and satisfactory means of access Page 4 of 16

5 Appeal dismissed 4. Consultation/PP Responses 4.1. Site and Press Notice displayed, local residents, resident associations, local Councillors and MP notified 24 objections from local residents and from Vesey North Neighbourhood Forum received. Objections received are summarised below: Proximity of the care home and pavilion to properties in Teddington Close; Lack of parking; Development not in keeping with the residential character of Jockey Road; Impact on sewers and drainage; Outlook; Noise and disturbance; Overlooking and loss of privacy; Traffic and parking pressure on Jockey Road; Proximity of bin store to properties in Teddington Close due to vermin and health; Scale of Jockey Road frontage; Access not wide enough; Additional pressure on local infrastructure and facilities; Pollution during construction; Impact on property values; Demolition of the Conservative Club building is unnecessary; and the replacement bowling green is not an adequate replacement. Regulatory Services no objection subject to conditions Transportation no objection subject to conditions Sport England no objection Severn Trent no objection. West Midlands Police no objection West Midlands Fire Service no objection The applicant has submitted a Statement of Community Involvement outlining engagement between the applicant and local residents prior to submission of the planning application. 29 responses were received highlighting the following issues: Car parking and increase in traffic Overlooking and loss of privacy Noise and disturbance from the pavilion Scale of care home 5. Policy Context 5.1. The following local planning policies are applicable: Birmingham UDP Draft Birmingham Development Plan Page 5 of 16

6 Places for All Car Parking Guidelines The following national planning policy is applicable: The National Planning Policy Framework The National Planning Practice Guidance 6. Planning Considerations 6.1. The proposal should be assessed against the objectives of the policy context set out above. Policy 6.2. The NPPF requires all new developments to be considered with the presumption in favour of sustainable development. Paragraph 17 of the NPPF has as one of its core principles the requirements to seek high quality design. Paragraph 56 of the NPPF reiterates the requirements confirming that good design is a key aspect of sustainable development and should contribute positively to making places better for people. Paragraph 58 states that planning decisions should aim to ensure that developments: add to the overall quality of the area: establish a strong sense of place: respond to local character and reflect the identity of local surroundings and materials: and are visually attractive as a result of good architecture and appropriate landscaping The Planning Practice Guidance that accompanies the NPPF advises that new development should look to respond appropriately to the existing layout of buildings, streets and spaces to ensure that adjacent buildings relate to each other, streets are connected, and spaces complement one another. The size of individual buildings and their elements should be carefully considered, as their design would affect the: overshadowing and overlooking of others; local character; skylines; and vistas and views. The scale of building elements should be both attractive and functional when viewed and used from neighbouring streets, gardens and parks UDP Policy 3.8 refers to the need to protect and enhance what is good in the city s environment and to improve that which is less good. Policy 3.10 states that proposals having an adverse effect on the quality of the built environment will not normally be allowed. Policy 3.14 emphasises the importance of good design. Policy 3.16A states that trees are important for their visual amenity, benefits to health, historical significance and nature conservation value. Where trees or hedgerows are lost as a result of development, replacement trees will be required and, wherever possible, replacement hedgerows UDP Policies 8.28 and 8.29 specifically apply to residential care homes and provides guidelines for assessing planning applications for such uses. Proposals should not cause demonstrable harm to the residential amenity of occupiers of nearby properties by reason of noise and disturbance nuisance; proposals within areas already containing similar uses should take into account the cumulative effect of such uses upon the residential character and appearance of the area; proposals should not prejudice the safety and free flow of traffic in the adjoining highway; and proposals should include adequate outdoor amenity space to provide satisfactory living environment for residents. Page 6 of 16

7 6.6. Specific Needs Residential Uses SPG requires no adverse impact on highway safety and satisfactory outdoor living space for the future residents of care homes The NPPF states that in order to deliver the social, recreational and cultural facilities and services the community requires, planning policies should plan positively for the provision and use of shared space, community facilities (such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship) and other local services to enhance the sustainability of communities and residential environments. Guard against the unnecessary loss of valued facilities and services, particularly where this would reduce the communities ability to meet its day-to-day needs. Ensure that established shops, facilities and services are able to develop and modernise in a way that is sustainable and retained for the benefit of the community The UDP defines playing fields as all leisure and recreational facilities (whether private or City owned) and including tennis courts and bowling greens. UDP Policy 3.57 states that development of playing fields will not normally be allowed particularly in areas which fall significantly below the standard of 1.2 hectares per 1000 population. Where, in exceptional circumstances, permission is granted for the development of a sports field this will be subject to the provision of equivalent long term recreational community benefit UDP Policy 3.60 states that the quality of sports pitches is also important. Encouragement will continue to be given to improvements, for example to changing facilities, and to the provision of all weather pitches. Impact on Local Character The applicant has amended the care home following discussions with my Officers. The amendments include improving the architectural style of the building, reducing the mass of the building, a reduction in the building height and improved landscaping along the street frontage. I consider that the amendments to the care home provide a high quality building that would add to the quality of the area and would positively contribute to improving this section of Jockey Road. The high quality design, meaningful setbacks and variation in building heights would give the appearance of 4 distinct blocks which break up the overall mass of the building. I consider that the design of the care home responds well to the local character and is visually attractive reflecting materials and the architecture of the local surroundings. The mass of the rear wing has also been reduced with a distinct step down in the roof height further into the site and side elevations broken up with a varied use of materials and architectural detailing My City Design Officer considers the amended scheme to be a significant improvement and the amendments to the front elevation are more successful in visually breaking down the building down into smaller sections and creating a more coherent and interesting appearance. The treatment of the roofs, recesses and projections, and use of gable features, bay windows and dormer windows provide additional interest to the building The applicant has amended the pavilion following discussions with my Officers. The amendment is in relation to the position of the balcony which has been lowered by 1.2m. The pavilion would display a high quality contemporary appearance that would also add to the quality of the area. The overall size and mass of the pavilion is an appropriate response to consolidate the conservative club, tennis club and bowling club functions into one purpose built building. The design responds well to a Page 7 of 16

8 constrained site taking into consideration the fixed positions of the tennis courts and the level differences through the site. The pavilion would be visually attractive reflecting the materials of the local surroundings. Impact on Residential Amenity I note the concerns expressed by public consultation responses in relation to the proximity of the care home and pavilion to nearby residential properties, overlooking and a loss privacy and noise and disturbance The rear wing of the care home would extend 26.4m into the site and would have first and second floor windows facing the boundaries with No. 128 Jockey Road and No.162 Jockey Road. The separation distances between proposed windowed elevations and adjoining rear gardens complies with the minimum guidelines set out in Places for Living. I therefore consider that the amenities of nearby occupiers would not be adversely affected. I note that first and second floor bedroom windows would not extend along the entire length of the rear wing with a cinema room, laundry, staff changing rooms, plant room and kitchen located on the upper floors. Externally there would be a variation in window sizes and heights which would ensure that the care home would not appear visually intrusive At its nearest point the care home would be sited approximately 33.6m from the rear elevation of No.23 Teddington Close. I consider that there would be sufficient distance between the properties along Teddington Close and the proposed care home. The care home would not appear as an overbearing building or result in loss of light or overshadowing At its nearest point the pavilion would be sited approximately 19.2m from the rear elevation of No.15 Teddington Close. I consider that there would be a sufficient distance between the properties along Teddington Close and the pavilion. The pavilion would not appear as an overbearing building or result in a loss of light or overshadowing The northern (rear) elevation of the pavilion would be sited some 29m from the rear elevations of properties on Braemar Road and the edge of the balcony would be sited some 12.8m from the rear boundary of properties in Braemar Road. The balcony has been lowered by 1.2m and would be at the same level as the upper tennis court. The balcony would not result in overlooking or a loss of privacy due to its low height, distance from the boundaries with nearby residential properties and the existing boundary treatment and planting along the perimeter of the site. I also consider that the pavilion would not appear as an overbearing structure or result in a loss of light or overshadowing The pavilion includes a function space which the conservative club would hire out for a variety of functions. I acknowledge that pedestrian movements would extend further into the site as a result of the siting of the pavilion and the associated car park. Regulatory Services raise no objection to the proposal subject to safeguarding conditions such as restricting opening hours, limiting noise levels from sound reproduction equipment and preventing any external sound equipment therefore I consider that the amenities of nearby residents would not be adversely affected by activities taking place at the new pavilion. It is considered that pedestrian and vehicular movements associated with events at the function room would largely occur in the centre of the site away from the adjacent residential properties and therefore would not result in additional noise and disturbance for nearby residents. Page 8 of 16

9 6.19. The siting and appearance of the maintenance and bowls hut, cycle storage and bin store is acceptable and would not detract from the visual amenity of the local area. I note that the height of the existing boundary treatment and planting would obscure views of the buildings from adjacent residential properties. Regulatory Services raise no objections therefore I do not consider that the use of the buildings and the emptying of bins would not adversely affect the amenities of nearby occupiers Part of the rear gardens of Nos. 126 and 128 Jockey Road would be developed for car parking. Although the overall size of the gardens would be reduced No.126 would benefit from 238sq.m of private amenity space No.128 would benefit from 163sq.m. The resultant gardens would exceed minimum numerical guidelines set out in Places for Living providing a satisfactory residential amenity for occupiers. Highway Issues I note the concerns expressed by public consultation responses over the limited parking provision of car parking spaces and potential impact on highway safety The site has a good level of accessibility to public transport. The Car Parking Guidelines SPD advises that the maximum parking provision for the proposed 65 bed care home and for a private (drinking) club would be 58 spaces. The proposed scheme would provide 65 parking spaces including 2 disabled spaces (allocated for all of the uses on site) and additional dedicated doctor, ambulance, minibus and delivery vehicle spaces. I consider that the number of proposed car parking spaces is appropriate and note that peak demand for spaces would vary depending on activities taking place on site. It is unlikely that there would be a demand for all 65 car parking spaces at the same time The submitted Transport Assessment concludes that there would be no increase in trips associated with the conservative club, tennis club and bowling club as a result of the proposal. The assessment concludes that trips to the site would increase by 11 two way trips during the AM peak (08:00-09:00) and 8 two way trips during the PM peak (17:00-18:00) as a result of the proposed care home, and that vehicle trips to and from the site are likely to be distributed during the day, rather than concentrated during peak periods. Transportation Development raises no objections and note that the level of increase in traffic is unlikely to have a significant impact on surrounding highways and road junctions Transportation Development are satisfied that the siting of the new access is acceptable and is wide enough for the largest vehicle likely to visit the site. Aadequate manoeuvring space for vehicles is also proposed within the site. Sports Provision I note the concerns expressed by public consultation responses that the proposed bowling green is not an adequate replacement for the existing one The scheme includes the provision of a new bowling green measuring 25m x 25m. The scheme would also provide new modern facilities for the bowling club and the tennis club including changing facilities. Sport England raise no objection to the application therefore I consider that the proposed replacement bowling green is acceptable and would be adequate for the bowling clubs requirements. The proposed pavilion would enhance the facilities for the sports clubs on site benefitting the local community. Page 9 of 16

10 Trees and Ecology A protected Oak tree would be retained and incorporated into a landscaped area towards the northern end of the car park. The applicant has provided details of how the tree would be protected during construction and a method statement showing how the site would be developed around the tree. My Tree Officer raises no objection to the application. I concur with this view and whilst 18 trees are to be removed the trees identified are not subject to a tree preservation order and have a limited public amenity value. I have attached conditions to ensure appropriate tree protection for the retained trees on site and to secure replacement trees Notwithstanding the comments received from local residents the applicant has submitted an Ecological Assessment. The assessment identifies that the site does not include any habitats or species of particular significance. My Ecologist raises no objection to the application subject to conditions requiring the scheme to be implemented in accordance with the recommendations contained with the Ecological Assessment and for bat and bird boxes. I therefore do not consider that the proposed development would significantly affect the wildlife in the local area. Other Issues Property values are not material planning considerations and have not been taken into consideration in assessment of this planning application. 7. Conclusion 7.1. The redevelopment of the Sutton Conservative Club site with the erection of a 65- bed care home, relocation of the existing bowling green and the erection of a purpose built pavilion accommodating the Sutton Conservative Club, Boldmere Bowling Club and Boldmere Tennis Club accords with local and national planning policy. The care home and pavilion would display a high quality design which responds to the local character that would add to the quality of the area positively contributing to the local area. The new pavilion and replacement bowling green would secure the long term future of sports facilities on site benefitting the local community Regulatory Services and Transportation Development raise no objection therefore I consider that the scheme would not adversely affect the amenities of nearby residents or highway and pedestrian safety in the local area. 8. Recommendation 8.1. Approve subject to the following conditions: 1 Requires the prior submission of hard and/or soft landscape details 2 Requires the prior submission of hard surfacing materials 3 Requires the prior submission of boundary treatment details 4 Requires the prior submission of a landscape management plan 5 Requires the prior submission of a lighting scheme Page 10 of 16

11 6 Requires the prior submission of sample materials 7 Requires the prior submission of level details 8 Requires the implementation of tree protection 9 Requires the prior submission of a scheme for ecological/biodiversity/enhancement measures 10 Requires the prior submission of details of bird/bat boxes 11 Requires the prior submission of a drainage scheme 12 Requires the prior submission of a contamination remediation scheme 13 Requires the prior submission of a contaminated land verification report 14 Requires vehicular visibility splays to be provided 15 Requires the prior submission of extraction and odour control details 16 Requires pedestrian visibility splays to be provided 17 Requires the prior submission and completion of works for the S278/TRO Agreement 18 Requires the prior submission of a parking management strategy 19 Prevents use of circulation and parking areas for any other purpose 20 Requires the prior submission a noise study to establish residential acoustic protection 21 Limits the noise levels for Plant and Machinery 22 Prevents the use of amplification equipment 23 Requires the prior submission of noise limiting device details 24 Limits the entertainment noise level 25 Limits the hours of use 26 Requires the scheme to be in accordance with the listed approved plans 27 Limits the approval to 3 years (Full) Case Officer: Bhupinder Thandi Page 11 of 16

12 Photo(s) Photograph 1 Sutton Conservative Club building Page 12 of 16

13 Photograph 2 View across site Page 13 of 16

14 Photograph 3 Lower tennis court and view towards Teddington Close Page 14 of 16

15 Photograph 4 Upper tennis court and view toward Braemar Road Page 15 of 16

16 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 16 of 16