Erection of 47 new build 2, 3, 4 and 5 bedroom dwellings for private sale and social rent with associated landscaping, access and parking

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1 Committee Date: 02/05/2013 Application Number: 2013/00677/PA Accepted: 01/02/2013 Application Type: Full Planning Target Date: 03/05/2013 Ward: Northfield West Heath Road, Northfield, Birmingham, B31 Erection of 47 new build 2, 3, 4 and 5 bedroom dwellings for private sale and social rent with associated landscaping, access and parking Applicant: Agent: Recommendation Approve Subject To Conditions Birmingham City Council 1 Lancaster Circus, P O Box 16572, Birmingham, B2 2GL BM3 Architecture Ltd 28 Pickford Street, Birmingham, B5 5QH 1. Proposal 1.1. The application is for the erection of 47 dwellings on a cleared site previously occupied by an older persons home. The land is owned by the City Council and it is proposed to develop the site as part of the Council s Stock Replacement Programme, on behalf of Birmingham Municipal Housing Trust (BMHT) The development would comprise of 34 no. affordable dwellings and 13 no. open market units, with the mix as follows: Affordable- Market- 17 no. two bedroom dwellings 8 no. three bedroom dwellings 5 no. four bedroom dwellings 4 no. 5 bedroom dwellings 8 no. two bedroom dwellings 5 no. three bedroom dwellings 1.3. The site would be laid out with 8 no. of the units forming a frontage to West Heath Road, in an elevated position, set at the top of an existing embankment. An access would then be formed directly from West Heath Road (between these units), with a route created through the centre of the site (running east/west), with houses fronting onto it. This route would terminate in an extended cul-de-sac, with a courtyard style development at either end of the turning head The dwellings would be mainly 2 storeys in height, with the exception of the 4 no. 5 bed units situated at the far east of the site, which would be 3 storeys. The houses would generally be detached or semi-detached, with one group of 4 units on the south side of the West Heath Road frontage. Page 1 of 14

2 1.5. The houses would have generous-sized gardens (in accordance with Places for Living ) and the majority of the units would have in-curtilage parking provision 100% for the 2 beds and 200% for the 3, 4 and 5 beds, including garages for some units. The exception would be the properties fronting West Heath Road, where the changes in level prohibit direct access for vehicles from the street. Parking for these units is located within 2 courtyards to the rear, which would also accommodate 2 no. detached units and 2 no. apartments over proposed garage blocks. The units on this frontage are accessible to pedestrians directly from the main road, via two sets of steps, and there are also footpaths leading from the new internal route There would be a variety of different house-types across the development, but the accommodation would generally comprise: kitchen/dining room, living room and WC at ground floor, with bedrooms (some en-suite in larger house-types), bathroom and stores on upper floors The properties would be of a traditional design, constructed in brick (with areas of render) with tiled roofs and incorporating features characteristic of properties in the surrounding area, including bay windows, pitched gables, brick chimneys and the use of stone to express window and door openings The majority of existing trees on the site would be retained. They are predominantly located along the boundaries, particularly on the east side. However, the development would necessitate the removal of 14 no. trees. These are mainly in 2 groups (a mix of rowen, ash, cherry and willow Category B and C specimens) along with a Hawthorn, an oak, and an ash in the position of the proposed access. A Landscaping Plan/Strategy has been submitted which includes replacement/additional tree planting including 13 large stature trees on the West Heath Road frontage and more than 50 smaller specimens to front gardens, and in rear back gardens to reinforce screening to existing adjacent properties Site area 1.4 hectares. Density 34 dwellings per hectare The following information has been submitted in support of the application: Planning and (Affordable Housing) Statement, Design and Access Statement, Transport Assessment with Road Safety Audit (and Travel Plan), Ground Investigation Report, Flood Risk Assessment, Noise Impact Assessment, Archaeological Assessment, Ecological Surveys, and Tree Survey An Environmental Impact Assessment (EIA) Screening Opinion has been issued which determined that the proposal would not have a significant impact on the environment, therefore an EIA would not be required. 2. Site & Surroundings 2.1. This is a cleared site formerly occupied by the Collingwood Centre, a single storey older persons home, which was demolished in The site faces onto West Heath Road, but is set approximately 3.5m higher than pavement level, with a grass embankment (extending approximately 7m into the site) connecting the two levels. Beyond this, the site has a near level gradient from east to west, but the site falls approximately 3m from south to north There are a large number of existing trees on the site, mainly grouped together to the eastern boundary. Page 2 of 14

3 2.4. Vehicular access to the site is currently from West Heath Road at the north-western corner Houses abut the site on the north, east and west sides and there are also residential properties on the opposite side of West Heath Road, set behind a wide grassed verge. To the north-west at the junction of West Heath Road with Abbeydale Road is a Co-op supermarket. Beyond this to the north is a small local centre with a number of commercial units situated around the junction with Station Road, beyond which is Northfield Station The houses in the area are mixed in age and design predominantly traditional Victorian terraces and inter-war semis, with pockets of infill development. 3. Planning History th March PA No. 2010/00682/PA Prior notification of proposed demolition of existing elderly persons home no prior approval required. 4. Consultation/PP Responses 4.1. Adjacent occupiers, Councillors, MP and residents associations notified and site/press notices posted. Consultations 4.2. Transportation No objection subject to conditions in respect of highway works (to be carried out under a suitable highway agreement), provision of vehicular/pedestrian visibility, and submission/approval of a construction management plan and travel plan Local Services No objections in principle. Anticipates, because of the nature of the submission, that affordable housing requirements are likely to take precedence over public open space/children s play requirements. However, if secured, a contribution of 142,800 should be spent on the provision, improvement and maintenance of public open space and children s play facilities in the Northfield Ward Regulatory Services (EPU) no objection subject to a condition in respect of noise/vibration Regulatory Services (Contamination) no objection subject to conditions requiring a remediation scheme and contaminated land verification report Environment Agency original objection removed following submission of additional information. A condition is required to ensure implementation of the measures detailed in the submitted Flood Risk Assessment Severn Trent no objection, subject to a condition in respect of drainage details Natural England standing advice in respect of protected species should be a material consideration in determining the application. Have assessed the proposal in respect of bats and Great Crested Newts (both identified as potentially affected in the Protected Species Survey). Advises that the findings of the Survey can be Page 3 of 14

4 accepted and that permission could be granted (subject to other constraints) with the promotion of biodiversity enhancements West Midlands Police confirm that they were consulted at the conceptual stage in relation to Secured by Design. Support approach adopted with boundary treatments specific recommendations made in respect of areas around car ports. Satisfied with the house-types. Maximum surveillance/lighting should be provided to rear parking areas West Midlands Fire Service no adverse comments. Public Participation Northfield Ward Committee Members/residents expressed concern about the adequacy of the traffic survey carried out (requesting that it be re-done during term time at school start/closing time). Local residents at the meeting also objected on the following grounds: * density of development too great; * impact on neighbouring properties; * proximity of new houses to existing properties impact on aspect from residents gardens; * rented properties are closest to existing houses; * inadequate parking, particularly for larger house-types; * increased traffic congestion on West Heath Road and impact on junction with Chesterfield Close. There would be more school children from these new family homes. Road safety issues, with increased traffic, if need to cross West Heath Road. Traffic management required and a crossing provided on West Heath Road near to the Co-op store; * Increased pressure on already over-subscribed local schools; * Building materials should reflect the style of existing houses individual letters of objection also received, with comments as follows: Concerns expressed in relation to drainage/surface water there are already problems of flooding in the vicinity. Proposal, unless managed properly, could add to storm water issues. SUDS techniques should be incorporated, particularly on driveways and spine road. Increased noise and air pollution. Impact on amenity through lighting. Loss of privacy to properties/gardens, particularly as new houses set higher. Loss of light and outlook as a result of proximity of houses/boundary treatment. View will be far less attractive. Impact on existing trees. Further assessments are required to ensure that trees to be retained are safe. Impact on property values. No cut-through should be allowed from site to existing roads. Density too many houses proposed. Would add to existing traffic problems. Already difficulties with restricted views at junctions, blind bends, high speed traffic and no pedestrian crossing. Traffic survey has obviously not been carried out at rush-hour and should be re-visited. Traffic calming measures should be considered. Page 4 of 14

5 Access arrangements to the site are inadequate dangerous for motorists and pedestrians. Impact on local wildlife. Have already lost valuable green belt land. The area should be turned into a safe park/social area for children. Too much social housing is proposed balance of social/private is unacceptable. Council houses attract the wrong sort of people and may result in anti-social behaviour. Inadequate space will be available to the families One letter of comment received. No objection providing Old Bank Top remains a culde-sac, with planting/trees along boundary retained, and drainage works take place to avoid additional flooding. 5. Policy Context 5.1. UDP (2005), draft Birmingham Development Plan (2010); Places for All SPG (2001); Places for Living SPG (2001); Mature Suburbs SPD; The Nature Conservation Strategy SPG; Staple Lodge Road TPO 336; NPPF. 6. Planning Considerations Background 6.1. The proposal is for 47 new family houses to be developed for Birmingham Municipal Housing Trust (BMHT), in partnership with a private house-builder. The scheme is part of the Council s ongoing initiative to provide new high quality affordable housing development in the City through BMHT The initiative would result in the Council receiving 34 new Council homes for rent (72% of total units). All the rental dwellings would be built to Code for Sustainable Homes Level 4, with private homes built to Level 3 as part of the Government agenda to reduce carbon emissions in new housing. Policy 6.3. The NPPF seeks to ensure the provision of sustainable development, of good quality, in appropriate locations and sets out principles for developing sustainable communities. The NPPF promotes high quality design and a good standard of amenity for all existing and future occupants of land and buildings. 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 seeks to boost housing supply and supports the delivery of a wide choice of high quality homes, with a mix of housing (particularly in terms of type/tenure) to create sustainable, inclusive and mixed communities The UDP similarly supports a more sustainable pattern of development by re-using brown field sites in suitable locations with good access to jobs, shops and services by modes other than the car The UDP emphasises the importance of the City s housing policies in contributing to the strategy for urban regeneration and economic revitalisation, and states that one Page 5 of 14

6 of the ways this will be achieved is through a variety of housing to meet the full range of needs throughout the City The UDP requires that new housing developments should provide an appropriate environment (paragraphs A), a suitable housing density and mix (paragraph 5.40) and encourages a full range of housing types and sizes including those for people with disabilities and other specific needs (5.35 and 5.37). Paragraph 5.38 identifies that densities of at least 50 dwellings per hectare will be expected in local centres and corridors well served by public transport, with 40 dwellings per hectare elsewhere Paragraphs 5.37 (A-G) relate to the requirement for the provision of affordable housing on schemes of 25 units or more, and this policy is reflected/expanded upon in the adopted City s Affordable Housing SPG The UDP (at paragraphs 3.53B and 5.20B-520E) outlines the requirement for the provision of public open space generated by new residential development. It encourages provision within site boundaries but recognises that there may be circumstances where off-site provision or improvements to existing local facilities may be appropriate. Paragraph 3.61 requires the provision of children s play facilities within 400m safe walking distance of all dwellings, stating that children s play areas will normally be required in all new residential developments of 20 houses or more. This advice is reflected in Public Open Spaces in New Residential Development (adopted as SPD in 2007) Paragraphs 3.14D and 3.14E of the UDP identify that new housing development should be designed in accordance with good urban design principles, with the key principles In addition, Places for Living SPG encourages good quality accommodation in attractive environments. It contains a series of urban design principles and makes reference to minimum design and amenity standards. Particular emphasis is given to assessing context and responding positively to local character Places for All SPG also emphasises the importance of good design, high quality environments, again with an emphasis on context Within the emerging Birmingham Development Plan policy, SP25 states that the location of new housing should be on previously developed land, be accessible to jobs, shops and services by other modes of transport, be sympathetic to natural assets and not conflict with other core strategy policies in relation to employment land, green belt and open space. Policy SP26 refers to new housing offering a choice of type, size and tenure to create balanced and sustainable communities. Housing The principle of redeveloping this site for residential purposes would be a positive step in line with national and local policy. The site is within an established, predominantly residential area, close to public transport links and with easy access to local services. The proposed development would deliver a choice of homes through the effective re-use of this brown-field site The proposed density of 34 units per hectare is below the normal policy requirement but would reflect the character of this location and allow for the provision of a wider mix of house-types, including larger family units, to meet the needs of different Page 6 of 14

7 groups in the community. The lower density is also partly a result of the significant changes in level on the West Heath Road frontage a 3m drop making this part of the site undevelopable The proposed development incorporates 72% on-site affordable housing provision. This level is significantly in excess of the 35% policy requirement and the level of affordable housing is considered appropriate for the development. The City Council is the applicant in this instance (with the development to be built out through a private developer) and, consequently, a S106 agreement mechanism cannot be used. The Housing Department have advised that they will require a development agreement to be entered into by the successful developer to ensure that the affordable dwellings are provided and that they not be able to provide only the market units. This agreement is not yet in place therefore it is recommended planning conditions be used to ensure the affordable units are provided, including a personal condition so that the planning permission can only be implemented by the City Council. Layout and Design The design and layout of the scheme has been developed in consultation with Planning and Design Officers through a series of pre-application meetings. The layout has been shaped by a number of constraints and considerations, including the need to accommodate the existing 3m embankment on the West Heath Road frontage and the desirability of retaining the existing mature trees The proposal shows a frontage created along West Heath Road. This is in an elevated position and set back into the site (at the top of the embankment). However, the existing building line along this section of West Heath Road is varied and the proposal has been designed to achieve a strong built form either side of the new access road to create a suitable presence in the street scene and provide surveillance of this area. Whilst there is no direct vehicular access, steps are proposed up the embankment to the new properties on this frontage A series of courtyards are then proposed off the central spine road. Those located at the rear of the properties on West Heath Road accommodate parking for the units on that frontage in addition to 3 no. houses and 2 no. flats over the garage blocks. The new access route would terminate in an extended cul-de-sac, with a courtyard style development at either end of the turning head The proposed houses would be predominantly 2 storeys, to reflect existing properties in the vicinity. However, larger dwellings (3 storeys) have been positioned at the top end of the access road (towards the eastern boundary) in order to provide an appropriate architecture to end this key vista The properties in the surrounding area are varied in age and style, including Victorian terraces, inter-war semis and some more recent developments. The submitted Design and Access Statement explains the approach adopted in developing the design of the new units. The main concept for the appearance of the proposed elevations is the provision of a traditional solution that draws on the historic Northfield properties prevalent around the church on Church Hill (to the north) The existing properties have a simple palette of materials and proposed new houses would be similarly constructed in brick (with areas of render), with tiled roofs, and would incorporate characteristic features including bay windows, pitched gables, brick chimneys and the use of stone to express window and door openings. Page 7 of 14

8 6.22. One of the key principles of Places for Living is designing out crime. The development would be built to Secured by Design standards and West Midlands Police have confirmed that they were consulted at the conceptual stage and are happy with the approach being adopted I note residents concerns about the proximity of the proposed dwellings to existing houses. However, the layout has been developed to address the requirements in Places for Living in respect of distance separation to the existing properties abutting the site. There is a shortfall in the length of the gardens of 2 plots that back onto the rear gardens of houses on Staple Hall Road some sections being only between m (not 10m) in length. However, these existing gardens are approximately 30m in length and the affected areas would be the least private In addition, there are 2 plots towards the southern boundary that are only 18m (21m) from the rear windows of properties on Chesterfield Close (with garden lengths of only 6m). However, the only rear-facing windows at 1 st floor on these units are to a corridor and bathroom (both obscure-glazed) and the substantial boundary treatment at this point would negate any potential overlooking from ground floor windows. As such, I consider that there would be no significant impact on privacy. In addition, the new units would be slightly lower than the existing houses (approximately 0.3m) and the proposal would meet the requirement for distance separation to a blank elevation, thereby demonstrating an adequate outlook would be maintained The units proposed at the eastern end of the site are higher than the existing houses beyond the boundary (on Old Bank Top). However, this has been taken into consideration in the developing the layout of the proposal, with distances to the boundary and between facing windows increased appropriately There are some shortfalls within the development itself. There is an element of overlooking of the proposed gardens of 2 plots within the development, at corner positions within one of the culs-de-sac. This is a result of re-orientating windows to avoid overlooking of the aforementioned existing houses. However, the affected plots have very substantial gardens and the area in question would be to the side (not rear) of the properties. Similarly, 2 units within this part of the development fall short of the normal distance separation requirements to the proposed properties behind them (only 20.5m, not 21m between windows and with gardens of between only 8-9m in length). However, the main plots to the rear are splayed so there is reduced potential for direct overlooking The staggered nature of the culs-de-sac results in a conflict with the 45 degree code in 2 instances. However, this is not considered a significant concern, being internal to the scheme and not impacting on any existing amenity. Similarly, there are shortfalls in distances separation between some properties within the culs-de-sac (the closest being approximately 14.4m). However, these are front-to-front relationships and result from the design of the layout creating a more enclosed character at this end of the development The properties have generous-sized gardens, and all bedrooms sizes accord with the requirements in Places for Living In the light of the above, I consider that the design of the proposal would enable the creation of a high quality residential environment that would sit comfortably within its surroundings. Transportation Page 8 of 14

9 6.30. I note the concerns of Members and local residents in respect of the proposed level of parking provision, potential congestion as a result of increased traffic movements, and highway safety issues Reference has been made to the need for a pedestrian crossing on West Heath Road. However, the submitted Transport Assessment and accompanying Road Safety Audit conclude that the proposed development would not necessitate the installation of a crossing and, as such, it would therefore be inappropriate to attempt to secure such a facility as a requirement of any approval of this application. Notwithstanding this, I am advised by the applicant that this issue is to be addressed outside of the planning process in consultation with Highways No objection has been raised by Transportation, who are satisfied that the proposed level of parking is adequate and that there would be no unacceptable impact on the surrounding road network. The submitted Transport Assessment concludes that the proposed redevelopment of the site would have a net trip generation of some 19 trips in the a.m. and p.m. peak hours. This represents an uplift of just one trip every 3 minutes at peak times Conditions are recommended to reflect the requirements of Transportation in respect of highway works (to be carried out under a suitable highway agreement), provision of vehicular/pedestrian visibility, and submission/approval of a construction management plan and travel plan. Trees and Landscaping The site, having been previously occupied by a fairly extensive single storey building, is now dominated by course grass, with areas of hard standing, occasional scattered tree groups, and patches of dense vegetation. The most significant vegetation lies along the site boundaries, including a native mixed hedgerow along the east boundary. This contains several large mature oak trees of notable amenity and conservation value, and it is proposed that these be retained and reinforced as part of the development To the south, the site backs onto the rear gardens of properties on Chesterfield Close. There are short sections of overgrown hedge and parches of dense scrub, with some trees, along this boundary. The scrub would be cleared, with existing trees being retained and gaps in-filled with native trees to provide screening There are a number of significant trees to the north, but these are generally beyond the site boundary, within the garden of the adjacent property. Notwithstanding this, the layout has been designed to allow sufficient space around these trees (with buildings outside the route protection areas) to ensure no adverse impact Some existing trees within the site and along the western boundary would need to be removed to facilitate construction and to allow for a more coherent landscape structure. None of the trees are protected (the Staple Lodge Road TPO does not extending as far as this site). Replacement planting would include a significant number of large stature trees along the West Heath Road frontage (a mix of oak and some spring flowering and autumn foliage trees). New trees are also proposed in rear gardens to screen/soften views from neighbouring properties on Chesterfield Close and Staple Hall Road. A mix of shrub and herbaceous planting is proposed to front gardens, with species selected for their wildlife value. Page 9 of 14

10 6.30. Your Tree Officer notes that the proposed development has been well planned through site meetings and discussions, and is satisfied that the important oaks and other tress around the boundaries of the site have been considered when plotting the footprints of buildings. To the front of the site, where levels are an issue, the young and immature trees have been removed and will be replaced under the landscaping scheme with little detrimental affect and no loss of public amenity The landscape scheme was subject to discussion with Officers at Design Team meetings. The submitted layout reflects the landscape advice given and I consider that the proposed planting scheme will make a significant contribution in the creation of a high quality residential environment. Planning Obligations As the development is for more than 20 dwellings Local Services have identified that contributions towards off site public open space provision would normally be required in order to meet UDP requirements. The applicants have however advised that in order to deliver the application proposals they would be funded from a combination of internally generated resources and house sales, with the land being provided to the scheme at no cost. The delivery for the market sale elements is on the basis of a deferred receipt to the Council, which would subsequently be utilised to offset the construction costs of the social rented properties. A report has been submitted for the financial modelling of the scheme which shows that the site generates a negative return and that the debt would not be repaid until year 37. Therefore, if further public money was required to fund planning obligations the scheme would not proceed. I concur with this conclusion In addition, the public open space and playing field provision for the Ward is above the UDP target of 2 ha per 1000 population being at 2.27 ha and it is noted that there is existing public open space within 400 metres of the application site at Staple Hall Farm (an area of natural green space following the route of the River Rea). For this reason, and as the development would be unviable if financial payments were required, it is not recommended that off site contributions for public open space be sought Similarly, whilst Education Officers have advised that a contribution of 31, would normally be required towards basic need provision for primary places (as there is only an 8% surplus in the area), this cannot be secured without adversely affecting the viability of the scheme. I therefore consider that it would be inappropriate to seek such a contribution, particularly as there is currently still a surplus of provision (albeit a small one). No contribution is required towards secondary provision as there is currently sufficient surplus. Ecology The site previously accommodated a large, single storey building, which was demolished in As such the site is of limited ecological value A preliminary ecological assessment has been undertaken. This concludes that: - The mature trees/hedgerow along the northern/eastern boundaries should be retained and protected throughout the construction process; - In order to compensate for loss of semi-natural habitat, the development should include a planting scheme comprising native/wildlife attracting plant species; Page 10 of 14

11 - Any work to the mature oak trees around the site boundary should be preceded by a check for features that could be used by roosting bats; - If during construction works any evidence of a badger sett is discovered, all works must stop immediately and the advice of an Ecologist sought; - Any works to hedges, outbuildings or other habitat that might be used by nesting birds should be taken outside the breeding season; - A survey for reptiles will be required; - Potential impact on hibernating hedgehogs should be minimised The assessment acknowledges the requirement of planning policy for development to minimise ecological damage and contain elements of ecological enhancement. In reflection of this, the report identifies potential for a variety of habitat creation options that could be implemented at the site Natural England have advised that the findings of the Survey can be accepted and are satisfied that permission can be granted (subject to other constraints), with the promotion of biodiversity enhancements The City Council s Ecologist advises that the site provides a secluded area of seminatural habitat and is likely to be used by a number of species (including bats and badgers) for foraging. There is also some potential for reptiles and the existing vegetation provides a suitable habitat for nesting birds. With the exception of the mature oak trees around the northern and eastern boundaries, the site s habitats are considered to have low ecological value. However, as a relatively undisturbed area connected to the habitats along the River Rea corridor, the site is likely to have value as a foraging habitat. As such, it is considered that measures to reduce the impact of the habitat loss on wildlife should be incorporated into the development A condition is proposed requiring implementation to be in accordance with the recommendations in the submitted ecological appraisal. In addition, conditions are recommended requiring a completion of a reptile survey, prior to any development taking place, which should include a mitigation strategy if reptiles are found to be present, and also a scheme for ecological enhancement. Sustainability The proposal would be a positive move towards sustainability by re-using a cleared site to provide housing on a former residential site. Houses would be built to Life Time Homes standards and to the Code for Sustainable Homes levels 3 and 4, which will include super insulation, photovoltaic panels (Level 4), high efficiency boilers and ecologically approved materials and landscaping The area is well-served by local amenities and public transport, only 500m from Northfield train station and with bus routes along Middlemore Road and Staple Lodge Road (with stops within 200m of the site). Other Issues Regulatory Services have raised no objections subject to details in respect of noise/vibration and the requirement for a remediation scheme/land verification report, and I am satisfied that these requirements can be appropriately be dealt through conditions attached to any approval I note the concerns of local residents about the potential for the proposals to exacerbate existing flooding problems in the area. However, following the submission Page 11 of 14

12 of a full Flood Risk Assessment, the Environment Agency has no objection to the proposals subject to implementation of the mitigation measures detailed in the report. A condition is recommended (as requested by the Environment Agency) to require the approval/implementation of a drainage scheme, based on sustainable principles, which demonstrates acceptable run-off levels Severn Trent have raised no objections subject to the imposition of a drainage condition Concern has been expressed by local residents about the impact on property values and also the potential behaviour of tenants of the social rented properties. However, these are not material planning considerations. 7. Conclusion The redevelopment of the site for housing accords with both national and local policy. The development would provide sustainable properties, adding to the Council s stock of affordable housing for which there is a significant need. The proposed mix of dwellings, layout and design are appropriate for the area and can be accommodated without any significant adverse impact on existing residents or the local highway network. The proposals would provide a high quality development, which I consider would make a positive contribution to the area. 8. Recommendation Approve, subject to conditions. 1 Requires the prior submission of a sustainable drainage scheme 2 Requirement for implementation of the FRA measures 3 Requires the prior submission of foul and surface water drainage details 4 Requires the prior submission of hard and/or soft landscape details 5 Requires the prior submission of boundary treatment details 6 Requires the prior submission details obscure glazing for specific areas of the approved building 7 Requires details of noise and vibration levels 8 Requires the prior submission of a contamination remediation scheme 9 Requires the prior submission of a contaminated land verification report 10 Protects retained trees from removal 11 Requires the implementation of tree protection 12 Requires the prior submission of sample materials Page 12 of 14

13 13 Requires the prior submission of level details 14 Requires the scheme to be in accordance with the listed approved plans 15 Requires the prior submission of details of refuse storage 16 Requires the prior submission/completion of works under a suitable highways agreement 17 Requires the prior submission of a construction method statement/management plan 18 Requires pedestrian visibility splays to be provided 19 Requires vehicular visibility splays to be provided 20 Requires the prior submission of a residential travel plan 21 Requires the prior submission of an additional ecological survey 22 Requires the prior submission of a scheme for ecological/biodiversity/enhancement measures 23 Requires the implementation of the Ecological Report recommendations 24 Grants a personal permission to Birmingham City Council 25 Requires the provision of affordable housing 26 Limits the approval to 3 years (Full) Reason for Approval 1 Birmingham City Council grants planning permission subject to the conditions listed below. The reason for granting planning permission is because the development is in accordance with policies of the Birmingham Unitary Development Plan (2005), Places for Living Supplementay Planning Guidance (2001) and the NPPF. Case Officer: Alison Powell Page 13 of 14

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15 a 50 50a 52 52a 54a 56 56a APPENDIX N WEST HEATH ROAD m OLD BANK TOP 3 School House Collingwood Day Centre m ENT CHESTERFIELD CLOSE 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 SCALE 1: West Heath Road Northfield Birmingham B /00677/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