Committee Date: 13/06/2013 Application Number: 2013/03011/PA Accepted: 30/04/2013 Application Type: Full Planning Target Date: 30/07/2013 Ward: Stockland Green YMCA Erdington (Phase 2), 300 Reservoir Road, Erdington, Birmingham, B23 6DB Erection of 4 storey and 2 storey building accommodating cafe, kitchen, multi-use hall, assorted training rooms and 34 supported move on residential units (sui generis) Applicant: Agent: Recommendation Approve Subject To Conditions YMCA Birmingham Will Steel House, Aston, Birmingham, B6 7LZ BBLB Architects llp The Old Library, Hagley Road, Stourbridge, West Midlands, DY8 1QH 1. Proposal 1.1. The current proposal represents a revised Phase 2 of the redevelopment of the existing YMCA site, of which Phases 1 and 1A have been completed and is now occupied as managed residential accommodation or Move On accommodation (83 units) with supporting facilities and offices. 1.2. The original Phase 2 would have provided separate community and youth facilities. However since the original scheme was developed the needs of the YMCA for the new facilities have changed as has their availability of funding. The applicant advises that Phase 1 has reached its capacity and there is a strong demand for additional accommodation. As a result the revised Phase 2 proposes additional accommodation (34 units) that will also assist the deliverability of the proposed community facilities. Furthermore, the applicant advises that whilst the physical size of the community facilities has been reduced, their flexible use will ensure optimisation of the facilities on offer. Management efficiencies have also enabled the previously proposed nursery accommodation to be accommodated within Phase 1A. 1.3. The revised Phase 2 would now include the following: Multi-use hall with demountable stage with associated changing facilities and stores. This space would be used for a variety of wide-ranging activities including performance and youth activities. Coffee bar and training kitchen. This would provide opportunities for local people as well as YMCVA residents to gain new skills and employment. Training and break-out rooms. These would also be flexible and accommodate youth activities in addition to corporate and local group activities. 34no. 1 and 2-bed managed residential or move-on units. Page 1 of 7
External multi-use area/landscaped courtyard to the rear (south) of the site. 1.4. The proposals would be accommodated in 2 main blocks, with the community facilities within a 2-storey building to the east side of the site adjacent to the access road leading to Phases 1 and 1A. The residential accommodation would be contained within a 4-storey block to the west of the site, running parallel with the railway line that cranks into the site, echoing the cranked form of the main central wing of Phase 1, with the second and third floor levels sitting above the community facilities to the site s Reservoir Road frontage. 1.5. The revised Phase 2 building would have a modern and contemporary appearance and provide a cohesive response to Phases 1 and 1A. The external materials would follow those already used (vertical coloured cladding panels different shades of green and introducing new shades of blue, buff coloured brickwork and timber boarding) to assist legibility whilst utilizing these differently for the community and residential elements to illustrate these different functions. There would be a large area of double-height glazing to the corner of the café fronting Reservoir Road with timber louvers to prevent excessive solar gain, which acts as a main entrance to the community facilities. 1.6. 22no. parking spaces would be provided to the site s Reservoir Road frontage and adjacent to the internal access road. Whilst the frontage area would be used for parking, the applicant wishes to create a high quality public realm. This area would be treated with a mixture of paving (consisting of a limited palette of materials to denote different uses), and planting including new tree planting. This area also includes a paved area with planters to the front of the café to provide an external seating area, which would be separate from the trafficked area. 2. Site & Surroundings 2.1. The application site is the northern tip of the wider YMCA site and the former YMCA buildings have been demolished and the site cleared. Phases 1 and 1A sit immediate behind (south) of the application site. Vehicular access is via a footway crossing off Reservoir Road and the internal access road runs along the site s eastern boundary. Further east is the 4-storey Queens Court mixed commercial / residential development fronting Six Ways and a vacant retail unit and operational petrol station facing Gravelly Hill North. To the west is the Cross-City Railway Line and beyond that a school and other community facilities. To the opposite side of Reservoir Road is a nursery and residential properties. 3. Planning History 3.1. 09/12/10 2010/06013/PA. Erection of 2.5-storey building accommodating community facilities, sports facilities, nursery and ancillary offices / training rooms. Revised Phase 2 approved under 2008/03965/PA. Approved. 3.2. 23/10/08 2008/03964/PA. Demolition of building and redevelopment of site for mixed use comprising residential (move on) accommodation, community facilities, sports facilities, and ancillary office accommodation within a 2.5, 3 & 4 storey building (Sui Generis). Approved. 4. Consultation/PP Responses 4.1. Transportation Development Awaiting comments. Page 2 of 7
4.2. Regulatory Services Awaiting comments. 4.3. Leisure Services No objection. Facilities will provide benefits for local people. 4.4. Sport England No objection. 4.5. Severn Trent Water No objection subject to drainage condition. 4.6. Network Rail No objection. 4.7. Local residents, business premises, residents associations, Councillors and MP consulted with site and press notices posted. No responses received. 5. Policy Context 5.1. Birmingham UDP, Draft Birmingham Development Plan, Places for Living SPG, Places for All SPG, Car Parking Guidelines SPD and NPPF. 6. Planning Considerations 6.1. Previous consents for Phase 2 have established the principle of the community facilities on the site. Residential accommodation is also considered appropriate to this location and would complement that provided in Phase 1. The nature of the additional move on accommodation proposed would differ slightly to that in Phase 1 which caters for more vulnerable people. The new units would provide a stepping stone allowing residents the chance to live more independently and offer a greater chance to move out into the community. As such no objection is raised to the introduction of the additional residential units to the community facilities and represents a more efficient use of this sustainably situated site. 6.2. Whilst the amount of floorspace given to the proposed community facilities is smaller than those previously proposed it is recognised that they can be used in a flexible manner to meet a variety of community needs. The multi-use hall and changing facilities compensates for the playing field that was previously located on the site of Phase 1. Sport England raises no objection to the revised proposal. 6.3. In design terms, a fundamental difference between the current proposal and those previously approved is the introduction of the 4-storey residential wing. This has a cranked form, to echo the main wing of Phase 1, running along the railway line and turning to provide a presence to Reservoir Road. The form of the 2-storey community facilities is similar to previous schemes. No objection is raised in principle to the 4-storey element and would reflect the scale of Phase 1 and the adjoining Queens Court development. The residential accommodation facing Reservoir Road would sit over and back from the front edge of the community facilities. This would provide an appropriate form, scale and active frontage to Reservoir Road. Furthermore, the angular form of the café echoes that of the wider scheme and gives a direct sight line to Six Ways roundabout and Erdington Town Centre. 6.4. The external treatment of the residential element would tie with the most easily recognisable aspect of Phase 1, using a mix of coloured aluminium cladding panels ordered in a random fashion. These would use a palette of different shades of green (as with Phase 1), as well as introduce one or two shades of blue to highlight that it is a different phase of the development and it houses a slightly different type of residential accommodation. The use of neutral colours of buff coloured brickwork Page 3 of 7
and timber cladding to the community facilities would provide contrast to the vibrancy of the coloured cladding panels. The double-height glazing to the corner of the café would provide an appropriate entrance and focal point to the development from Reservoir Road as well as approaching the site from Six Way roundabout / Erdington Town Centre. 6.5. The frontage area would be predominantly hardstanding using a mixture of materials as well as low level planting and new tree planting. The details provided in support of this application are limited at this stage and it is considered appropriate to cover by conditions, including the use of any tree pits to ensure that there is sufficient space for the planting to grow and become established. 6.6. Phase 1 provided a total of 42 car parking spaces that were originally designed to serve both the residential and community elements of Phases 1 and 2. With the introduction of the additional residential accommodation, the current proposal includes an additional 22 car parking spaces. It is recognised that due to the nature of the move-on accommodation, it is not expected that residents will have a high incidence of vehicle ownership and experience with Phase 1 affirms this. Access would be via an altered entrance off Reservoir Road that was constructed during the implementation of Phase 1 and an appropriate level of parking is proposed for the entire development. It is also noted that the site is in a very sustainable location close to numerous public transport links and some 100m from Erdington Town Centre. 6.7. Phase 1 has been Secure By Design accredited and the measures based on these principles will also be incorporated into Phase 2. 7. Conclusion 7.1. The revised Phase 2 scheme represents an efficient use of the site in a sustainable location to provide high-demand residential accommodation as well as facilities for the wider community in a design that works on the positive landmark design created with Phase 1 that would have no adverse impact on neighbour amenity or highway safety. The proposal is in accordance with relevant policy and guidance and planning permission should be granted. 8. Recommendation 8.1. Approve subject to conditions. 1 Requires the prior submission of level details 2 Requires the prior submission of hard and/or soft landscape details 3 Requires the prior submission of hard surfacing materials 4 Requires the prior submission of boundary treatment details 5 Requires the prior submission of a lighting scheme 6 Requires the prior submission of sample materials 7 Requires the prior submission of architectural detailing Page 4 of 7
8 Requires the prior submission of a sustainable drainage scheme 9 Requires the prior submission of extraction and odour control details 10 Limits the noise levels for Plant and Machinery 11 Requires the prior submission of a scheme of noise insulation 12 Requires the applicants to join Travelwise 13 Prevents the use of the community facilities from changing within the use class 14 Requires the scheme to be in accordance with the listed approved plans 15 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 5.7-5.40 of the Birmingham Unitary Development Plan 2005; Places for Living (2001), which has been adopted as Supplementary Planning Guidance; and the National Planning Policy Framework. Case Officer: Peter Barton Page 5 of 7
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148 140 APPENDIX N 22 16 171 159 62 174 6 AVENUE ROAD 124.1m FB 1 El Sub Sta FB 10 RESERVOIR ROAD Bridge School 5 300 1 12 270 y Centre Queens Court Hostel 139 to 141 El Sub Sta 146 154 150 to Ba MP.75 127 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.100021326, 2009 121.6m SCALE 1:1250 PCs T YMCA Erdington (Phase 2) 300 Reservoir Road Erdington Birmingham B23 6DB 2013/03011/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.100021326, 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