Committee Date: 18/04/2013 Application Number: 2013/00924/PA Accepted: 13/02/2013 Application Type: Full Planning Target Date: 15/05/2013 Ward: Sutton Four Oaks Land at the Junction of White Farm Road & Harrison Road, Four Oaks, Sutton Coldfield, B74 4LQ Erection of 14, two bedroom dwellings for older persons for affordable rent, together with parking, access, new private access road, landscaping and communal garden Applicant: Agent: Recommendation Approve Subject To Conditions Birmingham City Council Housing Regeneration & Devt.Team, Development and Culture Directorate, 2nd Floor, 1 Lancaster Circus, Birmingham, B2 2GL E C Harris LLP Baskerville House, Centenary Square, Broad Street, Birmingham, B2 2ND 1. Proposal 1.1. Planning permission is sought to erect 13 two-bedroom dormer bungalows and 1 two-bedroom bungalow, together with parking, access, new access road, landscaping and communal garden. This proposed scheme is intended to provide an affordable housing option for older tenants who wish to downsize from a family house into a smaller or more suitable property. 1.2. The site is owned by the City Council and would be developed on behalf of Birmingham Municipal Housing Trust (BMHT). BMHT properties are allocated to existing tenants of the local authority. The Allocations Scheme gives priority to households who are under-occupying social housing and this proposed scheme would help to release larger general needs units for letting. 1.3. Under-occupation of the Council s larger property types, particularly houses, is a considerable barrier to making the best use of the existing housing stock. Analysis of council stock in Sutton Coldfield identified that almost 260 households (people over 50 with no dependent children) currently under-occupy a 3 or 4 bed house. 10 of these households have requested a transfer to a 2 bed property and it is considered that demand would be increased if tenants living in the locality were aware of an opportunity to downsize to suitable housing within Sutton. 1.4. The bungalows are of a high quality design and are in line with the recommendations of the 2009 report Housing our Aging Population Panel for Innovation (HAPPI), and would achieve Lifetime Homes Standards and Code for Sustainable Homes Level 4. They each have an open plan living/kitchen/dining room area, two bedrooms and a ground floor shower room, with a staircase suitable Page 1 of 9
for a stair lift and ample storage. The internal layout also provides for flexible and adaptive living as the needs of the residents change as they get older. 1.5. All bedroom sizes comply with the minimum guidelines outlined in Places for Living SPG. The rear gardens would measure between 52.2m² to 203.3m² for Plots 1 to 12 and a rear raised deck measuring 22.9m² would provide private amenity space each for Plots 13 and 14. Plots 1 to 12 would also have rear garden sheds measuring 2.4 metres by 1.8 metres. Building materials would comprise light red brickwork, white acrylic render, white UPVC windows/doors and grey interlocking roof tiles. 1.6. The site layout has been designed to respond to the site s constraints, in particular the retention of the mature trees and the changes in the site levels. It is proposed to provide 5 bungalows along Harrison Road, set back from the pavement on a staggered building line and arranged in pairs. A further 5 bungalows would front White Farm Road set back from the pavement between 4.6 metres and 9.2 metres. A new private access road would be constructed between Plots 8 and 13 on White Farm Road, where the remaining 4 bungalows would be sited. All bungalows would have a street frontage and their rear gardens would back onto existing or proposed rear gardens or the communal garden. The bungalows in Plots 5, 6, 8 and 9 would have a dual frontage to respond to their corner positions. The communal garden would be located adjacent to the south boundary of the site and to the rear of Plots 13 and 14. 1.7. Parking Provision would be 100%, with one-space being provided for each bungalow. A new private access road would be constructed from White Farm Road to serve the bungalows in Plots 9, 10, 11 and 12. With the exception of plots 13 and 14, all the bungalows would have cycle storage provision within the secure garden sheds with cycle fixing loops. 1.8. The front boundary treatment to Harrison Road and White Farm Road would consist of a low hedgerow behind a 0.9 metre high metal railing. The boundary treatment to the rear gardens would consist of 1.8 metre high close boarded fence and the boundary treatment to Plot 14 s rear garden adjacent to the existing palisade fencing along the south boundary would also include a trellis and top rail. The boundary treatment to the communal garden would comprise a 1.8 metre high metal railing. 1.9. There are 30 trees within the site of which only two would be removed; an English Oak tree which has a poor structural condition and is growing through a metal fence; and a Cherry tree which again has a poor structural condition and bark damage. 1.10. The application has been submitted with a Planning Statement, Design and Access Statement, Topographical Site Survey, Extended Phase 1 Habitat Survey, Arboricultural Survey, Geo-Environmental Assessment, Drainage Scheme, Transport Assessment and Framework Travel Plan. 1.11. Site Area is 0.41 hectares resulting in a density of 34 dwellings per hectare. 2. Site & Surroundings 2.1. The application site relates to previously developed land, which is now cleared of all buildings and was formerly Greenlands Home for elderly persons. The site measures 0.41 hectares, is rectangular in shape and located on the corner of Harrison Road and White Farm Road. The ground level rises significantly by approximately 4.5 metres from the north to the south and the site contains a number Page 2 of 9
of mature trees which are covered by a Tree Preservation Order (TPO 1361). There are two established vehicular access points. 2.2. The surrounding area is predominantly residential in character and comprises mainly two-storey terraced flats and modest late 1950 s/early 60 s semi-detached dwellings. Immediately adjoining the site to the south is Ensford Close elderly persons care home and an area of open space. There is a small commercial parade including a petrol station located 40 metres from the site on Clarance Road. A number of bus services are also available from Clarence Road. 3. Planning History 3.1. 28 October 2009-2009/04777/PA Prior Approval granted for the demolition of Greenlands Adult Care Home, subject to conditions. 4. Consultation/PP Responses 4.1. Ward Councillors, M.P, residents associations and adjoining occupiers were notified. Press Notice posted and Site Notices displayed on site. 4.2. One letter of objection received from an adjoining occupier raising concerns about inadequate car parking and impact on bats. 4.3. West Midlands Fire Services - No objection. 4.4. West Midlands Police - No objection and advises that the slight recess around the doorways to Plots 1, 2, 3, 4 and 7 is acceptable as there would still be sufficient natural surveillance opportunities provided from adjacent public areas and highways. The slight set back of Plots 1 and 2 in relation to Plots 3 and 4 is acceptable given the site restrictions placed on the design of the development. The gates across the alleyways that lead to the rear gardens, the parking provision and boundary treatment is considered acceptable. It is recommended that the proposed access to the communal garden is controlled and that all buildings are built to the standards laid out in the Secured by Design New Homes 2010. 4.5. Network Rail - No objection. 4.6. Severn Trent Water - No objection and is satisfied with the Proposed Drainage Layout (Drawing 12-0095/INF 10 P1). 4.7. Natural England - No objection subject to a condition to encourage opportunities to incorporate biodiversity in and around the development. 4.8. Children, Young People and Families - No objection. 4.9. Transportation Development - No objection subject to conditions requesting a package of highway works and to secure pedestrian visibility splays, appropriate hard surfacing material, construction traffic management plan and residential travel plan to be finalised. 4.10. Regulatory Services (Pollution Control) - No objection subject to a condition requesting all windows, any other glazed areas and external doors to habitable rooms shall provide a weighted sound reduction index (Rw + Ctr) of at least 26dB. Any ventilation to habitable rooms shall be provided by means of acoustic vents Page 3 of 9
achieving a weighted element normalized level difference (Dne,w + Ctr) of at least 32dB. 4.11. Regulatory Services (Land Contamination) No objection. 5. Policy Context 5.1. National Planning Policy Framework (NPPF) 2012, Birmingham Unitary Development Plan (UDP) 2005, Draft Birmingham Development Plan 2012, Places for Living SPG, the 45 Degree Code SPD, Car Parking Guidelines SPD and TPO 1316. 6. Planning Considerations Policy Context 6.1. The NPPF sets out a presumption in favour of sustainable development and highlights that one of the Government s key objective is to increase significantly the delivery of new homes. The framework also emphasises the need to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. Chapter 7 acknowledges the importance of good design, and in particular the creation of developments that respond positively to local character and reflects the identity of local surroundings and materials. 6.2. Paragraph 3.8 of the UDP seeks to protect and enhance what is good in the City s environment. Paragraph 3.10 points out that proposals, which would have an adverse effect on the quality of the built environment, will not normally be allowed. Paragraph 3.14.D identifies good urban design principles for new development. Paragraph 3.14.C requires development to have regard to the development guidelines in Places for Living SPG, in order to protect the amenities of existing residents. Paragraph 3.16.A emphasises the importance of trees in urban environments and points out that priority should be given to the protection of trees, hedgerows and natural features on development sites. 6.3. The application site relates to previously developed land that is currently cleared of all buildings and underused. It is located within a residential area and in close proximity to community facilities, shops and services and public transport and suitable for residential development. I am therefore of the view that the principle of development is acceptable on this site. Impact on Local Character 6.4. The surrounding area is predominantly residential in character and comprises twostorey terrace flats, two-storey semi-detached and detached houses and two-storey retirement homes. The dwellings built on the corner plots including Oak Court, a retirement home, all have deep front gardens, which are either open or defined by low boundary treatment. The building line on Harrison Road and White Farm Road is varied however all houses have a street presence and all except Nos. 73 to 89 have off-street parking on their frontages. 6.5. The application site is located on a relatively large corner plot with road frontages to both Harrison Road and White Farm Road. There has been extensive preapplication discussions involving the City Design Officer and Landscaping Officer to ensure the proposed development reflects the pattern of development in this area. Page 4 of 9
6.6. The proposed houses would be built on a staggered building line to Harrison Road to reflect the changes in the ground levels and the houses located on the corner plots would have active dual frontages. All houses would have deep frontages defined by low boundary treatment and with well integrated off-street car parking. I am of the view that the proposed siting of the houses including the retention of the mature trees along the frontages would reinforce the spacious character of the area. 6.7. The proposed house types being two-bedroom bungalows (some with rooms in the roof space) would provide a new mix of housing in the area for people aged 55 years or over and would not harm the character of the area. The communal garden would provide a pleasant alternative outdoor amenity space for residents to enjoy and would protect the existing trees covered by a tree preservation order and support biodiversity. 6.8. I therefore consider that the proposed development in terms of building design, plot sizes and site layout would respect the character of the local area and contribute to the enhancement of the City s environment, in accordance with Paragraphs 3.8, 3.10 and 3.14 of the UDP, the objectives of Places for Living SPG and Chapter 7 of the NPPF. I note the City Design Officer and Landscaping Officer raise no objections. Conditions are attached to ensure high quality building materials including windows, landscaping, hard surfacing and boundary treatment. Living Environment for Future occupiers 6.9. The proposed development would provide satisfactory living accommodation for the future occupiers in terms of internal layouts and room sizes. All bedrooms would comply with the guidance outlined in Places for Living SPG, for minimum bedroom sizes. 6.10. The rear gardens for all dwellings except Plots 13 and 14 would comply with the minimum garden sizes outlined in Places for Living SPG. Plots 13 and 14 would have raised decked areas as private amenity space measuring 22.9m², which is below Places for Living SPG guidelines that recommend 52m² for two-bedroom dwellings. I am of the view that this level of outdoor amenity space is acceptable for these properties given the close proximity to the communal garden and the likelihood that the intended occupiers may not wish to maintain large gardens. 6.11. In terms of loss of privacy, the dormer bungalows in Plots 5, 6, 8 and 9 would only have roof lights in the rear roof slope and the boundary treatment to the rear gardens would prevent any overlooking from ground floor windows. 6.12. I acknowledge that Plots 1 to 5 would breach the 45 Degree Code SPD however I do not consider that there would be any significant overshadowing of the living room in Plot 3 or to the bedroom in Plot 5 given that the dwellings are only single storey and the orientation of these plots. 6.13. I note Regulatory Services raise no objection to the development subject to a condition to safeguard the occupiers of the houses from traffic noise. I have attached the condition accordingly. Impact on adjoining Residential Amenity 6.14. The proposed development would not cause any overlooking or overshadowing of neighbouring residential properties. Page 5 of 9
Impact on Highway Safety 6.15. I am satisfied that the parking and access arrangements are acceptable, as the parking spaces would be well overlooked and the private access road would provide a satisfactory turning circle without obstructing any car parking spaces or pedestrian routes. The proposed boundary treatment has incorporated satisfactory pedestrian visibility splays at the vehicular access points and I have attached a condition to ensure the pedestrian visibility splays are maintained. 6.16. The parking guidelines contained in the Car Parking Guidelines SPD recommends 200% parking provision for residential developments in this area of the City. Although the parking provision of 100% falls short of the recommended parking guidelines it is considered acceptable given that the houses are 2 bedroom dwellings for the elderly and are unlikely to generate the same level of parking demand as other family size dwellings. There is also sufficient on-street parking available within the locality and the site has good accessibility to bus services on Clarence Road (located 40 metres from the site). I do not consider that a residential travel plan is necessary for this proposed scheme. 6.17. The proposed development is likely to generate more traffic to and from the site compared to the current situation however the increase in traffic is unlikely to have a significant impact on the free flow of traffic on surrounding roads. 6.18. I note Transportation Development raises no objection to the proposed development subject to conditions to secure a package of highway works, pedestrian visibility splays, parking and access road. I therefore consider that the proposed development would not have a detrimental impact on highway safety and I have attached the conditions recommended by Transportation Development accordingly. Impact on Trees and Ecology 6.19. The site layout including building siting, car parking spaces and pedestrian routes have taken into account the impact on existing trees. The Tree Officer has raised no objection to the proposed scheme including the impact on existing trees during construction. Conditions have been recommended by the Tree Officer to ensure appropriate management and protection of retained trees throughout development, especially as it is proposed to alter ground levels and construct within the root protection areas of some retained trees. I have attached these conditions accordingly. 6.20. I also consider it necessary to remove permitted development rights for any alterations or enlargements of dwellings (except for dwellings in Plots 7, 10 and 11) in order to safeguard the retained trees from any future developments that could be harmful to their health. 6.21. A detailed Extended Phase 1 habitat survey concluded that the site has limited ecological interest and included a number of good practice measures to mitigate potentially harmful impacts on nesting birds, amphibians, hedgehogs and other terrestrial mammals and to encourage biodiversity within the site through wildlifefriendly planting. The survey also highlighted the presence of Japanese knotweed within the south-west corner of the site and recommends that a Japanese knotweed survey is completed and a method statement is developed to ensure this invasive species is satisfactorily controlled as part of development works (section 6.4). I have attached a condition to ensure the recommended mitigation measures are implemented. Page 6 of 9
6.22. I consider that the proposed rear gardens and communal garden would be valuable for wildlife and ecology and subject to the above condition I am satisfied that the proposed scheme is acceptable and would comply with Paragraph 3.37 of the UDP, which recognises the importance of safeguarding and enhancing the City s natural environment. I note my Ecologist has raised no objection. 7. Conclusion 7.1. The proposed scheme for 14 houses for the elderly would provide a high quality residential environment that respects and enhances the character of the local built environment. There would be no detrimental impact on the amenities of neighbouring residents or on highway safety, trees or ecology. As such the proposed scheme represents sustainable development and would comply with the policies and guidance contained within the UDP, the NPPF and Places for Living SPG. 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 sample materials 3 Requires the prior submission of dormer window/window frame details 4 Requires the prior submission of hard and/or soft landscape details 5 Requires the prior submission of hard surfacing materials 6 Requires the prior submission of boundary treatment details 7 Requires the prior submission of details of any retaining walls. 8 Requires the prior submission of communal garden gate details 9 Requires the prior submission and completion of works for the S278/TRO Agreement 10 Prevents occupation until the private access road has been constructed 11 Requires the prior submission of private access road lighting 12 Requires the parking area to be laid out prior to use 13 Requires pedestrian visibility splays to be maintained. 14 Requires the prior submission of gate details to communal garden 15 Requires the implementation of the submitted Drainage Scheme 16 Requires the implementation of the submitted mitigation/enhancement plan 17 Requires tree protection for retained trees during site clearance, preparatory work and Page 7 of 9
development. 18 Protects retained trees from removal 19 Requires tree replacement within 2 years post development 20 Requires windows, all glazed areas and external doors to habitable rooms to be a specific acoustic level. 21 Removes PD rights for extensions 22 Sustainable homes level 4 23 Requires the scheme to be in accordance with the listed approved plans 24 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: Helen Hawkes Page 8 of 9
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5 31 32 83 APPENDIX KESTERTON ROAD Garage N 7 33 39 38 317 El Sub Sta 312 136.6m 15 to 17 304 315 12 1 TCB 11 LB HARRISON ROAD 296 294 292a 301 292 290 Oak Court 95 to 101 WHITE FARM ROAD AYLESFORD 10 18 to 20 93 2 Old People's Home ENSFORD CLOSE 283 205 277 58 199 56 273 197 54 79 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 50 SCALE 1:1250 Land at the Junction of White Farm Road & Harrison Road Four Oaks Sutton Coldfield Birmingham B74 4LQ 2013/00924/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