Committee Date: 30/04/2015 Application Number: 2015/01114/PA Accepted: 16/02/2015 Application Type: Full Planning Target Date: 18/05/2015 Ward: Longbridge Lickey Road, Longbridge, Birmingham Residential development comprising 20 No. apartments, access, parking & landscaping Applicant: Agent: Recommendation Approve Subject To Conditions St Modwen Developments Ltd c/o Agent Planning Prospects Ltd 4 Mill Pool, Nash Lane, Belbroughton, Worcestershire, DY9 9AF 1. Proposal 1.1. Planning permission is sought for a residential development comprising 20, two bedroom apartments within three, three storey blocks; access, parking and landscaping. 1.2. The proposed two bedroom apartments would range in size from 68.51sq.m to 73.91sq.m with bedroom sizes being 12.1sq.m (second double bedroom), 12.6sq.m (first and second bedrooms) or 13sq.m (main bedroom). 1.3. 41 car parking spaces are proposed within the development site providing two spaces per residential unit (200%) and a visitor space. No private amenity space is proposed for the flatted development. Bin stores and secure cycle parking is proposed for each of the three blocks. 1.4. Residential planning permission has been previously granted for this site as part of the wider Phase 3 residential development (2013/06476/PA) where 10, two storey houses were previously approved for this part of the site. The proposed development would still form part of Phase 3 of housing at the former MG Rover site. The application site was identified as Parkview Extension and Upper Rise in the previous permission alongside the other area of Phase 3 development: New Road. 1.5. The design of the three apartment blocks would be consistent with the apartment blocks previously approved within the Phase 3 planning permission. Materials to be used (as per the remaining Phase 3 development) include blue timber effect cladding, red bricks, off white colour render and grey roof tiles. 1.6. The application site would be accessed from roads previously approved as part of the Phase 2 development from Lickey Road. The materials proposed across these sections of the site including the road and pavement finishes along with the building materials would match that of Phases 1 and 2 and include brick and render for the dwellings and block paving for the hard surfacing materials. Page 1 of 11
1.7. The application site is located at a higher level than the New Road section of the wider Phase 3 development site. As such, a pedestrian link between the North Works access road, through the New Road development site and into the current application site remains as per the previous planning approval. This route would link the upper section of the Longbridge development to the former North Works and Longbridge centre site. The site also backs onto the existing bank that forms the boundary with MG Motors/Shanghai Automotive at the rear and would also be located on the steep access hill to the employment site to the rear leading to the development requiring a number of retaining walls as part of the three apartment blocks. 1.8. Affordable housing provision and Longbridge Infrastructure Tariff contribution remains as per the previous Phase 3 planning permission and these will be provided on implementation of the previous Phase 3 consent. 1.9. A Design and Access Statement, Geo-Environmental Report, Ecology Advice Note, Transport Statement, Tree Survey and Arboricultural Impact Assessment have been submitted in support of the application. 1.10. Site area: 0.59ha. Density: 34 dwellings per hectare. 1.11. Link to Documents 2. Site & Surroundings 2.1. The site is located in Longbridge, immediately east of Lickey Road and to the north of Phase 1 and 2 Lickey Road housing, occupying an area of 0.59ha. The site was formerly part of the MG Rover works at Longbridge and was previously occupied by the occupational health buildings, which have recently been demolished at the higher level part of the site and by the car plant buildings on the lower level part of the site. The site now forms part of the Longbridge North redevelopment area. 2.2. The site is bounded by the Lickey Road housing Phase 1 (113 dwellings recently completed), Phase 2 (19 dwellings under construction) to the south and Phase 3 to the north (72 dwellings including 64 apartments). A steep and wooded embankment forms the boundary to the east, beyond, at a higher level (some 40-60m away), is the existing MG Motors automotive works which remains operational. The change in level and landscaped embankment separate the application site from the existing MG Motors works. To the west, the site is bordered by Lickey Road. 2.3. Long established residential development is located opposite the site on Lickey Road and comprises a mix of scale, type and design of housing. The new extra care village currently under construction is located to the north. 2.4. Cofton Park and the new town centre park are within walking distance of the site. Site Location Map Street View Page 2 of 11
3. Planning History On Site 3.1. 3 February 2014. 2013/06476/PA. Planning permission granted for Residential development comprising 18no 2, 3 and 4 bedroom houses and 64no 1 and 2 bedroom apartments, access, parking and landscaping. (Phase 3) Adjacent Sites 3.2. 16 September 2014. 2014/09505/PA. Planning permission granted for development of an extra care village comprising 260 units and village centre in a 5 storey building with associated car parking, roads and landscaping. 3.3. 7 August 2014. 2013/09229/PA. Planning permission granted for Retail and service development (A1, A3 and A5) comprising 14,832sqm (GEA) anchor store, retail units of 4,383sqm (GEA), restaurant/takeaway pavilion building of 589sqm (GEA), erection of multi storey car park of 1216 spaces and surface level car park of 500 spaces, access, landscaping and associated works. 3.4. 3 February 2014. 2013/06311/PA. Outline planning permission granted for residential development (up to 215 dwellings) access, parking and landscaping. All matters reserved. (Phase 4) 3.5. 15 November 2013. 2013/06431/PA. Planning permission granted for Construction of highway access road & footway, associated drainage infrastructure, lighting & landscaping. (Dalmuir Link Road) 3.6. 10 January 2013. 2012/07066/PA. Planning permission granted for the erection of 19 dwellings with associated access, parking and landscaping. (Phase 2) 3.7. 30 July 2010. 2009/06423/PA. Planning permission granted for Erection of 115 dwellings, new accesses, parking and landscaping. (Phase 1) 4. Consultation/PP Responses 4.1. Local residents, Ward Councillors (for both Longbridge and Northfield wards), MP and resident associations notified. Site and press notices posted. No response received. 4.2. West Midlands Fire Service No objection. 4.3. West Midlands Police No objection. 4.4. Education Request a financial contribution of 105,620.78 towards the provision of primary and secondary school places in the constituency. 4.5. Local Services No objection. The revised scheme for Plots 1 to 10 would technically increase the number of people generated by the development by an additional 15 people which would in turn increase the off-site POS contribution agreed as part of the previous application 2013/0647/PA by 4800. However I understand that the current total POS contribution included in the existing S106 agreement is unlikely to change and therefore this service would have no further comment. Page 3 of 11
4.6. Transportation No objection subject to safeguarding conditions relating construction management statement, pedestrian visibility splays and an amendment relating to footway. 4.7. Regulatory Services (On previous application) - Concern is raised as noise from the MG site does have the potential to cause an issue. The plant is effectively mothballed at present and hence noise is likely to significantly increase, if production increases. This has not been adequately considered in the applicant s report and needs to be addressed. The following should be provided - details of all the potential industrial noise sources from the North/North East corner of the site and this should include noise levels and the frequencies at which the noise could occur. A BS4142 style assessment should then be undertaken. No objection is raised regarding contaminated land issues. Safeguarding conditions relating to noise insulation, boundary treatment, contamination, verification and remediation are requested. 4.8. Severn Trent Water No objection subject to a drainage condition. 5. Policy Context 5.1. Birmingham UDP (2005), NPPF, Longbridge Area Action Plan (2009), Draft Birmingham Development Plan (DBDP), Places for Living SPG, Affordable Housing SPG, Loss of Industrial Land to Alternative Uses SPD, Public Open Space in New Residential Developments SPD. 6. Planning Considerations 6.1. The application site sits within the Longbridge Area Action Plan (AAP) framework, which forms part of the Development Plan for the purposes of determining planning applications. The AAP contains a shared vision for Longbridge: "Longbridge will undergo major transformational change redeveloping the former car plant and surrounding area into an exemplar sustainable, employment led mixed use development for the benefit of the local community, Birmingham, Bromsgrove, the region and beyond. It will deliver new jobs, houses, community, leisure and educational facilities as well as providing an identifiable and accessible new heart for the area. All development will embody the principles of sustainability, sustainable communities and inclusiveness. At the heart of the vision is a commitment to high quality design that can create a real sense of place with a strong identity and distinctive character. All of this will make it a place where people will want to live, work, visit and invest and which provides a secure and positive future for local people." Loss of Employment Land 6.2. The AAP designates this site under Policy EZ2 Nanjing for employment uses. Paragraph 3.113 of the AAP states that Nanjing Automobile Corporation (NAC) has potential to make a significant contribution to the city and region s economy. NAC has indicated that they wish to continue car manufacturing and to ensure that the land uses adjacent to their boundary do not restrict their core manufacturing business. The continued occupation of the site by NAC is therefore supported. Proposals for further car production and other related manufacturing activities will be encouraged, including activities that intensify production and increase jobs to make efficient use of the landholding. Page 4 of 11
6.3. Proposal EZ2 states that the site is allocated for employment uses within Class B1b and c, Class B2 and Class B8. Surplus land within the site is likely to become available for development. Future uses on this land will be considered within the context of the overall aims of the Area Action Plan and the adjoining land uses. 6.4. The Draft Birmingham Development Plan identifies Longbridge as a key area for housing and economic growth in accordance with the adopted AAP. 6.5. Planning permission has previously been granted for residential development on this site which subsequently accepted the loss of employment land allocated under EZ2 of the AAP. As such, whilst the site is allocated for employment development, I consider that no loss of employment land would occur from this development proposal which seeks consent for 20 apartments rather than the 10 houses previously approved under Phase 3 (2013/06474/PA) on this site. Development for Housing 6.6. 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. 6.7. The UDP also supports a more sustainable pattern of development by re-using brown-field sites in suitable locations. The UDP requires that new housing developments should provide an appropriate environment (paragraphs 5.20-5.20A), 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). Places for Living encourages good quality accommodation in attractive environments. It contains a series of urban design principles with emphasis 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. 6.8. Policy TP27, of the emerging Birmingham Development Plan, 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 the protection of core employment areas, green belt and open space. Policy TP29 refers to new housing offering a choice of type, size and tenure to create balanced and sustainable communities. 6.9. Planning permission has been previously granted for residential development on this site under the consent for Phase 3 (2013/06476/PA) for 10 houses. This application now seeks permission for 20 two bedroom apartments in three, three storey blocks. The principal of residential development in this location has already been agreed and on this basis, I consider this proposal to be acceptable and in accordance with previous development proposals for the Longbridge area. The development proposed would be a positive move in line with national and local policy and is supported by AAP policy. The site is located adjacent to a public transport corridor that leads to the City Centre and to Bromsgrove. Page 5 of 11
Layout and Design 6.10. The layout of the scheme proposes 20, two bedroom apartments in 3 blocks of three storeys in height. The type and number of dwellings proposed continues the layout and design themes of accommodation that has been constructed/approved in phases 1, 2 and 3. The applicants continue to propose a scheme that is urban in character with a public realm dominated by cars and hardsurfacing. The potential for landscaping and private amenity space for the flats remains restricted. 6.11. The proposed development complies with your Committee s guidelines in Places for Living SPG in terms of bedroom sizes but the proposed flats would not have private amenity space in accordance with your Committee s guidelines. However, the site is restricted by levels and developable area and Cofton Park and the new town centre park are within close walking distance of the application site. On this basis, I consider the proposal to be acceptable in terms of adequate amenity for the new properties. Separation distances between the new build flats and existing houses constructed under Phase 2 would be acceptable given the level differences associated with the application site. 6.12. My City Design Team colleagues consider that the proposal is acceptable and is consistent in character with Phases 1, 2 and the previously approved Phase 3. On this basis I consider that the proposal s design and layout can be accepted. 6.13. Whilst a detailed landscaping scheme has been submitted, my landscape officer has concerns. These concerns include issues relating to planting on top of retaining walls and its chance of survival - more robust species required and that supplementary native planting is required along side/rear boundaries and around the open land adjacent to parking spaces 19 and 20. The majority of the space between the flats is car parking with minimal planting to break it up. As such, conditions are recommended requiring further landscape proposals. Noise 6.14. As a residential scheme in this location has previously been approved, no further information regarding noise was submitted with this application. However, the previous consent was supported by a report that identified that the overall noise climate is determined by road traffic on Lickey Road and that activities at the MG Motors site do not have any significant influence on the overall noise levels measured at the site. 6.15. Following the closure of much of the former car works, the surrounding area now has a low background noise level aside from that generated by traffic. The proposed development would increase this background noise level, particularly during construction but would not otherwise impact on the established residential areas adjacent to the site. I note the concern raised previously by Regulatory Services in relation to noise however, Phases 1 and 2 have already been approved and delivered and those sites sat closer to the MG Motors operation than this proposal. No objection was raised to those proposals subject to safeguarding conditions. On this basis, I consider that the noise concerns can be overcome by safeguarding conditions that concur with those attached to the previous two phases of development. Ecology Page 6 of 11
6.16. The application is supported by an Ecology Advice Note which concludes that the site does not contain any protected species or habitats and that the site has very limited scope to contain protected species in the future unless enhancements are made to the site to attract such species. The survey concludes that all semi natural habitats on site have been assessed to be of site value only and that the isolated nature of the habitats from the wider landscape further decreases their value. The semi natural habitats that do exist are informal amenity areas and are immature in development and poorly structured reducing the likelihood of occupation by protected species. Common bird species may use the features on site for roosting and occasional nesting but the habitats on site are not considered to be a critical resource for local wildlife. 6.17. The City Ecologist (on the previous wider Phase 3 application) advised that redevelopment of the site would provide a good opportunity to improve its value for wildlife. New tree, shrub and herbaceous planting should create new habitat for birds and insects typically associated with gardens. No objections are raised subject to a number of ecology safeguarding conditions including bird/bat boxes and management of landscaped areas/habitat areas. Trees 6.18. A tree survey of the wooded embankment to the rear of the application site has been submitted in support of the application. The survey has assessed 14 individual trees and 5 groups of trees. The trees within the embankment include Elm, Ash, Sycamore, Horse Chestnut, Oak and Lime. Of the 14 assessed, 10 are Category B trees, 3 are Category C and 1 is Category U. It is proposed to remove 2 trees within the embankment a Category U Ash tree which is dead and a Category B Leyland Cypress which is growing too close to the retaining wall and will become unstable due to limited root growth. My arboricultural advisor has raised no objections to the proposal and I concur with this view. Transportation 6.19. The submitted Transport Statement considers the traffic impacts of the proposed scheme in terms of the extra ten units that are now proposed compared to the number of units previously approved (this site previously received planning permission for ten houses and 20 apartments are now proposed). It notes that there would be no material increase that what was previously considered acceptable. 41 parking spaces are proposed equating to 200% provision and a visitor parking space. Secure and covered bicycle stands are also proposed for 20 bikes. Transportation has raised no objections to the proposal subject to safeguarding conditions and I concur with this view. Longbridge Infrastructure Tariff and Section 106 Issues 6.20. The previous Phase 3 planning permission secured the provision of 15% (60 units) on site affordable housing through cross subsidy from other Longbridge AAP housing sites (2013/06311/PA and 2013/06429/PA) and a LIT contribution of 205,000. These requirements will be met by Waterloo Housing Association who are delivering the rest of the previous Phase 3 permission (and may provide more than the secured 60 units as affordable). On this basis, and given that the previous permission is to be implemented in the immediate months with the s106 requirements still applicable, I do not consider it necessary to link this proposal to the original section 106 agreement through a deed of variation. Legal Services have confirmed this approach to be correct. Page 7 of 11
6.21. I note that Education has requested a financial contribution of 105,620.78 towards the provision of primary and secondary school places in the constituency. This was not requested on the wider Phase 3 site and the Longbridge LIT incorporates the requirement for education contirbutions. As such, I do not consider it appropriate to request a further contribution as the requirement could be provided for under the previous Phase 3 LIT contribution. 6.22. The applicant considers that no further affordable housing provision or LIT contribution should be sought on the basis that whilst permission for a greater number of units is sought, the build cost would be higher with sales values lower than for the previous approval of 10 houses on the application site. The submitted information illustrates that the difference between the two schemes would actually produce a reduction in profit (generated from total sales revenue minus total build cost) on this scheme compared to the previous 10 houses scheme of 25,713. 6.23. On this basis, I do not consider that a requirement to increase the LIT contribution or the affordable housing provision would be acceptable or viable and as such would not be in accordance with Paragraph 4.5 of the Longbridge AAP which states: a flexible approach to any negotiations at planning application stage will be required to ensure viability and that the delivery of an acceptable scheme on the ground is not constrained or delayed. This is further explained in Paragraph 4.25 which states It is recognised that market conditions are subject to change, and that these can impact on the viability of development. If at the time planning applications are submitted, it can be shown through an open development appraisal, that a scheme may be unviable if the LAAP s policies have to be applied in full, then the Local Authorities will enter into detailed negotiations with the applicants to determine what may be acceptable to enable the scheme to proceed. 7. Conclusion 7.1. The development proposals continue to contribute to the vision and objectives for Longbridge established within the AAP. Whilst the proposal would result in the loss of land allocated within the AAP for employment, planning permission has previously been granted for residential development on this site and as such, the loss of allocated employment land has previously been accepted. 7.2. The layout and design of the proposal is considered acceptable and in accordance with your Committee s Places for Living guidelines. The change sought by this application would provide a varied mix of housing types and tenures across the former Longbridge North Works site and as such would continue to meet policy objectives and criteria set out in the Birmingham UDP, Longbridge AAP and the NPPF. The site continues to provide the opportunity to make a significant contribution to the regeneration of Longbridge. 7.3. All Section 106 elements previously secured through the previous planning permission would remain applicable including the LIT contribution and 15% affordable housing provision. 7.4. I note that the key principle in the NPPF is the presumption in favour of sustainable development and this is identified as having three stems of economic, social and environmental. As the proposal would continue to provide significant economic and social benefits, would provide further local employment through construction and does not have an environmental impact that could be regarded as significant, I Page 8 of 11
consider the proposal to be sustainable development and on this basis, should be approved. 8. Recommendation 8.1. That planning permission is granted subject to the conditions detailed below. 1 Requires the scheme to be in accordance with the listed approved plans 2 Requires the prior submission of a contaminated land verification report 3 Requires the prior submission of a sustainable drainage scheme 4 Requires the prior submission of details of bird/bat boxes 5 Requires the prior submission of a habitat/nature conservation management plan 6 Requires the prior submission a noise study to establish residential acoustic protection 7 Requires the prior submission of details of a communal satellite dish 8 Development to be undertaken in accordance with materials and boundaries schedule 9 No consent for submitted landscape scheme 10 Requires the prior submission of hard and/or soft landscape details 11 Requires the prior submission of boundary treatment details 12 Requires the prior submission of a landscape management plan 13 Requires the prior submission of a lighting scheme 14 Requires prior submission of materials for cycle and bin stores 15 Requires the prior submission of a construction method statement/management plan 16 Requires the provision of cycle parking prior to occupation 17 Requires pedestrian visibility splays to be provided 18 Requires the prior submission of an amended footway layout 19 Limits the approval to 3 years (Full) Case Officer: Pam Brennan Page 9 of 11
Photo(s) View of site and Phase 2 from Dalmuir Link Road into former North Works Application Site adjacent to Phase 2 Housing Page 10 of 11
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.100021326, 2010 Page 11 of 11