PLANNING COMMITTEE

th 5 September 2017

SCHEDULE OF APPLICATIONS

REPORT OF THE DIRECTOR (GROWTH, ASSETS AND ENVIRONMENT)

BOROUGH OF TAMWORTH

PLANNING COMMITTEE

SCHEDULE OF APPLICATIONS

5th September 2017

A Reports for Consideration 1

B Variations to approved applications 0

C Appeals received 0

D Appeal decisions 2

E Issues Papers 1

F Footpath diversion applications 0

BACKGROUND PAPERS

All other documents referred to in individual reports

SUMMARY OF PLANNING APPLICATIONS FOR DETERMINATION

Part A Applications Received

Application Ref: 0220/2017

Development: Nature Reserve Extension

Location: Former Municipal Golf Course Eagle Drive Tamworth

Recommendation Approval subject to conditions

……………………………………………………………………………………………………………………………….

Part D Appeal Decisions

Application Ref: 0133/2017

Appeal Ref: APP/Z3445/D/17/3175484

Development: Proposed first floor extension over existing ground floor

Address: 10 Linden Close, Tamworth, , B77 3HB

Recommendation: For information only

……………………………………………………………………………………………………………………………….

Application Ref: 0167/2017

Appeal Ref: APP/Z3445/D/17/3176983

Development: Remodelling of property raising height including first floor side extension and pitched roof over garage to front, single storey rear extension (resubmission of 0418/2016)

Address: 2 Robinson Close Tamworth Staffordshire B79 8LY

Recommendation: For information only

……………………………………………………………………………………………………………………………….

Part E Issues papers

Application Number 0387/2017

Development: Phase 3 - Reserved matters application for the construction of 269 dwellings and associated landscaping and public open space

Location: Former Municipal Golf Course Eagle Drive Amington Tamworth

Recommendation: The Planning Committee are recommended to note the item for information and raise any relevant planning issues on which they require further clarification and which are requested to be addressed in any future planning application ……………………………………………………………………………………………………………………………….

Application Ref: 0220/2017

Development: Nature Reserve Extension

Location: Former Municipal Golf Course Eagle Drive Amington Tamworth

1. Introduction

1.1 On 25th January 2016 outline planning permission was granted subject to conditions and a section 106 agreement for the demolition of clubhouse and construction of up to 1100 dwellings, primary school, local centre, parking, comprehensive green infrastructure comprising community woodland, community park, extension to local nature reserve, formal and informal open spaces, footpaths, cycleways, water areas (including enhancement to existing ponds and creating a sustainable urban drainage system), landscaping and vehicular access.

1.2 This application represents detailed proposals for the open space phase of that development, which includes the provision of the Nature Reserve Extension to the northern end of the site. The site is roughly a rectangular in shape and borders the canal to the north, the existing Hodge Lane Nature Reserve to the west and open countryside within the administrative boundary of North to the east. The southern boundary will abut the third phase of the residential development.

1.3 There will be no vehicular access to the area other than for maintenance and this will be in the form of restricted access gates, and post and rail fencing to restrict motorised vehicles access into the open space.

1.4 Having accepted the principle of the development, by granting outline planning permission, members are now required to consider matters relating to layout, landscaping, scale and appearance.

1.5 “layout” means the way in which the routes and open spaces within the development are provided, situated and orientated in relation to each other and to buildings and spaces outside the development;

1.6 “landscaping”, means the treatment of land (other than buildings) for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated and includes—

(a) screening by fences, walls or other means; (b) the planting of trees, hedges, shrubs or grass; (c) the formation of banks, terraces or other earthworks; (d) the laying out or provision of gardens, courts, squares, water features, sculpture or public art; and (e) the provision of other amenity features;

1.7 “scale” means the height, width and length of each area proposed within the development in relation to its surroundings;

1.8 “appearance” means the aspects of the place within the development which determines the visual impression the place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture;

2 Proposal

2.1 The outline application was accompanied by a masterplan which showed how the distribution of uses across the development. The proposal is in accordance with this Masterplan in that it provides 5.99 hectares of land which is proposed as an extension to Hodge Lane Local Nature Reserve.

2.2 The application includes details of the Local Nature Reserve area, which encompasses four distinct zones, firstly a wetlands area with ecology pond (pond used for translocation of Great Crested Newts to the west of the area directly adjacent to existing nature reserve, then meadow land with wetland scrapes with wetland ponds within the most eastern part of the site bounded by the canal to the north and existing watercourse to the eastern boundary. Finally, the proposal would provide a central area of natural play area.

2.3 The plans indicate a formal 3 metres wide tarmacadam footpath/cyclepath along the western boundary, this links into the strategic footpath which runs along the western boundary past the proposed school and there is also a link into the strategic footpath/cyclepath that runs along the eastern boundary. These paths are both linked by a 2.5m wide hoggin path which runs east to west through the nature reserve.

2.4 The application is supported by the following documents:

• Landscape Management Plan; • Tree Survey; • Drainage Details; • Nature Reserve Strategy.

2.5 The plans and all associated documents are available on the Council’s website by visiting the planning application search page at www.tamworth.gov.uk (viewed by entering the application number).

3 Key Issues

3.1 The key issues are those applied for, namely

• Layout • Landscaping (including ecology and biodiversity) • Scale • Appearance • Flood risk and surface water drainage

4 Conclusion

4.1 It is considered that the details of layout, landscaping, scale and appearance of Nature Reserve Extension of the development meet with expectations set out within the masterplan agreed at the outline planning application in terms of the location of the associated open space and infrastructure required to support the development and accords to policy HG2 of the Tamworth Local Plan.

4.2 It is considered that the scale and appearance of the development is in keeping with the character of the area and is of a high quality in accordance with the requirements of the policy EN5 of the Tamworth Local Plan 2006-2031.

4.3 The landscaping of the scheme has been detailed in a manner that supports the masterplan, but also recognises the importance of retaining existing trees of quality and providing the basis for a improving the habitat by choosing appropriate tree, shrub and grass species. This is in accordance with policy EN3: Open Space and Green and Blue Links and policy EN4: Protecting and Enhancing Biodiversity.

4.4 The development allows for improved network of footpaths and cycle paths through the development. The development also allows for climate change and provides adequate flood attenuation in accordance with policies SU3 and SU4 of the Tamworth Local Plan.

Recommendation

Approval with conditions

0220/2017

Sinks

Pond

Issues

Coventry Canal

Coventry Canal

Pond

LYTHAM

GLENEAGLES LYTHAM

TURNBERRY

SUNNINGDALE

MUIRFIELD USTIE Pond CARNO

CARNOUSTIE

HOYLAKE

HOYLAKE

This material has been reproduced from Ordnance Survey digital map data with the permission of the controller of Her Majesty’s Stationery Office, © Crown Copyright.

5 Relevant Site History

0088/2015

Outline application for the demolition of clubhouse and construction of up to 1100 dwellings, primary school, local centre, parking, comprehensive green infrastructure comprising community woodland, community park, extension to local nature reserve, formal and informal open spaces, footpaths, cycleways, water areas (including enhancement to existing ponds and creating a sustainable urban drainage system), landscaping and vehicular access - Approved subject to conditions and a S106 agreement 25th January 2016.

0086/2016

Discharge of conditions 6 (Design Code), 7 (Landscape Strategy), 8 (Phasing Plan), 9 (Tree Removal/Protection Plan), 10 (Foul & Surface Water Drainage) and 11 (S.U.D.S) of planning permission 0088/2015

0136/2016

Reserved matters application for the construction of 218 dwellings and associated landscaping and open space Phase 1 – Approved 1st July 2016

0400/2016

Reserved matters application for construction of 254 dwellings and associated landscaping and open space – Approved

6 Consultation Responses

6.1 Staffordshire County Council (Ecologist)

6.1.1 In general this is fine but there are some issues. It is not clear when Zones 2-4 will be delivered, if possible this should be included in the Strategy so that timescales do not slip too much.

6.1.2 In regard of Zone 3, specification of pond depths would be useful if possible. In particular pond D will require some area at least 2 metres deep to retain open water otherwise common reed will colonise.

6.1.3 The application committed to enhancement and management of the existing marshy grassland which is part of the Site of Biological Importance but the Zone 3 plan shows a dissipation basin in this area. What is the role of this and how will this not damage the marshy grassland?

6.1.4 What is proposed to be done with the substantial amount of excavated material from the SuDS features and the pond? This could compromise landscape design if it is proposed to use it within the nature reserve area. Clarity is required so that a later cost-cutting exercise does not compromise nature reserve objectives.

6.1.5 As flowering lawn seed mix could be considered for Zone 4 – with clovers, self-heal and birds-foot trefoil for example.

6.1.6 Could some “bug hotels” be included in the nature reserve?

Landscape Management Plan

6.1.7 This is generally appropriate and well thought out. I have a few comments:

6.1.8 Zone 1:

From my considerable experience of assessment of species-rich grassland establishment methods I am not convinced at all that species rich grassland can be established as proposed. Fertility is too high and slot seeding into established grassland is generally ineffective due to pest damage and competition of established grasses. Slot seeding is only likely to success if the adjacent grassland strips are herbicided. Trials have established this and I have seen considerable evidence of failure and none of success except where soil fertility is low. There is no real potential of reducing fertility through management sufficiently over 5 years. As discussed at the previous meeting soil inversion is likely to be required. If not a diverse grassland is unlikely to be achieved in this area.

6.1.9 Zone 2:

Soil treatment proposed for species-rich grassland is appropriate. In terms of wetland scrapes certainty is required. Consideration of how valuable these would be for birds given location and potential for disturbance and predation by domestic pets is required. Perhaps this can inform a decision regarding whether these should be included given potential management issues and creation costs.

6.1.10 Management prescriptions

Grassland cutting in Zone 1 in particular will need to take account of great crested newts. No cutting in damp conditions.

Weed control by spot treatment may be required within 250 m of gcn ponds – this should be acceptable unless widespread weed invasion in which case targeting cutting before seed set may be the answer.

Zone 1 Landscape Plan

6.1.11 This looks fine in principle but I recommend less scattered/small groups of trees as this will make grassland management more awkward and, as trees mature, will shade out much of the grassland reducing species diversity and value to the invertebrates on site.

6.1.12 No features are included for invertebrates; if these are not put in place until a later phase the nationally important species may be lost to the site.

Planting Plan

6.1.13 Tree, shrub and aquatic species proposals are appropriate.

Pond cross-section

6.1.14 This looks fine.

Landscape detail

6.1.15 The indicative locations of hibernacula location should be added to the Landscape Plan.

6.2 Staffordshire County Council (Local Lead Flood Authority)

6.2.1 The RPS Technical Note shows that discharge from the site will be limited as per the original agreement. 88 l/s for the 1 year, 209 l/s for the 30 year and 267 l/s for the 100 year + CC.

6.2.2 It appears the volumes can be accommodated in the proposed storage facilities with a large amount of extra volume also being available.

6.2.3 Only remaining concerns are:

1) About the canal culvert and whether it is going to be cleansed as part of the works; and 2) How the ponds will overflow if they are exceeded by an extreme event. Ideally there should be a purpose-built reinforced overflow to the final pond. Otherwise overtopping flows might damage the bank and cause erosion damage that could cause the pond to collapse.

6.3 Environment Agency

No objections to the proposal.

6.4 Canal & Rivers Trust

6.4.1 We have no objection to the proposed extension of the nature reserve- the submitted Nature Reserve Strategy and Landscape Management Plan appear to be generally appropriate. We do note however that the proposed drainage arrangements direct surface water ultimately to the existing watercourse which runs along the eastern site boundary. This watercourse then passes under the Coventry Canal via Culvert 27. We appreciate that Condition 14 of the outline planning permission requires approval of a detailed surface water drainage scheme including flood modelling of the existing watercourse and flood mitigation measures as necessary. However, we wish to reiterate our comments on the outline planning application that investigation of Culvert 27 to identify its condition and capacity should be undertaken as part of the flood modelling and mitigation, together with an assessment of the need for mitigation to minimise the risk of damage to the Coventry Canal arising from any surcharging of this culvert.

6.4.2 It is essential that appropriate attenuation measures are also secured to ensure that discharges along the watercourse on the eastern boundary are adequately controlled in order to minimise the risk of the culvert surcharging. We would further suggest that trash screens are fitted to the culvert to reduce the risk of blockages occurring, and to ensure that the drainage system operates effectively and efficiently. The long-term management and maintenance of the drainage arrangements for the development should also be secured, and this should make provision for the Trust to be able to gain access to Culvert 27 for inspection and maintenance purposes.

6.5 Inland Waterways

6.5.1 The Coventry Canal is a historic waterway and a valuable amenity and recreational corridor providing leisure, boating, walking, angling, cycling and nature conservation benefits to the area. The proposed drainage ponds and landscaping plans retain most of the existing trees and the nature reserve and recreational use of the land will complement the amenity value of the canal. No objections to this proposal.

6.6 Hodge Lane Conservation Group

6.6.1 Impressed with the strategy for creating and supporting the extension to the Local Nature Reserve. Having looked further into the cycle track which I believe is not to be tarmac, which was my objection, I have no more concerns. As also stated I think the planning looks very good for the nature reserve extension.

7 Additional Representations

7.1 2 letters have been received from local residents. They raise the following comments

• Supportive of the nature reserve. • Good idea for an area.

7.2 As part of the application process consultants have been commissioned to assess the application to ensure that the long term interests of the Council are safeguarded as part of the application consideration. Two letters of representation have been received on the application raising the following issues:

• Construction phase SUDS drainage details required. • Water quality testing post-construction required. • Applicant should provide an exceedance and failure analysis of the SUDS design, with consideration of the need for a spillway or erosion protection of the dam. • Applicant should provide an assessment of the impact of the increased runoff volume on downstream flood risk and ecology of the downstream SSSI • Applicant should consider SUDS scheme increasing the number of stages, variety of treatment stages, residence time and arranging levels such that the upstream stages are not flooded by design. • Future maintenance liability Lombardy poplars to north-west should be removed as part of the comprehensive tree management strategy. • Applicant should revise the proposal for tree management, landscaping, the wildlife pond and the landscape management plan.

8 Planning Considerations

8.1 The grant of outline planning permission with conditions and a S106 agreement means that the principle has already been agreed. Notwithstanding this position there are a number of detailed matters subject to conditions imposed and these are being assessed alongside this “reserved matters” application. In some instances there will be some overlap between what is being addressed in considering discharge of conditions and the current application.

The key issues to be considered at this stage are

• Policy context • Layout • Scale and appearance • Landscaping • Flood risk and surface water drainage • Blue and Green Infrastructure links • Future Maintenance

8.2 Policy context

8.2.1 In considering the issues listed above reference has to be made to the provisions of the adopted Tamworth Local Plan 2006-2031. In this regard there are site specific policies and more generic policies that are applicable.

8.2.2 Policy HG2 is a site specific policy and its contents were fully considered at the outline planning application. Its provisions considered the wider impact of the development and the necessary infrastructure required to support the development. The requirements of this policy have led to conditions being applied to the outline planning consent and a S106 to deliver the infrastructure.

8.3. Layout

8.3.1 The proposed Local Nature Reserve Extension layout has been informed through an assessment of the landscape opportunities and constraints, which includes the need to ensure that the impact of the overall development is minimised from sensitive visual receptors, which includes the canal to the north of the site and Alvecote Pools (Site of Special Scientific Interest) and the inclusion of a portion of Site of County Biological Importance (SBI).

8.3.2 As such this proposal is identified as an extension to the Hodge Lane Local Nature Reserve (HLLNR) of 5.99 hectares. As part of the proposal part of the area is also proposed to incorporate an area of Sustainable Urban Drainage Systems (SUDS) to ensure that the development maintains a substantial green edge to the Canal and the visual effect of the development when viewed from the north is minimised. The Strategic Landscape Strategy identified the retention of the existing tree line to the north western boundary (which varies in width dependent on the extent of the tree belt) and the creation of a cycle route along this area. Whilst there are some constraints to ensuring a high quality design of the open space, the presence of pylons and overhead lines, an underground oil pipeline, protected trees, the Local Wildlife Site (LWS) and the Hodge Lane LNR, do not create a barrier to achieving a quality, well designed and laid out area of open space.

8.3.3 The Nature Reserve Strategy Plan sets out four different habitat zones which are identified in the strategy plan:

Zone 1: Wetlands including ecology pond Zone 2: Meadow land with wetland scrapes Zone 3: Wetland Ponds Zone 4: Natural Play

Zone 1 will be the first area to be completed and is scheduled to be delivered late summer 2017. This is to provide a suitable receptor site to receive the scheduled Great Crested Newt translocation scheduled for spring 2018.

Zone 2 will be a rich grassland meadow with a cluster of shallow scrapes which will increase diversity within the meadows.

Zone 3 will include a series of wetland ponds within the western end of the Nature Reserve to provide for surface water attenuation. The area will incorporate biodiversity elements and provide a variety of wildlife habitats.

Zone 4 is centrally location at the southern boundary of the nature reserve and would be in close proximity to the proposed residential development. The area will be designated as natural and exact location of any play features will be determined by the local authority.

8.3.4 The proposed layout includes a natural play area in the central southern area of the open space. The natural play area would be located on the edge of the LNR which would be overlooked by residential development in this area. This is considered to be more appropriate location for the natural play area that will allow a creative synergy between the natural play area and the use of the adjacent LNR.

8.3.5 A designated path will connect the nature reserve with the adjacent Hodge Lane Local Nature Reserve and the existing pedestrian/cycle network. A series of informal paths will create routes through specific areas of the nature reserve. Overall, the proposal creates a cohesive integrated layout in accordance with the principles of the outline planning permission.

8.4 Scale and appearance

8.4.1 The area is predominantly an area of open space, with intervening undulations and depressions of land which are proposed to be used to water attenuation. Overall, the area is sympathetic in terms of scale and appearance and the provision of landscaping will help assimilate any man-made elements of the scheme, namely the inlet and outlet to the surface water attenuation areas, within the area overall. The footpaths proposed are designed

8.5 Landscaping

8.5.1 The open spaces shown on the reserved matter application reflect those sought in the masterplan, and ensure the delivery of the open space and creation of sustainable urban extension. In this regard the open space and buffers around the edge of the site have been maintained strictly in accordance with the masterplan what was agreed at the outline planning stage.

8.5.2 Overall, the landscaping provides the retention of mature trees, in accordance with the recommendation the Council’s Tree Officer. Then the landscaping incorporates typical habitat for each specific zone as follows:

Zone 1 Wetlands including ecology ponds – marginal planting. Zone 2 Meadow land with wetland scrapes – wetland grasses and species rich grassland Zone 3 Wetland Ponds – wetland, sedimentary bed, reed bed and bio pool planting Zone 4 Natural Play – additional tree planting will be provided in this area.

This scheme creates visually pleasing appearance when within and adjacent to the scheme. The landscaping scheme softens that development approved within Phase 1 scheme and reinforces the landscape of Hodge Lane LNR. This application is in close proximity to Alvecote Pools Site of Special Scientific Interest (SSSI). However, given the nature and scale of this proposal, we are satisfied that there is not likely to be an adverse effect on this site as a result of the proposal being carried out in strict accordance with the details of the application as submitted.

8.6 Flood risk and surface water drainage

8.6.1 Policy HG2 of the LP requires the Golf Course development to protect, utilise and enhance existing and provide additional green and blue infrastructure linkages to the adjacent and surrounding green space and waterscape networks and the urban area. As part of the proposal a number of new habitats are to be created and links made to existing sites of high biodiversity value. Policy SU4 Flood Risk and Water Management requires all new development, to demonstrate that there is no increased risk of flooding to existing properties and shall seek to improve existing flood risk management there is no objection from the Environment Agency or the Staffordshire County Council (Local Lead Flood Authority) in respect of this application.

8.6.2 Historically there has been little flooding of the site, with the exception of some localised pooling close to the Coventry Canal, and around the 15th tee to the south of the site but this is understood to be due to the clay soils and the lack of any drainage outfalls. An existing watercourse runs along the eastern boundary of the site to culvert under the Coventry Canal which is served from the site and farmland to the east, this watercourse is proposed with a 20m standoff which will ensure that the risk of flooding from this watercourse is minimised coupled with the ecological requirement to ensure that this area (which is a LWS) is not detrimentally impacted upon by the development, that the Alvecote Pools SSI is not impacted upon by contamination from the watercourse, and that were appropriate the water storage ponds are provided with permanent water levels.

8.6.3 A number of representations have been made in respect of the proposed flood attenuation approach adopted by the applicant, however the approach is based on the use of a number of ponds which ensure that the quantity and quality of the water from the residential development is attenuated. Some concerns have been raised in terms of the volume of water at 1 in 100 year floods. However, these details have already been approved through the foul and surface water strategy (0086/2016), SUDS Strategy (0086/2016) and surface water design (0343/2016) discharge of condition applications. The LLFA consider that subject to appropriate mitigation these details are adequate and will ensure adequate mitigation.

8.6.4 In terms of adoption of the flood mechanism system, the two inlet headwalls entering the pond, the outlet headwall leaving the pond, the hydrobrake and the headwall associated with the nature reserve will all be offered up for adoption to Severn Trent Water (STW) in the future. It is normal for these to be adopted by STW provided that there is a by-pass pipe around the pond providing continuity of the adoptable system, they also require vehicular access to the flow control chamber and headwalls which are all indicated on the plans.

8.7 Blue and Green Infrastructure Links

8.7.1 The features of landscape and nature conservation interest on the site provide an opportunity to enhance and extend these features through comprehensive site development incorporating them into the overall design and landscaping scheme. The Nature Reserve Strategy indicates that the proposed extension to the Hodge Lane LNR would deliver sustainable green infrastructure to the benefit of the site and the wider area.

8.7.2 The proposals for additional open space and pedestrian and cycle network across through the space would provide opportunities for informal recreation including the promotion of walking, running and cycling routes throughout the site to promote participation and health. The footpaths hierarchy will ensure that strategic paths way along the east and west (3 metres wide), then links to a hoggin path (2.5metres wide) which then link to informal mown pathways that meander around the open space.

8.7.3 There are existing public footpaths to the south western boundary of the site which are proposed to be retained and enhance through the development proposals and the master plan includes green corridor pedestrian and cycle routes. It is important that during the detailed design considerations of future the application these are designed and managed for ecological links as well as for access and recreation. Multifunctional areas of open space are proposed within the masterplan and the detailed design of these green spaces and corridors should enable obvious connections, supported by pedestrian and cycle routes. Paths throughout the open spaces respond to desire lines and key views of the canal.

8.7.4 As detailed above within the consultation responses the application and its supporting documents have been independently assessed by an Ecologist from Staffordshire County Council. The assessment outlines the legislative and policy context of the development from a nature conservation and ecological point of view.

8.7.5 A Nature Reserve Strategy has been produced in support of the approved Ecological Mitigation Strategy (EMS) includes an assessment of the planning policy framework for the site including the NPPF, LP. The role of the planning system in this regard is highlighted is approach is highlighted at para 109 of the NPPF The planning system should contribute to and enhance the natural and local environment by……… establishing coherent ecological networks that are more resilient to current and future pressures.

8.7.6 Policy EN4 of the LP repeats these provisions in stating: “Non-designated sites, including the canal and river networks that provide the opportunity for habitat enrichment to create more robust and functional ecological units will be safeguarded, particularly if they form part of a green or blue link, including links to the wider green infrastructure network outside Tamworth. The Conservation of Habitats and Species Regulations 2010 and the Wildlife and Countryside Act 1981 (as amended); along with the Protection of Badgers Act 1992, provide the main framework for protection of species. In addition to planning policy requirements, the Council needs to be assured that this legislation will not be contravened as a result of planning permissions. In addition to these provisions, section 40 of the Natural Environment and Rural Communities Act 2006 places a duty on all public authorities in and Wales to have regard, in the exercise of their functions, to the purpose of conserving biodiversity.

8.7.7 The application area is bordered by sensitive habitats some of which are covered by statutory and non-statutory nature conservation designations. To the east are a small marshy area and a wooded stream which forms the Borough and County boundary, known as a Local Wildlife Site (LWS). Much of this is a Site of Biological Importance (SBI) and ancient woodland indicators are present. Beyond this is arable farmland. To the north is the Coventry Canal, also lined by trees and shrubs, and beyond this Alvecote Pools Site of Special Scientific Interest, designated for the rich flora and fauna of a series of shallow pools which have arisen as a result of colliery subsidence, and representing one of the most extensive and diverse wetland areas in Warwickshire, supporting a regionally important bird community.

8.7.8 To the north-west of the application site is Hodge Lane Local Nature Reserve (made up of a Site of Biological Importance and a Biodiversity Alert Site) which supports a mosaic of habitats including woodland, species-rich grassland and wetland features. The northern section of the golf course is separated from residential development to the west by mature broadleaved woodland that includes grassy glades and the remains of a disused colliery railway.

8.7.9 The Alvecote Pools SSSI to the north of the site (on the opposite side of the Coventry Canal), and is connected to the site by an unnamed stream, which runs through the Tamworth Golf Course SBI (LWS) along the eastern edge of the site. The protection of this area both during construction and post constriction will be important to ensure that the development of the site does not have any adverse impacts on either of these areas. In order to ensure these areas and the water flow are protected a Construction Drainage Strategy will be required in addition to the provision of a minimum of a 20m buffer for the SBI. These requirements will ensure that the proposals comply with the detailed requirements of Policy HG2. In addition Natural England has confirmed that the presence of the nearby SSSI does not represent a constraint to the development.

8.7.10 The area of flood attenuation ponds is proposed to the north of the site which will also provide an extended area for incorporation in to the Hodge Lane LNR. The management and function of this area has had careful consideration to provide the wildlife and biodiversity benefits, with an integrated approach and strategy required for the whole site.

8.7.11 The proposal includes a Great Crested Newt pond to the north western end of the site. The gradient of the GCN pond has been reduced to a 1:4 slope, and marginal and emergent plant species have been proposed due to the reduced slope gradient. Overall it is considered that the impact of the development on ecology will be acceptable and comply with the provisions of the development plan and the relevant habits legislation.

8.8 Future Maintenance

8.8.1 The outline application was approved subject to conditions and a section 106 agreement. The Section 106 agreement specified the provision of the extension to the Hodge Lane Local Nature Reserve and provision of monies towards the maintenance of the area following at least a 12 month period of maintenance at the developer’s expense. The agreement also required completion of open space works within 5 years of the start date of the development (i.e. 11th October 2021). The contribution amounts to £1.2m is proposed towards the maintenance and management of this area of open spaces that would be provided on site by the developer and then transferred back to the Council for use as public open space following the completion of the works.

8.8.2 In terms of adoption it is the intention that flood attenuation mechanism system will be proposed to be adopted by Severn Trent Water.

9 Conclusion

9.1 It is considered that the details of layout, landscaping, scale and appearance of Nature Reserve Extension of the development meet with expectations set out within the masterplan agreed at the outline planning application in terms of the location of the associated open space and infrastructure required to support the development and accords to policy HG2 of the Tamworth Local Plan. 9.2 It is considered that the scale and appearance of the development is in keeping with the character of the area and is of a high quality in accordance with the requirements of the policy EN5 of the Tamworth Local Plan 2006-2031.

9.3 The landscaping of the scheme has been detailed in a manner that supports the masterplan, but also recognises the importance of retaining existing trees of quality and providing the basis for improving the habitat by choosing appropriate tree, shrub and grass species. This is in accordance with policy EN3: Open Space and Green and Blue Links and policy EN4: Protecting and Enhancing Biodiversity.

9.4 The development allows for improved network of footpaths and cycle paths through the development. The development also allows for climate change and provides adequate flood attenuation in accordance with policies SU3 and SU4 of the Tamworth Local Plan.

Conditions / Reasons

1. The development hereby approved shall only be carried out in accordance with the following drawings and documents including the recommendations and specifications contained therein insofar as they do not prejudice the discharge of conditions attached to the original outline permission 0105/2014 or those below.

Drawing(s) Reference(s) Site Plan Overview 1671-08-02-005A-006A Location Plan 1671-08-02-120 Topography 1671-08-02-124 Constraints Plan – Arboricultural data D5556.01.001C and February 2016 Proposed finished floor levels 1671-08-02-234 Rev A, 1671-08-02-235 Rev B Nature Reserve Strategy R5556.06.001 Landscape Management Plan R5556.06.002 Attenuation details and cross section AAC5267-P3-100-A Cross Section AAC5267- R21-A Landscape Plan Zone 1 D5556-06-100 and D5556-06-101 Landscape Section D5556-06-300 Drainage Design Technical Note

Reason: To define this permission.

2. The landscaping hereby approved shall generally be carried out in accordance with the species and mix incorporated within the Nature Reserve Strategy unless otherwise agreed in writing by the Local Planning Authority. All planting, seeding or turfing comprised in the approved details of landscaping and boundary treatment approved shall be carried out in the first planting and seeding season following the occupation of the buildings or the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: In the interests of the setting and visual appearance of the development, and in accordance with Policy EN5 Tamworth Local Plan 2006-2031.

3. Notwithstanding the submitted details further details of the spillway and erosion mitigation around the SUDS scheme shall be submitted and approved in writing to the Local Planning Authority. The approved mitigation details shall be carried out and maintained in accordance in accordance with phasing of the SUDS scheme as already agreed.

Reason: To ensure that the water attenuation measures are an acceptable quality in accordance with policy SU4 of the adopted Tamworth Local Plan 2006-2031.

PART D

Application Ref: 0133/2017

Appeal Ref: APP/Z3445/D/17/3175484

Development: Proposed first floor extension over existing ground floor

Address: 10 Linden Close, Tamworth, Staffordshire, B77 3HB

1 Introduction

1.1 A decision was made under delegated powers to refuse an application for on 21st April 2017 for a proposed first floor extension over existing ground floor extension at 10 Linden Close Tamworth Staffordshire B77 3HB

The application was refused for the following reasons:

1. The proposed development will lead to the creation of an additional double bedroom in 10 Linden Close resulting in the extended property having 4 bedrooms which includes 3 double bedrooms. This will result in a potential increased occupation of the house with a resultant increased demand for car parking space. The property only provides 2 off road spaces at present and given this limited parking provision the extension of the property is likely to result in some additional on street parking. This parking will occur on a narrow cul-de-sac which provides limited possibility for on street parking which does not block driveways to one of the other houses on Linden Close or prevent the use of the turning head. The proposed development will be contrary to the provision of policy EN5 of the Tamworth Borough Local Plan 2006-2031 and parking standards set out in Appendix C of the Local Plan and provision in related to highway safety as set out in the NPPF.

2 Appeal

2.1 The appeal was determined by an Inspector who decided to allow the appeal.

2.2 The Inspector noted that the main issue is the effect of the proposed development on highway safety. It was noted that some houses in the cul-de-sac have large parking areas, capable of accommodating large vehicles and that on-street parking was unrestricted. It was noted that there would be plenty of opportunities for on-street parking along Linden Close and that this would not restrict highway visibility.

2.3 The Inspector concluded that the on-road parking in residential areas is neither unusual nor necessarily harmful but is a common occurrence that reflects the reliance on cars. The inspector noted there was no substantive evidence to demonstrate that harm to highway safety would arise as a result of the proposed development. The appeal was therefore allowed on this basis.

Recommendation

For Information only

PART D

Application Ref: 0167/2017

Appeal Ref: APP/Z3445/D/17/3176983

Development: Remodelling of property raising height including first floor side extension and pitched roof over garage to front, single storey rear extension (resubmission of 0418/2016)

Address: 2 Robinson Close Tamworth Staffordshire B79 8LY

1 Introduction

1.1 A decision was made under delegated powers to refuse an application for on 24th May 2017 for planning permission for Remodelling of property raising height including first floor side extension and pitched roof over garage to front, single storey rear extension (resubmission of 0418/2016) at 2 Robinson Close Tamworth Staffordshire B79 8LY

The application was refused for the following reasons:

1. The proposed remodelling of the property which increases the ridge height by 0.7 metres by virtue of its design, scale and position on the corner of Robinson Close and Roman Way would be an overly prominent extension not in keeping with the uniform character of the existing properties and the streetscene as a whole to the detriment of the visual amenities of the area overall. The proposal is therefore contrary to policy EN5 of the Tamworth Local Plan 2006-2031.

2 Appeal

2.1 The appeal was determined by an Inspector who decided to dismiss the appeal.

2.2 The Inspector noted that the proposal was part of a larger residential estate that is characterised by its coherently developed built form. Properties in the area have largely retained their original gable fronted elevations, ensuring a uniform street scene with a strong architectural rhythm; this is a key component part contributing to the local distinctiveness of the area. The appeal property is a two-storey detached house, which is prominent in the street scene, due to its location at the junction of Robinson Close and Roman Way.

2.3 The Inspector concluded that the proposed increased in the overall height of the dwelling would be at odds with the established uniform roofscape in the area. The increase in the overall height of the dwelling would result in an incongruous addition when compared to the established streetscene that would materially harm the character and appearance of the area. The appeal was therefore dismissed on this basis.

Recommendation

For Information only

ISSUES PAPER

Application Number 0387/2017

Development: Phase 3 - Reserved matters application for the construction of 269 dwellings and associated landscaping and public open space

Location: Former Municipal Golf Course Eagle Drive Amington Tamworth

1. Purpose of Report

1.1 To inform Members that a planning application (ref: 0387/2017) has been received for the development of the site for 260 dwellings for the Phase 3 of the scheme at the former Golf Course. The application is for reserved matters approval following the granting of outline planning permission on the site in 2015 (0088/2015). As members are aware approval of reserved matters were granted planning permission for 218 dwellings was granted permission reference 0136/2016 at the Planning Committee on the 7th June 2016 and a further reserved matters application 0400/2016 for 254 dwelling was granted planning permission at the Planning Committee on the 8th November 2016. An application for an extension to the local nature reserve is currently being considered reference 0220/2017.

1.2 The purpose of this ‘Issues Paper’ is to highlight to members that a major application has been submitted to the Council. In addition, the paper will highlight what officers consider to be the key planning issues which will need to be considered when the full report comes before the Committee for their determination. It also allows an opportunity for the Committee to raise key planning issues that either they wish to be expanded upon or added to in the full report at the decision making stage. This report is therefore a precursor to the main report, which will be presented at the end of the planning application process - it is not a report for debate or decision making, but rather an opportunity to raise queries or issues to guide officers.

2. Site and Location

2.1 The site extends to approximately 60ha, in an irregular shape. The club house and car park are located centrally on the site in line with Eagle Drive. The former golf course was divided into two parts with holes 1 - 9 to the north of the clubhouse and holes 10 - 18 to the south of the site.

2.2 The eastern boundary of the site is formed by a band of trees and a watercourse beyond which lie agricultural fields within , with the south eastern boundary adjoining the Priory Park Circuit outdoor karting track. The recently approved extension to Darwell Park Industrial Estate is located to the south of the site with the Glascote Road beyond.

2.3 The western boundary of the site to the south of Eagle Drive is characterised generally by commercial and industrial units with the Tamworth Indoor Bowls Club located to the south of Eagle Drive. To the north of Eagle Drive the site boundaries are generally to domestic properties and residential estate roads, which are separated from the site by areas of tree and shrub planting. This boundary also abuts Mercian Way and the Hodge Lane Local Nature Reserve.

2.4 The site is bound by the Coventry Canal to the north, with agricultural fields and the Alvecote Pools SSSI beyond.

2.5 Vehicular access to the site is currently from Eagle Drive, which links to Mercian Way. A public right of way follows the southern and much of the western boundary of the site to the south of Eagle Drive.

3. Background to proposals

3.1 The principle of developing the site for residential purposes has been established through the recent granting of outline planning permission at the site in 2015 under reference 0088/2015. The site is identified within the Local Plan as one of the Borough’s Sustainable Extension (SUE’s) under Policy HG2, which identifies general requirements for each of the proposed SUE’s and specific comments relating to the re-development of the golf course:

Where appropriate all sustainable urban extensions should:

a) Encourage the co-location of any required community infrastructure, retail or services to form a new local or neighbourhood centre. All new infrastructure should be easily accessible by foot, cycle and other sustainable modes of transport.

b) Be well connected internally and to the adjacent urban areas, the town centre, employment areas and green infrastructure by means of walking, cycling and public transport. This will to help maximise internal trips and sustainable travel whilst mitigating the traffic impacts of the proposal on the strategic and local road network. Opportunities for active travel and outdoor recreation will support healthy lifestyles.

c) Ensure that the development is of a high quality, sustainable and inclusive design and that the layout reflects the requirements of Policy EN5 Design of New Development. This will be tested through an appropriate design review process informed by local and nationally recognised design standards.

d) Protect, utilise and enhance existing and provide additional green and blue infrastructure linkages to the adjacent and surrounding green space and waterscape networks and the urban area. Where appropriate new habitats should be created and links made to existing sites of high biodiversity value. All developments should positively contribute towards meeting the objectives of the Water Framework Directive.

e) Create integrated, distinctive neighbourhoods to meet the needs of the community including young and older persons and families to ensure social cohesion. The provision of community growing spaces or community orchards should be considered as part of the development, and be accessible to those with restricted mobility. The inclusion of Flexicare schemes for older people should be considered as part of the development where feasible.

f) Development must ensure that surface water runoff is managed using sustainable drainage measures to limit discharge rates from the site to the pre-development (i.e. greenfield) condition, to ensure no increase in flood risk to off-site areas or loss of water quality.

g) Incorporate elements of significant historic landscape character into their overall design as identified in the Extensive Urban Survey and the Borough Heritage Impact Assessment.

Any proposal for all or part of a sustainable urban extension must be supported by an up to date masterplan to ensure that the infrastructure requirements for the whole allocation will be delivered. Masterplanning should be informed by vision statements or development briefs prepared by the Council for each site. The infrastructure elements to be delivered by each phase should be identified.

Golf Course

The site is located on Tamworth Golf Course and will form an urban extension in the east of Tamworth up to the administrative boundary with North Warwickshire. It will provide at least 1,100 new dwellings and associated infrastructure as detailed below. The development:

• Must take into consideration the existing oil pipeline and electricity pylons and adhere to guidelines for development. • Must establish two points of vehicular access onto Mercian Way. The existing access to the golf course along Eagle Drive is suitable for one, with a second point of access coming directly onto Mercian Way south of the Woodland Road – Mercian Way roundabout. • Must avoid any impact on the nearby Alvecote Pools Site of Special Scientific • Interest and mitigation should ensure there is no impact due to waste, surface water run-off, predation or increased recreational use of Alvecote Pools. • Should take into consideration the Hodge Lane Local Nature Reserve, which could be achieved through wildlife areas, additional planting of native species to provide a buffer and green linkages by pedestrian or cycleway. Wildlife corridors should be created between Hodge Lane Local Nature Reserve, Tamworth Golf Course (portion of) Site of County Biological Importance, Coventry Canal and the wider green infrastructure network. • Reduce the urban edge effect on the canal, with particular attention to the treatment of the northern site boundary. • Should be sensitively designed in terms of layout, scale, materials and landscaping to ensure no adverse impact on the character and setting of the canal and listed bridges. • Take into consideration the potential for archaeology through an archaeological desk based assessment and/or archaeological field evaluation. • May provide the opportunity to relocate an existing doctor’s GP surgery and extend the range of services offered.

Required Infrastructure:

• A new primary school and contributions to secondary school • Local convenience store • New public open space, play facilities and sports provision in line with other policies of the Local Plan and the Infrastructure Delivery Plan • Modifications to the Glascote Road/Marlborough Way roundabout junction.

3.2 In addition to granting the principle of development on the site the granting of the outline planning permission secured the housing mix, level of affordable housing, and considered that the impact of developing the site on the local highway network would be acceptable. In addition it was considered that the site could be developed without any detriment to ecology.

3.3 Members are also invited to discuss the pre application enquiry further with either Andrew Collinson (the Planning Case Officer) or John Gunn (Development Control Manager) outside of the Committee meeting, if there are specific issues of detail on which you require further clarification.

4. Summary of Proposals

4.1 The current application was registered on the 10th August 2016. The proposals in terms of the mix of dwellings and the number of affordable dwellings are broadly in accordance with the provisions of the outline planning permission. In this case it is noteworthy that negotiations have been on-going with the applicant’s (Redrow) since the first submission of the application. The discussions have revolved around the location of uses within the site, the overall site layout and design, and highway safety. As a result of these discussions and an acknowledgement of the importance of achieving a high quality design of the site, (the site forms one of 3 Sustainable Urban Extensions to the Borough).

4.2 In addition, the plans and all associated documents are available on the Council’s website by visiting the planning application search page at www.tamworth.gov.uk (viewed by entering the application number).

4.3 Members are also invited to discuss the application further with either Andrew Collinson (the Planning Case Officer) or John Gunn (Development Control Manager) outside of the Committee meeting, if there are specific issues of detail on which you require further clarification.

5. Summary of Key Issues to be considered in the Determination of the Application:

5.1 Design and layout; This includes the locations of uses within the site, the layout of the housing areas including links throughout the site (legibility of the development)

5.2 Highways Issues; The internal road layout, car parking provision throughout the site, the hierarchy of roads within the development.

6. Consultation

6.1 Following receipt of the planning application, the Council, as Local Planning Authority has undertaken extensive consultation, including with statutory and non-statutory consultees. A notice has been published in the Tamworth Herald and a number of site notices have been erected adjacent to the site. In addition individual notification letters have been sent to 52 residential properties and businesses near to the site.

Recommendation

The Planning Committee are recommended to note the item for information and raise any relevant planning issues on which they require further clarification and which are requested to be addressed when formally considering the planning application.