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Initial Document Andeep Gill—Senior Planning Officer: Planning Committee 15/11/2016 16/00407/FUL McCarthy & Stone Cllr Chapman & Retirement Lifestyles Cllr Fieldhouse Ltd BILBROOK Birches Bridge Garage Wolverhampton Road Codsall Wolverhampton South Staffordshire WV8 1PF The proposed demolition and development of 39 Retirement Living apartments including communal facilities, landscaping and car parking. (Major development) 1. SITE DESCRIPTION AND PLANNING HISTORY 1.1 Site Description 1.1.1 The application site relates to the Brindley Volvo car sales garage that is within the main service village of Bilbrook. The building is a car salesroom (sui generis) that also offers ancillary mechanical services including MOT testing (B2). Primary access to the site is off Duck Lane (to the south) and there is secondary gated access off Wolverhampton Road (to the west). 1.1.2 The site is at the conjunction of Bilbrook and Codsall where there is an open feel to the land surrounding the site, giving it a relatively prominent position. When turning into Duck Lane from Wolverhampton Road, this point can be construed as a ‘gateway’ into Bilbrook village. 1.1.3 The site area is 0.395ha and is a tapered square shape. The existing garage building is constructed from steel and glass, and approximately 8m in height with a footprint of 1,373sqm that includes a canopied area of 412sqm. The building abuts the western boundary where the main structure is to the centre of the site and measures 13.8m to Duck Lane at its closest point. There are a number of cars on display on the forecourt to the front and eastern end of the site, and a staff parking area at the northwest corner. 1.1.4 Abutting the site to the west is a petrol station that includes a minimarket. To the northwest is a two storey restaurant and a two storey dental surgery that both appear to have ancillary residential accommodation to the rear of the buildings facing onto the application site. 1.1.5 At the northwest boundary the site abuts the playground for St Christopher’s Primary School and there are a row of Leyland Cypress trees along here. 1.1.6 To the north of the site the side boundary of 12 Azalea Close and the rear boundaries of 5, 7 and 9 Magnolia Grove abut the site. The properties 1 and 3 Magnolia Grove, although they do not abut the site, do have their rear elevations facing the site over the garden areas of the properties on Azalea Grove. Andeep Gill—Senior Planning Officer: Planning Committee 15/11/2016 1.1.7 Along the northern boundary with these neighbouring properties there is mature vegetation comprising a row of Leyland Cypress trees and there are other species such as Ash, Apple and Lawson Cypress that provide screening. 1.1.8 To the east the site abuts the side boundary of 54 Duck Lane. Along this boundary is a mature hedgerow and a row of Lawson Cypress trees that provides screening to the garden area. 1.1.9 Opposite the site over Duck Lane is a strong row of mature vegetation that screen the properties served off Heath Farm Road. 1.1.10 The streetscene is varied in appearance. At the junction of Duck Lane and Wolverhampton Road is a single storey petrol station and heading east along Duck Lane are two storey detached dwellings that are traditional in appearance. There are also examples of contemporary design along this road near to the site that includes an Art Deco dental surgery and a fire station that is a rectangular design that utilises modern cladding with the inclusion of some bright colours. 1.1.11 From Wolverhampton Road the restaurant and dental surgery that abut the site appear to be former two storey detached houses that have been converted, and on the opposite side of the road is the Birches Bridge retail parade. The end of the parade closest to the site comprises a single storey hardware store and a two storey terrace block that has a pitched roof; accommodating a variety of shops on the ground floor with ancillary residential on the first floor. 1.2 Relevant Planning History 1.2.1 None. 1.3 Pre-application Discussion 1.3.1 Pre-application discussions have taken place. 2. APPLICATION DETAILS 2.1 The proposed development is for the demolition of the existing car sales garage and the erection of 39 retirement living flats (C3). The flats would be erected as a single ‘L-shaped’ block with a pitched roof that would be sited towards the southwest of the site. The corner of the building, which would be its focal point, would be three storeys in height and as the development moves along Duck Lane / Wolverhampton Road, the scale of the building will stagger down to 2.5 storeys and then to two storeys at the far ends. 2.1.1 Out of the 39 flats, 18 would be one bed and 21 two bed. The retirement flats would be marketed towards persons over the age of 60, with the exception of a couple where one person may be over Andeep Gill—Senior Planning Officer: Planning Committee 15/11/2016 55, and the flats would be sold on a 125 year lease basis. All the flats would be for open market sale with no on-site affordable housing provision. 2.1.2 The retirement living flats are aimed at providing independent low maintenance accommodation for the elderly, with the benefit of an on-site manager. The scheme would provide facilities such as: - communal lounge area - buggy store - guest suite - lift access - house manager - emergency call system 2.1.3 The footprint of the proposed building would be 1,427sqm and the overall floorarea (measured externally) would be approximately 3,938sqm. The frontage directly along Duck Lane would extend for approximately 33m, with the main entrance at this elevation and it would extend for approximately 33m opposite Wolverhampton Road. 2.1.4 The three storey element of the building would measure 8.2m to the eaves and 11m to the ridge. Where the development is 2.5 storeys it would measure 7.2m to the eaves and 10.2m to the ridge; and would have an eaves height of 5.8m and ridge height of 8.8m at the two storey level. 2.1.5 Access to the site would be off Duck Lane, similar to where the existing access currently is, with the proposed access point moved closer to the eastern boundary. Some parking spaces would be provided along the eastern boundary with the main parking area being sited towards the rear of the site. In total, 31 spaces would be provided for residents and staff. The existing secondary access off Wolverhampton Road would be disbanded. 2.1.6 The site would be fully landscaped with areas of private open space for residents provided adjacent to the frontage of the building and to the centre of the site. The areas of open space would measure approximately 0.13ha. 2.2 Agent Submission 2.2.1 Design, Access and Sustainability Statement Planning Statement Statement of Community Involvement Site Investigation Report Tree Survey Archaeological Desk Based Assessment Transport Statement Noise Impact Assessment Extended Phase 1 Habitat Survey Andeep Gill—Senior Planning Officer: Planning Committee 15/11/2016 Drainage Strategy and SUDS Assessment Financial Viability Assessment Email from agent dated 14/09/16 Email from agent dated 01/11/16 3. POLICY CONTEXT 3.1 The application site is within Bilbrook Development Boundary 3.2 NP1 – The Presumption in Favour of Sustainable Development CP1 – The Spatial Strategy for South Staffordshire EQ1 – Protecting, Enhancing and Expanding Natural Assets EQ4 – Protecting and Enhancing the Character and Appearance of the Landscape EQ5 – Sustainable Resources and Energy Efficiency EQ7 – Water Quality EQ8 – Waste EQ9 – Protecting Residential Amenity EQ11 – Wider Design Considerations EQ12 – Landscaping EQ13 – Development Contributions H1 – Achieving a Balanced Housing Market H2 – Provision of Affordable Housing H5 – Specialist Housing Accommodation EV1 – Retention of Existing Employment Sites EV11 – Sustainable Travel EV12 – Parking Provision 3.3 Housing Market Assessment (2012) 3.4 Affordable Housing and Housing Mix Supplementary Planning Document (SPD), 2014 3.5 Village Design Guide Supplementary Planning Document (SPD), 2009 3.6 Deregulation Act 2015 3.7 The Community Infrastructure Levy Regulations 2010 4. CONSULTATION RESPONSES 4.1 Bilbrook Parish Council (03/06/16): Objection by all non-district councillors. The Council welcomes the development and the provision of this type of housing as it is needed in the area, however the council have the following reservations: - Over development of the site taking into account 29 spaces for 39 residences. The Council would like to see at least one place per Andeep Gill—Senior Planning Officer: Planning Committee 15/11/2016 residency and extra spaces for visitors as there are already considerable parking problems in the area. E.g. Carter Avenue. - Highways issues. The development is on a very busy junction. The Ingress and Egress should be a minimum of 4.5m wide to allow two cars to pass side by side. As there is to be a gate, this should be set-back 1 car length. - Tree Preservation Order is required on any natural species: - Oak, Ash, Beech should be retained. - The pedestrian crossing should be upgraded to a pelican crossing with pedestrian prevention barriers from the entrance of the petrol station to the pelican crossing. - There is no provision for social housing on the site. - A right filter lane is needed on Duck Lane into the development or a no right turn to prevent backing up of traffic along Duck Lane.
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