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Planning Committee Schedule of Applications

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Planning Committee Schedule of Applications PLANNING COMMITTEE th 13 January 2015 SCHEDULE OF APPLICATIONS REPORT OF THE DIRECTOR (COMMUNITIES, PLANNING & PARTNERSHIPS) BOROUGH OF TAMWORTH PLANNING COMMITTEE SCHEDULE OF APPLICATIONS 13th January 2015 A Reports for Consideration 3 B Appeals Received 0 C Appeal Decisions 0 D Consultations 0 E High Court Challenges 0 BACKGROUND PAPERS Tamworth Local Plan 2001 – 2011 Pre submission Local Plan 2006-2031 for public consultation October 2014 All other documents referred to in individual reports SUMMARY OF PLANNING APPLICATIONS FOR DETERMINATION Part A Reports for consideration Application Number: 0365/2014 Development: Reserved Matters Application for: the appearance, landscaping, layout and scale for the erection of 94 new residential dwellings Location: Land off Pennine Way, Stonydelph, Tamworth, Staffordshire Target Date: 16 January 2015 Recommendation Approval subject to conditions ……………………………………………………………………………………………………………………………… . Application Number: 0401/2014 Development: Construction of 5 buildings comprising of 12 light industrial units and associated access parking and refuse areas. Location: Land off Glascote Road (B5000), Stonydelph, Tamworth Target Date: 04 February 2015 Recommendation Approval subject to conditions ……………………………………………………………………………………………………………………………… . Application Number: 0405/2014 Development: Construction of 29 dwellings and associated works Location: Land off Freasley Lane Tamworth Staffordshire Target Date: 09 February 2015 Recommendation Approval subject to conditions ……………………………………………………………………………………………………………………………… . Application Number: 0365/2014 Development: Reserved Matters Application for: the appearance, landscaping, layout and scale for the erection of 94 new residential dwellings Location: Land off Pennine Way, Stonydelph, Tamworth, Staffordshire 1 Site and Surroundings 1.1 The site is located approximately 3 miles south east of the town centre in the Stonydelph Ward. It is roughly triangular in shape and has a frontage to Pennine Way and an area of public open space owned by the Borough Council. 1.2 The site is made up of rough grassland broken up by small self set trees, with mature trees around the periphery of the site to the south and east. Trees on the eastern boundary are protected by a Tree Preservation Order 2/1976. The area has a distinct slope, which makes the site highly visible to the public with a high point in the south to a low point in the north. The southern and eastern boundaries of the site abut a public footpath/cycleway which provides a link to the Malham Road estate beyond, the local centre at Ellerbeck, Relay Park and the service area at Junction 10. 1.3 To the east of the site are residential properties accessed via Malham Road. To the south are commercial properties on the Relay Park Employment Area, including the Sainsbury Distribution Centre. To the west, beyond Pennine Way is a further residential area accessed from Pennymoor Road which incorporates an equipped play area. 1.4 Pennine Way is an all purpose road, with a 40 mile per hour speed limit where it abuts the site, and provides access to Stonydelph properties. It forms a key part of the town’s highway network, giving direct links between junction 10 of the M42 and commercial and residential developments in the eastern part of the Borough. A regular bus service passes along Pennine Way with bus stops in close proximity to the site. 2 Proposal 2.1 The application seeks approval of reserved matters following the grant of outline planning permission (reference 0349/2012). It seeks detailed approval of the appearance, landscaping, layout and scale of the development of 94 new dwellings. 2.2 A total of 66 two storey dwellings are proposed along with 28 apartments. The dwellings are intended to be constructed in a variety of building styles and materials (render, red brick, dark grey or red concrete roofing tiles) with mostly hipped roof forms with projecting gable features. The apartments proposed are of 4 storeys with hipped roofs, are mainly constructed from brick with frontages in render and small pitched canopies over the main entrance. 2.3 The proposed landscaping scheme includes a central tree lined avenue linking the pedestrian refuge on Pennine Way with the pedestrian node at the southeast corner, denoted by a large specimen tree. The scheme also a pedestrian link into the existing footpath network close to the existing link with Mossdale. 2.4 The intended layout situates the open space to the north of the site abutting the Council owned open space. A swale drainage solution is proposed within a portion of the site area within the applicants ownership in order to provide surface water drainage capacity and this links via culvert to an existing surface water drain in Malham Road. 2.5 The following documents have been submitted in support of the application and all are available to view at www.tamworth.gov.uk Design Statement (amended received 15 December 2014) Site layout plans Detailed Housing Mix Plans Street Scene elevations in accordance with finished floor levels plans Topographical survey Materials Schedule S.104 Drainage agreement layout Tree Schedule and Arboricultural Method Statement (dated 05 November 2014) and Detailed Addendum (dated 21 November 2014) Detailed elevations and floor plans of all building types (A-L) Detailed hard and soft landscaping plans Detailed drainage plans and sectional drawings 3D Perspective drawings conveying the appearance of the proposal from distance 3 Key Issues 3.1 The key issues in the determination of this application are considered to be 1 Design and Character and appearance 2 Housing Mix and Density 3 Amenity of neighbouring residents and prospective occupants 4 Tree and biodiversity implications 5 Designing out crime versus walkable communities 6 Drainage provision 7 Scale and Position of Open Space 8 Other issues – Highway matters, designation as open space, commencement of works on site, insufficient amenities and schools, the oil pipeline and the golf course development implications 4 Conclusion 4.1.1 The application proposes the construction of 94 dwellings on a triangular piece of land off Pennine Way. In terms of its design merits the layout of the scheme is considered to respond well to its context in urban design terms. A clear frontage to Pennine Way is proposed, the scheme incorporates pedestrian linkages into the surrounding network, makes the central access road a focal point through the development and attempts have been made to soften the dominance of the highway within the scheme. The density, form and massing of the two storey dwellings is reflective of the modern residential development which exists in the context and a good variety and mix of building styles is shown on the street scene elevations. Although the scale and massing of the apartment blocks relative to the proposed two storey dwellings is questioned by some respondents, the peripheral position of these building and proximity to the much higher warehouse building beyond is a key factor in why officers judge the scale of the buildings is compatible with the setting of the area and does not harm the design successes within the wider scheme. 4.1.2 The outline approval was issued subject to a S.106 that requires 30% on site affordable housing provision equating to 28 units. Although the emerging policies would require a comparable mix of affordable housing to that required overall, the Council does not yet have an adopted policy regarding affordable housing mix. Indeed it is only in recent months that the re-drafted Emerging Plan included distinction between market and affordable housing mix. It is also noted the emerging plan reduces the percentage of affordable housing required from 30% under the current policies to 25%. Therefore the Council must either accept the agreed 30% (28 units) with no specific mix under the current plan or alternatively they should accept a lesser provision at 25% (23 units) with a specified mix. Setting aside the legalities of the S.106 having already been signed at 30%, of the two options the Housing Strategy Manager favours the provision of more affordable housing overall. Consequently given the lack of an adopted policy and that overall the mix of housing is in compliance with the housing needs evidence as emphasised by the NPPF, the proposal achieves a mix of housing that is appropriate to meet local needs and the requirements within the NPPF. 4.1.3 The detailed amenity implications for neighbouring properties such as overlooking, overbearing and overshadowing have been carefully assessed as part of the application process. In all cases the separation distances apparent surpass typical standards used by Local Planning Authorities and no other overbearing or overshadowing impacts result. The living environment for prospective residents is a relevant consideration but the outline approval requires further survey to assess and mitigate the noise from the highway and nearby warehouse development such that no further conditions are required. 4.1.4 The previously submitted reports by a Chartered Ecologist accompanying the outline application confirmed the site ‘is an undeveloped parcel of land in an otherwise entirely urban setting surrounded by housing, a busy main road and a large factory … These developments effectively break connectivity to natural and semi-natural habitats in the wider area.’ Overall the report concluded ‘the application site has limited wildlife value and re-development would not have a significant upon biodiversity.
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