Wolverhampton City Council decision item Agenda Item No. 15 2000 / 2001 PLANNING COMMITTEE 24042001

REGENERATION AND Open/Exempt Originating Department(s) Paragraph TRANSPORTATION

Contact Officer(s)/ IAN HOLLIDAY Telephone Number(s) EXT. 5632

Title/Subject Matter CLIFTON HOUSE, MERRIDALE ROAD PROPOSED REDEVELOPMENT AND RE- USE FOR RESIDENTIAL AND RETAIL (01/0021/FP, 01/0083/FP & 01/0108/FP)

Decision/Recommendation

In relation to 01/0021/FP

Refuse: The application makes no provision for vehicular access, deliveries, staff or customer parking or outside storage of refuse, contrary to UDP Policies S6, S13, ENV2, TP14 and TP17.

In relation to 01/0083/FP

Refuse: The proposed development would prejudice the continuing use or re-use of Clifton House by leaving inadequate outside space to effectively access and service the building. Additionally, it has not been demonstrated that the proposed building would not have a detrimental effect on residents of adjacent dwellings. The proposal is contrary to UDP Policies H4 and ENV2.

Date of Meeting Decision

Additional Notes/ Document Reference

4ihClifton House.jcw In relation to 01/0108/FP

Refuse: It has not been demonstrated that the proposed flats can be adequately accessed and serviced. Six of the proposed single aspect flats would not receive sufficient sunlight. Contrary to UDP Policies H5, H18, ENV2, TP14 and TC13 and SPG3 – Residential Development.

4ihClifton House.jcw PLANNING COMMITTEE (24 APRIL 2001)

REPORT OF THE CHIEF PLANNING OFFICER AGENDA ITEM NO

Change of use of ground floor from car showrooms to Retail Use (Class A1) Clifton House, Merridale Road (01/0021/FP)

Erection of 24 apartments, associated car parking and amenity space. Land rear of Clifton House, Merridale Road (01/0083/FP)

Conversion of first and second floors of Clifton House from Offices into 14 No. 2 bed apartments Clifton House, Merridale Road (01/0108/FP)

APPLICATION NOS. 01/0021/FP, 01/0083/FP, 01/0108/FP

WARD: DATE REC'D: 05-JAN-2001 TARGET DATE: 01-MAR-2001 APP TYPE: Full Planning Permission APPLICANT: AGENT: Hartwell Plc McBains Cooper Seacourt Tower Seacourt Tower West Way West Way Oxford Oxford OX2 0JG OX2 0JJ

1.0 Purpose of Report 1.1 To inform Members of these three applications and to make recommendations.

2.0 The Sites

2.1 The three applications under consideration jointly relate to the Hartwell-Charles Clarke premises at the junction of Merridale Road and Lord Street.

2.2 The premises currently comprise:

Clifton House, fronting onto Merridale Road, with a car showroom on the ground floor and two floors of offices above that; A two storey building fronting onto Lord Street, previously used for van sales, now no longer in use; A vehicle repair garage attached to the rear of the van sales building, now no longer in use; A private access road linking Lord Street to Oaks Drive (a private road) passing between the rear of Clifton House and the side of the van sales/ garage building.

2.3 Oaks Drive is a private drive which passes along the west side of Clifton House and gives access to two detached houses which face onto the rear wall of the car repair garage. To the south of the repair garage is Rotary Court, a two storey block of flats.

4ihClifton House.jcw 3.0 The Applications

3.1 01/0021/FP – Change of Use of Car Showroom to Retail

3.1.1 This application relates only to the ground floor of Clifton House, currently in use as a car showroom, and does not include any other land.

3.2 01/0083/FP – Block of 24 apartments

3.2.1 It is proposed to demolish the van sales/garage building and erect a four storey block of 24 apartments comprising 15 two bedroomed flats, 8 one bedroomed flats and 1 studio flat (kitchen/diner and bed/sitting room). All flats would have a balcony or patio.

3.2.2 The external walls of the first three floors would be of brick and render. The third floor would be located within a roof of metal sheeting.

3.2.3 A brick boundary wall with piers and railings is proposed on the Lord Street frontage. On the south and western boundaries it is proposed to retain the walls of the existing building, reduced in height to an appropriate level.

3.2.4 Access would be from Lord Street. No access onto Oaks Drive is shown.

3.2.5 15 Parking spaces and a communal garden area are proposed.

3.3 01/0108/FP – Conversion of 1st & 2nd floors of Clifton House to 14 flats

3.3.1 The upper floors of Clifton House were last used as offices. It is proposed to convert each of the two floors to 7 two bedroomed flats located on either side of a central corridor.

3.3.2 The only external change would be the enlargement of four windows on the rear elevation.

3.3.3 Although the application site includes a narrow strip of land at the rear of Clifton House, no layout plan has been submitted. The application form states that 14 parking spaces would be provided but it does not seem possible that such a number could be accommodated.

4.0 Policy Context

4.1 The site is within the area covered by the UDP Town Centre Inset Map but is not covered by a specific designation relevant to the application under consideration.

4.2 The following UDP policies are considered relevant:

S6 Local Shops S13 Planning Standards H4 Infill Development H5 Residential Conversions H18 Planning Considerations ENV2 Design Standards TP14 Planning Standards – Car Parking TP17 Servicing to New Development TC13 New Residential Development and Change of Use 4ihClifton House.jcw to Residential TC26 Upper Floors

4.3 The sites are within the Urban Village designated in the Wolverhampton Town Centre Action Plan (October 1995), the aim of which is to re-populate the centre with a balanced community mix and land uses, designed to be compatible and complementary. The provision of supporting services and facilities for town centre residents is considered particularly important.

5.0 Publicity and Consultations

5.1 01/0021/FP (Ground floor retail use) The application was advertised by site notice and letters to neighbours. The period for comment expired on 9 April. At the time of writing no comments had been received.

5.2 01/0083/FP (New apartment block)

5.2.1 The application was advertised by site and press notices and letters to neighbours. The period for response expired on 26 February. Two letters of objection have been received, one from a local business and one from a local resident. Concerns expressed relate to: traffic congestion on Oaks Drive and damage to the road surface and other private areas during construction, dominating effect on Rotary Court, disturbance to neighbouring residents, increased traffic using hazardous Lord Street/Merridale Road junction, parked cars spilling out onto adjacent private car park.

5.2.2 The Fire Service request that a turning area sufficient for a fire appliance is provided within the site if there is not to be a through route from Merridale Road to Lord Street.

5.3 01/0108/FP (Flats on upper floors of Clifton House)

5.3.1 The application was advertised by site notice and letters to neighbours. The period for comment expired on 9 April. At the time of writing no comments had been received.

5.3.2 Environmental Health Officers state that noise levels on Merridale Road are such that a residential use should not normally be allowed. However, if such a use is considered acceptable they recommend that all habitable rooms facing Merridale Road should be fitted with acoustic double glazing and acoustically attenuated powered ventilation.

6.0 Appraisal

6.1 01/0021/FP The site is within the cluster of shops and retail is an appropriate use within the Urban Village. There is therefore no objection to the principle of retail use here. However, the application site does not include any land outside the building, for access, servicing or staff/customer parking. Adequate access, servicing and car parking arrangements are requirements of Policies S6, S13, ENV2, TP14 and TP17.

4ihClifton House.jcw 6.2 01/0083/FP

6.2.1 The principle of residential on this site is considered appropriate. Although one local resident has written to express concern about possible disturbance, the existing vehicle repair garage could potentially cause at least as much.

6.2.2 The provision of 15 parking spaces for the 24 flats is considered acceptable as the facilities of Chapel Ash are on the doorstep and the City Centre is within walking distance. Additionally, bus routes along Tettenhall Road, Compton Road and Merridale Road converge at Chapel Ash. The bus service to and from the City Centre is therefore very good.

6.2.3 The design of the building is acceptable in principle. However, although requested, no drawings showing the proposed development in its context have been provided. This is considered to be particularly important to assess the impact of the proposal on the two houses in Oaks Drive. The proposed building is much taller than the existing one and this could have a detrimental effect.

6.2.4 The proposed development takes up the majority of the Hartwell-Charles Clark premises and does not appear to leave Clifton House with sufficient space to adequately provide parking for residents, staff and customers and for deliveries and outside refuse storage.

6.2.5 In conclusion, while the proposed development is acceptable in principle, it has not been satisfactorily demonstrated that it can be accommodated on the site without a detrimental effect on the residential amenity of residents of adjacent dwellings and without leaving inadequate space for the proper servicing of Clifton House.

6.3 01/0108/FP

6.3.1 Although the residential conversion of these upper floors is acceptable in principle, there are a number of problems with the proposal.

6.3.2 Six of the proposed single aspect flats would have principal rooms with a northerly aspect, contrary to UDP policy ENV2(h) requiring adequate sunlight and the advice in SPG3 – Residential Development.

6.3.3 It has not been demonstrated that flats can be properly serviced, in terms of parking provision and bin storage.

6.4 Conclusion

6.4.1 The whole of the land and buildings to which the three applications relate currently appears to constitute a single planning unit. It is considered that the redevelopment of the site should be considered as a whole, and that the redevelopment of part of the site should not prohibit the effective use of the remainder. When considered together, the proposals constitute over-development leading to inadequate outside servicing areas. It is considered that minimum parking provision of 1 space per 2 flats should be provided, together with some parking for the shops, adequate space for deliveries to the shops from the rear and refuse storage areas for all uses. It may be possible to accommodate the proposed development if the number of flats in the new block were reduced.

4ihClifton House.jcw 7.0 Financial Implications

7.1 There are no financial implications for the Council.

8.0 Environmental Implications

8.1 The redevelopment of this site could enhance the local environment and, by locating housing close to services, could have a wider environmental benefit by reducing the need to travel. However, the over-development of the site as proposed would have detrimental effect.

9.0 Equal Opportunities Implications

9.1 No parking spaces suitable for disabled people are proposed.

Costas Georghiou, Chief Planning Officer Chris May, Head of Development Control

Contact Officer Ian Holliday Extension 5632 File Ref. 01/0021, 01/0083, 01/0108/FP

4ihClifton House.jcw