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Erection of Two Blocks of 1 Bed Studio Flats with Ancillary Communal Facilities for Ymca Housing 235 Hamstead Road B4167 Hamstead Sandwell Planning Statement

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Erection of Two Blocks of 1 Bed Studio Flats with Ancillary Communal Facilities for Ymca Housing 235 Hamstead Road B4167 Hamstead Sandwell Planning Statement ERECTION OF TWO BLOCKS OF 1 BED STUDIO FLATS WITH ANCILLARY COMMUNAL FACILITIES FOR YMCA HOUSING 235 HAMSTEAD ROAD B4167 HAMSTEAD SANDWELL PLANNING STATEMENT 1. Description of site and surroundings 1.1 The site is currently occupied by a cross shaped block of 28 residential units comprising 34 beds together with communal facilities operated by the YMCA. It was converted and altered in 2016 from the former John Dando care home which was built in 1973. The building is part two storey and part single storey and is set in extensive landscaped grounds. There is a single vehicle access to Hamstead Road B4167 and two separate pedestrian accesses. The building comprises 28 units with a total of 34 beds, and communal facilities including a kitchen and training room. There are 15 car parking spaces and a block of 5 garages which are currently disused. 1.2 To the rear of the existing building is an area of informal public open space extending to the southern boundary with the Walsall to Birmingham New Street railway line, which is in a shallow cutting at this point. 1.3 The whole site has an area of 8770 square metres of which the open space occupies 2868 square metres. 1.4 The site is in a predominantly residential area mostly developed from the 1960s onwards, however it is adjoined to the west by Council facilities including a library and formal and informal open space and to the east by a Tesco Express store with small car park. The nearby residential development is predominantly two storey medium density. 1.5 Hamstead Local Centre is 700 metres to the east and Hamstead railway station on the Walsall to Birmingham New Street line 1000 metres to the east. 2. The proposals 2.1 The application seeks full planning permission for two new buildings providing a total of 26 one bedroomed units together with new communal facilities. 2.2 Block A would replace the existing accommodation, communal facilities, conservatory and one existing 1 bed unit situated at the southern end of the building, with a new building with a similar footprint. It would comprise eight 1 bedroom self-contained flats arranged on two storeys with a separate external entrance but also internally linked to the existing block. The rectangular building would have opposing pitched roofs of different heights. The existing block of 5 garages would be demolished and replaced with parking spaces. 2.3 Block B would be sited within the eastern part of the open space facing towards Block A at a distance of 12 metres from the rear of that block. Most of the existing mature and semi-mature trees within this space would be retained. It would be part two storey and part three storey with mono-pitched roofs falling towards the railway. There would be 6x1 bed flats together with communal recreation space and kitchen on the ground floor, 8x1 bed flats on the first floor and 4x1 bed flats on the second floor. The second floor is at the western end of the block. 2.4 The existing access drive would be widened and a total of 53 parking space provided for the existing and proposed development. 2.5 More details on design and access/parking layout are contained in the Design and Access Statement and the Transport Statement. 3. Relevant planning policies 3.1 The current Development Plan for the area is the Black Country Core Strategy (BCCS) adopted in 2011 and The Sandwell Borough Site Allocations and Delivery Development Plan Document (SAD) adopted in December 2012. Reference is also made in the pre- application advice obtained on the project to the Sandwell Residential Design Guide Supplementary Planning Document (RDSPD) of January 2014 and the Black Country Air Quality SPD (AQSPD) October 2016. 3.2 The relevant policies in the BCCS are – a) CSP4 requiring high quality design, safe and secure place making. b) DEL1 requiring all development to be supported by necessary on and off site infrastructure. c) HOU1 notes that additional housing capacity will be sought through allocations and the grant of planning permissions with the aim of 95% delivery on previously developed land. d) HOU2 deals with density, type and accessibility, requiring a range of dwelling types to meet identified need with high quality design and amenity standards, having good accessibility to sustainable transport and foodstores. e) HOU3 requires delivery of 25% affordable housing on all sites of 15 or more units. f) ENV3 deals with design quality in more detail with building for life, meeting Code for Sustainable Homes at least level 3, Secured by Design standards and reducing urban heat islands with tree cover and green spaces. g) ENV5 aims to minimize flood risk with appropriate Sustainable Urban Drainage designs and additional tree cover. h) ENV6 states that proposals which reduce the overall value of open space sport and recreation facilities will be resisted with more detail to be set out in individual local Development Plan Documents. i) ENV7 requires developments of 10 or more units to provide at least 10% renewable energy. j) ENV8 deals with aiming to meet national air quality objectives. 3.3 The relevant policies in the SAD are – a) H2 proposals for residential development on unallocated greenfield land will only be considered where the site is not protected community open space and is deemed a low quality site or is Council owned land that is deemed surplus to requirements, or development of the site is infill and will meet other policies in the Development Plan. b) H3 relating to affordable housing re-iterates the target of 25% on eligible sites. c) SAD Tran 3 notes that a flexible approach will be taken to car parking standards where development has good access to public transport and/or targets low car ownership groups. d) EOS 1 Green Space Hierarchy classifies the Sandwell Valley as a Regional Open Space with 230 hectares of unrestricted public access. ( the nearest part of this space to the application site is 650 metres distant). e) EOS 4 aims to provide community open space of at least 1 hectare physically accessible and publicly available shown on the Policy Map, within 400 metres of all residents. f) EOS 9 requires compliance with ENV5 of the BCCS in relation to scale and character of housing development. g) DC6 deals with contamination, ground instability and mining legacy with planning conditions to ensure appropriate remediation. 3.4 The RDSPD requires proposals to integrate with existing neighbourhoods, with safe and easy access to public transport. It reiterates the BCCS policy on code for sustainable homes level 3 and 10% renewable energy. It requires appropriate landscaping/tree planting. In relation to space standards studio flats should have a minimum floor area of 40 sqm. Parking and cycle space provision requires 1 per unit. 3.5 The AQSPD requires a range of mitigation measures depending on the scale and location of proposals. New residential development should be located where air quality meets national AQ objectives, which is the case here. No specific mitigation is required for development of this scale other than the electric vehicle charging points at a standard of 1 per 10 parking spaces and low NOx boilers. 4. Background to acquisition of the site by YMCA 4.1 The YMCA acquired the whole site, including the open space at the rear of the existing building, from Sandwell Borough Council in 2013. No covenant was imposed on the sale of the open space which therefore means that the Council had effectively declared it as surplus to requirements at this time, although it has remained available to use by the public for informal recreation since that date. 5. Analysis of proposals in relation to relevant planning policies 5.1 In relation to the strategic polices of the BCCS the proposed development is fully compliant with all listed in paragraph 3.2 above with the exception of ENV6 relating to open space, but this policy was developed further in the SAD and further reference to this is explained below. In summary the proposals would deliver a high quality design, meeting a specific affordable housing need which the applicant specializes in catering for, in a sustainable location with good access to local facilities and public transport. 5.2 More details on design quality, landscaping and drainage are contained in other supporting documents. 5.3 In relation to the more detailed policies in the SAD the ones that raise specific issues not covered in the BCCS are H2, SAD Tran3, EOS1, EOS4 and DC6. 5.4 In relation to H2 the council has effectively determined that the open space is surplus to requirements and the proposals therefore meet the requirements of this policy. In relation to EOS4 there is community open space exceeding 1 hectare in area immediately adjoining the western boundary of the site which includes a hard surfaced and fenced ball game court, skateboard ramp and a large area of open grassland. This space has potential to provide more recreation facilities. In relation to EOS1 the application site is within easy walking distance of the major Regional Open Space of Sandwell Valley. 5.5 Details of the approach taken to car parking provision in relation to SAD Tran3 is set out in the Transport Statement. 5.6 The results of the site investigation secure compliance with DC6. 5.7 The RDSPD contains no additional policy requirements not already covered above apart from the minimum floorspace requirement for 1 bed flats of 40 square metres. The smaller sizes proposed in the scheme have been agreed in consultation with Homes England and reflects the YMCA’s current provision on other sites.
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