Agenda Item No: 6 Wolverhampton City Council OPEN DECISION ITEM
Committee / Panel PLANNING COMMITTEE Date 06-SEP-2005
Originating Service Group(s) REGENERATION AND TRANSPORTATION
Contact Officer(s)/ ANDREW JOHNSON (Head of Development Control)
Telephone Number(s) (01902) 555610
Title/Subject Matter PLANNING APPLICATIONS
Recommendation
That Members determine the submitted applications according to the recommendation made in respect of each one.
PLANNING COMMITTEE (06-SEP-2005) INDEX
REFERENCE SITE ADDRESS PAGE NO
Blakenhall 05/0964/FP/M The Royal Wolverhampton School, 3 & Goldthorn Road, 05/0965/CA/C
05/1016/FP/M 242 - 244 Dudley Road 9
05/1114/FP/M Former Bowling Green Fowler Street, 21
Bushbury Sth/LowHill 05/1161/FP/R 7 Hallam Crescent 26
Ettingshall 05/1234/FP/C 'Southside Sports', Land adjacent to 30 Steelhouse Lane,
Heath Town 05/0494/FP/M Low Level Station, Sun 34 & Street/Wednesfield Road, 05/0728/LB/C
05/0723/FP/M The Old Steam Mill and Former Mill 55 & Garage, Corn Hill, 05/0724/LB/R
05/1118/FP/R Land at rear of 36 Prestwood Road West, 71
Park 05/1029/FP/M Brincars Citroen Merridale Lane 76
Tettenhall Regis 05/0901/FP/M St. Joseph's School and Convent, Sandy 85 Lane
05/1256/GM/C Land at Hills Coaches Hordern Road, 101
Tettenhall Wightwick 05/1036/FP/C 1-21 Finchfield Road West, 106
Wednesfield South 05/0779/FP/R 36 Moat House Lane East, 114
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PLANNING COMMITTEE - 06-SEP-2005
APP NO: 05/0964/FP/M WARD: Blakenhall; DATE 16-JUN-2005 TARGET DATE: 15-SEP-2005 RECEIVED: APP TYPE: Full Planning Permission
SITE: The Royal Wolverhampton School, Goldthorn Road, Penn PROPOSAL: Re-construction and extension of pool hall to provide pool hall, changing area, sports hall, ancillary areas and flood lit grass pitch
APPLICANT: AGENT: The Royal Wolverhampton School Thorne Architecture Ltd Penn Road The Creative Industries Centre Wolverhampton Glaisher Drive WV3 0EG Wolverhampton WV10 9TG
REPORT:
1. Site Description
1.1 The site consists of an existing gym, a pitched roof red brick building. This is all that remains of several buildings, the principal one of which was the swimming pool which was burnt down earlier this year. There is therefore a vacant area where the other buildings stood. The buildings and site are set in a larger site, part of the Royal Wolverhampton Grammar School, surrounded mostly by playing fields and hard surface pitches. The site also contains one semi-derelict Victorian cottage located at the proposed entrance.
2. Planning History
2.1 Planning consent was granted some years ago now under reference 0481/97 by the Secretary of State following an Appeal for a new sports centre of a different design. This consent was partly implemented when they built the boundary wall along Goldthorn Road. The permission still therefore remains valid. At that time, consent was also granted for the demolition of the cottage, also the subject of these applications.
3. Constraints
3.1 The site is in the Conservation Area and close to Listed school buildings. There is also a row of cottages Nos 135 to 161 Goldthorn Road. These are three storeys high and the second and third storeys will look out over
3 the site although at some distance.
4. Application Details
4.1 The applications relate to the demolition of the derelict cottage (conservation area consent) and full planning permission for the reinstatement (rebuilding to a larger footprint), of the burnt out swimming pool, together with a new sports hall/gymnasium, linked to the existing gymnasium building which survived the fire. At ground floor is proposed to provide a forecourt and sports hall together with equipment store, a swimming pool together with pool store and office; male changing and female changing facilities. At the first floor it is proposed to provide a gym together with a seminar/classroom, stores and a café. Outside, a new entrance is to be formed at the point of the existing entrance but demolishing the Victorian cottage to make way for the new entrance. . Also proposed is a new floodlit reinforced grass football pitch. This presently grassed area is now said to be used only lightly for sporting facilities due to its waterlogged nature.
4.2 The site of the cottage will form part of the access and partly be landscaped. The formation of the access together with the associated ramps into the new building would result in the loss of two trees. One is a Laburnum tree and the other looks to be a Lime tree.
4.3 Car parking is to be provided for both visitors and staff together with disabled spaces and coach parking. 34 parking spaces including 10 disabled spaces, two coach spaces and 3 staff parking spaces are presently shown
4.4 The floor area of the existing gym and former pool was approx. 964m2. That now proposed would be 2771m2. The new facilities would therefore be substantially bigger than the existing. This reflects the need for up- dated facilities and the intention of the school to open up the facilities for wider public use.
4.5 Much of the new building is to be in facing brick, with areas of flat metallic silver panels; large areas of anodised windows in aluminium frames and a zinc lacquered stucco embossed aluminium standing seam roof. The existing gym building is to be re-roofed in the same materials as the new building.
5. Relevant Policies
5.1 ENV2 ; Design standards ENV17 and ENV18; The setting of listed buildings and conservation areas. ENV22 Per-cent for art R1; Encouraging the provision of new sports facilities. R13; Planning standards
4 TP14; Parking standards
6. Publicity
6.1 The application has been advertised by means of letters to adjoining occupiers, site notice and press notice.
6.2 One letter has been received from an adjacent resident seeking clarification on various aspects of the scheme, to whom a reply has been sent.
7. External Consultees
7.1 Sport England; no objection in principal. A large number of concerns over various aspects to do principally with internal layout and design, which have been passed on to the applicant for incorporation and/or discussion with Sport England.
8. Internal Consultees
8.1 Highways; Serious concern that the level of car parking so far indicated may not be sufficient in view of the scale of the facilities proposed and indicated level of public use not being yet absolutely clear. Further information requested.
8.2 Conservation. No objection, given that the principle of the loss of the cottage has already been established at the time of the public inquiry into the last application involving its demolition. Design of the new- build has been the subject of prior discussion and is now considered satisfactory.
8.3 Building Consultancy; No objections .
8.4 Environmental Services ; Have requested a 2.5m high brick screen wall on the boundary between the proposed car/coach park and the row of terraced houses to the west and a closer look at the proposed light intensity levels for the flood-lighting to the new outdoor pitch proposed. A condition is recommended restricting the hours of use. The need for a chimney for the heating system is flagged up.
8.5 Leisure Services; Welcome the new facilities, but concerned over the level of car-parking shown and seeking more information as to the level and nature and means of management of public access to the facility. Further information awaited
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9. Appraisal
9.1 Since the burning down of the swimming pool at this site discussions have taken place with the agents for this scheme to draw up this replacement scheme. Account needs to be taken of the fact that consent has already been granted and that the consent is still valid for a similar, though smaller, scheme some years ago, but now with the addition of an outdoor all-weather floodlit pitch. Only part of this has been implemented, namely the wall along Goldthorn Road. What is proposed will clearly be an advantage in terms of provision for the school and the local community, together with the restoration of this site which is now rather vacant looking. The facilities proposed are extensive and can be compared in scale to that at the Compton Park Activities Centre, to the rear of the Wulfrun College, with the addition of the proposed gym.
9.2 In the past this Council objected to the loss of the adjoining cottage at the entrance to this site but on appeal the Planning Inspector over ruled these objections and granted consent. Officers met with the agents for the scheme prior to its submission and made several suggestions with regard to external design and appearance, which have been incorporated into this scheme.
9.3 The scheme is relatively imaginative and innovative in its design, which should enhance the setting of the Conservation Area and Listed Building. Detailed consideration would need to be given to landscaping particularly hard landscaping and boundary treatments and facing materials, which can be covered by appropriate conditions.
9.4 What is new in this scheme is the provision of the all weather outdoor pitch and floodlighting associated with it. The existing pitch is said to get waterlogged and is therefore rarely used. This should allow it to be used to a greater extent. The floodlighting however, could have an adverse effect on the outlook from the adjacent terraced houses. In this respect further details have been requested as to the intended use of the pitch and so the appropriate lowest level of lighting which could be acceptable can be achieved. This will then need a further technical assessment. Hours of use should also be restricted in order to reduce potential impact during unsocial hours.
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10. Conclusion
10.1 Whilst the addition of modern new swimming and other sports facilities in the city are to be welcomed, the large-scale nature of the facilities now proposed mean that a careful look needs to be taken as to the adequacy of the car and coach parking facilities and the intended level and hours of general public use anticipated. At the time of writing this is unclear but further information is anticipated before the date of committee when a verbal update will be given. Similarly in respect of the strength of floodlighting proposed.
11. Recommendation
11.1 A That delegated authority be given to the Chief Planning & Highways Officer to grant consent in respect of 05/0964 in the event of a satisfactory level of car and coach parking being established relative to the proposed level of public use; and an acceptable level of light intensity being agreed with the applicant for the floodlighting; subject to conditions including hours of use of the facilities including the flood-lighting (in consultation with the Public Protection Officer); new access, car parking and coach parking provision before the use commences; a per-cent for art feature; Facing materials and landscaping; external floor materials and lighting scheme; and provision of acoustic boundary wall; details of any flue, chimney or other external equipment to be agreed.
B That Cons-ervation Area consent be granted in respect of 05/0964 subject to the cottage not being demolished until a contract has been let to carry out the works approved under 05/0965.
Case Officer : Alan Murphy Telephone No : 555623 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
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Planning Application No: DCSW/05/0964/FP/M & DCSW/05/0965/CA/C Location The Royal Wolverhampton School, Goldthorn Road, Plan Scale 1:2500 National Grid Reference so 390858 297243 Plan Printed 22-AUG-2005 Application Site Area 12194.461
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PLANNING COMMITTEE - 06-SEP-2005
APP NO: 05/1016/FP/M WARD: Blakenhall; DATE 24-JUN-2005 TARGET DATE: 23-SEP-2005 RECEIVED: APP TYPE: Full Planning Permission
SITE: 242 - 244 Dudley Road PROPOSAL: Proposed erection of 22 apartments and 300sqm retail development
APPLICANT: AGENT: Britannia Estates I D Architects (Midlands) Ltd 242-244 Dudley Road Pelham Works Wolverhampton Pelham Street WV2 3JU Wolverhampton WV3 0BJ
REPORT:
1. Site Description
1.1 The application relates to a car sales premises and associated offices and workshop located on the east side of the A459 Dudley Road, on the approach to the Fighting Cocks junction. There are temporary office buildings towards the rear of the site with cars displayed on the tarmac forecourt with a central vehicular access point. The site frontage is enclosed by a brick wall with piers and railings and there is concrete panel fencing around the remainder of the car sales boundaries. A separate gated access drive to the south of the car sales display area leads to the workshop at the rear of the site which lies behind the car sales offices. There is a corrugated tin fence along the boundary between the workshop and Phoenix Park. The application forms identify that the existing buildings provide 200m² floor space and that there are two people employed on site presently. The site is relatively flat and has a frontage of approximately 34 metres and depth of between 50 and 52 metres with an overall site area of 0.17 hectares.
1.2 Phoenix Park is immediately adjacent the rear and southern boundaries of the site and there are large mature trees against the boundary which overhang the application site. There is an enclave of four retail shops and a petrol filling station opposite, plus terraced housing. A two-storey building known as “Phoenix House” adjoins the northern boundary of the site. This is apparently vacant at present but the most recent planning history reveals this as a curtain manufacturing premises. “Dudley Road Builders Merchants” are located adjacent to “Phoenix House”.
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2. Planning History
2.1 The planning history reveals planning approvals for retention of site floodlighting (C/0665/92) and 4 external fascia signs (93/5117/AD). There are also several unsuccessful applications relating to retention of non-illuminated signs, a toilet block, security fencing and for a liquefied gas service station. Other applications highlighted relate to Phoenix Park adjacent although these are not specifically relevant to the application site.
3. Constraints
3.1 The site is in a former Coal Mining area.
4. Application Details
4.1 The proposal is for demolition of all present buildings on site and erection of a new 2 and 3 storey mixed use building to provide 300 square metres of retail floor space and 22 no. apartments. The proposed building is “L” shaped and is oriented along the Dudley Road frontage and along the boundary with Phoenix Park. The proposed retail units are located on the ground floor fronting Dudley Road with residential apartments on the first and second floors and the eastern wing. The retail store also has a shop window facing Phoenix Park and the apartments face Dudley Road, Phoenix Park and the rear courtyard. The layout shows a single vehicular access located beneath the northern end of the building leading to 22 communal car parking spaces. Some private amenity space is provided within the rear courtyard, approximately 300m². There are 14 no. 1 bedroom apartments and 8 no. 2 bedroom apartments proposed.
4.2 The building rises in height from 2 storeys to 3 storeys at the front corner where the design incorporates a hexagonal tower feature. Balconies are included to the first floor apartments facing Dudley Road and Phoenix Park and Juliet balconies to the second floor apartments along the same frontages. The application forms suggest the facing materials as slate blue roof tiles, red facing bricks and straw buff painted render. A palette of facing bricks, rendered façade, and pitch roof detailing has been incorporated.
4.3 Three proposed retail shops are shown, two at 75 square metres floor area and one at 150 square metres. A gated access between the larger shop unit and smaller unit is included to the front elevation giving a separate access to the shop and first floor accommodation.
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5. Relevant Policies
5.1 Within the adopted Unitary Development Plan the following policies are relevant: S1 – Shopping Strategy S6 – Local Shops S13 – Planning Standards H2 – Development of Other Sites for Housing H4 – Infill Development H18 – Planning Considerations ENV1 – Development Principles ENV2 – Design Standards ENV22 – Provision of Public Art TP7 – Strategic Highway Network TP13 – Measures to Provide for Pedestrians and Cyclists TP14 – Planning Standards – Car Parking
5.2 Supplementary Planning Guidance No.3 “Residential Development” is also relevant.
5.3 Planning Policy Guidance 3 “Housing”, Planning Policy Guidance 13 “Transport”, Planning Policy Statement 1 “Delivering Sustainable Development” and Planning Policy Statement 6 “Planning for Town Centres” are also relevant.
5.4 Within the emerging Revised Unitary Development Plan the following policies are relevant: D1 – Design Quality D3 – Urban Structure D4 – Urban Grain D5 – Public Realm (Public Space/Private Space) D6 – Townscape and Landscape D7 – Scale-Height D8 – Scale-Massing D9 – Appearance D10 – Community Safety D14 – The Provision of Public Art EP11 – Development on Contaminated or Unstable Land SH1 – Centres Strategy SH3 – Need and Sequential Approach SH4 – Integration of Development into Centres SH8 –Local Centres SH9 – Local Shops and Centre Uses outside defined centres R4 – Development adjacent to Open Spaces R7 – Open Space Requirements for New Development H1 – Housing H3 – Housing Site Assessment Criteria H6 – Design of Housing Development H8 – Residential Intensification Sites H9 – Open Space, Sport and Recreation Requirements for New Housing Developments H10 – Housing Density and Mix AM4 – Strategic Highway Network 11 AM9 – Provision for Pedestrians AM10 – Provision for Cyclists AM12 – Parking & Servicing Provision
5.5 The site falls within the New Deals for Communities All Saints & Blakenhall Community Development (ABCD) area.
6. Publicity
6.1 A press notice was published on 2 nd July 2005, site notice displayed on 8th July 2005 and direct notifications sent to adjacent properties in Dudley Road and Wanderers Avenue. The consultation period expired on 29 th July 2005.
6.2 As a result of publicity 4 letters of objection were received (including letters from Councillors Judith Rowley and Bob Jones) and 8 letters of support. The objections refer to overdevelopment, inappropriate three storey development not in keeping with the surrounding context, inadequate amenity space, lack of parking for customers of the retail units, need for dedicated parking off the highway, increased traffic congestion and highway safety implications and lack of need for further shops. The letters of support welcome constructive regeneration of the Blakenhall area, suggesting that the proposal gives a great opportunity to all business prospects, the community and improvement of the environment and that new development encourages people to live in the area. One writer also mentions that the development would be a welcome alternative to the car sales business and give a better outlook to their home.
7. External Consultees
7.1 West Midlands Police – Response awaited.
7.2 West Midlands Fire Service – Unsatisfactory access for fire appliances. A fire appliance cannot gain access within 45 metres of the flat doors at the rear of the development, as the proposed archway is only 2.6m high; a minimum 3.7m is required. There is also no adequate turning facility within the rear courtyard to allow an appliance to turn. This only applies to the rear apartments; the front apartments and retail are satisfactory.
8. Internal Consultees
8.1 Transportation – No objections in principle however, several concerns are raised as follows: -
Visibility splays of 2.4 x 90 m (unobstructed and not across third party land) would be the normal minimum requirement at the access point. Drawing No. 122/P04 shows 2.4 x 45m which is not acceptable. Parked vehicles (some on the pavement) reduce visibility and make pulling out onto the highway very difficult.
12 Vehicular access into the site is restricted by the size of the opening. This should be a minimum of 4.1m wide to allow two vehicles to pass without difficulty. The restricted height would also prevent some service vehicles (e.g. furniture removal lorries or large delivery vans) entering the site.
There is no indication of how the proposed retail units will be serviced or where customers/staff will park – apart from on the highway. It is not acceptable for modern, purpose built retail units to be serviced from the highway at this location.
The resident parking area is well laid out but only allows a parking ratio of 1:1. There is no provision for visitors, disabled or powered two wheelers. Whilst this ratio is acceptable for one bedroom flats the plans indicate that 8 of the 22 units will be two bedroom which normally require 1.5 spaces per unit. Although bus services within 400m of the site are adequate low parking provision has not been fully justified. Disabled spaces – at least two for 22 flats – should be provided in addition to the general spaces.
Six of the two bedroom flats can only be accessed from the Dudley Road frontage. This could only exacerbate the existing on-street parking problems as residents are less likely to park in the car park and then walk back round to the frontage in order to gain access. A doorway between the stairwell and the parking area would provide a partial solution.
A Traffic Management scheme along Dudley Road is being prepared, which includes pedestrian safety measures and environmental improvements.
The amount of traffic generated by such a scheme would not be significant in terms of total traffic flow along Dudley Road so the effect on major junctions would be minimal. However, vehicles attempting to exit the site through parked vehicles and those turning right into the development could affect the free flow of traffic in the vicinity of the site.
The cycle shelter should be large enough to accommodate at least 8 cycles (the number of two bed flats). Whilst the refuse store indicated on the layout plan is within the specified distance from the adopted highway the refuse vehicle would effectively block the entrance to the apartments when collecting.
8.2 Policy – There is currently a healthy mix of shops within the Parkfield local centre (as identified in the Revised Deposit Unitary Development Plan), with just over 66% of retail units in A1 use, there are currently no vacant shop units. The proposed 3 retail units would be immediately adjacent to existing shops.
Planning Policy Statement 6 makes it clear that proposals for retail development should be judged on need, the sequential approach, scale, impact on nearby centres and accessibility. It is felt that these have been sufficiently considered below, in relation to Unitary Development Plan policies. 13
Adopted Unitary Development Plan:
The shops clustered around the Parkfield Road/Dudley Road junction, including the proposal site, were not identified as part of a centre under adopted Unitary Development Plan. Outside of identified centres, policy S1 seeks to encourage new small scale local shopping facilities where there is a local need not being met by existing provision in the area.
Policy S6 states that where existing local shopping facilities are inadequate the Council will encourage the inclusion of new local shops within new housing or other development schemes and that new local shops should be located next to existing shop clusters or parades. Under the criteria (a) of the policy, the applicant should demonstrate that there is a local need that can not be met by existing provision in the area and that the proposal would have no significant adverse impact on the vitality and viability of any identified centres. Although the existing local shop provision in this are could not be described as inadequate, there is scope to consolidate and enhance the choice in A1 shop provision. The applicant however provides no justification for the need for three new retail premises in this area.
Revised Deposit Unitary Development Plan:
The proposal site is on edge of the identified local centre number 11: Parkfield (policy SH8). Policy SH9: Local shops and Centres Uses outside defined centres, states that new local shops and centre uses should be located adjacent to existing shop clusters or parades.
The combined floorspace of the three retail units, at approximately 300m² gross, exceeds the 250m² gross maximum floorspace considered permissible under criterion 1 of policy SH9. The combined retail element of the proposal would therefore be judged to serve more than a local need and should demonstrate compliance with the criteria of policies SH3 and SH4.
In relation to the criteria in SH3:
(1) The new retail units should help to satisfy local demand for goods and services, particularly in view of the additional demand created by the new residential accommodation proposed as part of the development.
(2) There are currently no vacant retail premises in the adjacent local centre that could accommodate the proposed new retail units. In addition, there are no appropriate sites within the local centre that could be developed to fulfil this role. The proposal site is in an edge-of-centre location, adjacent (although separated by Dudley Road) to the local centre. This site may be sequentially acceptable for new retail development within the local centre as it lies immediately adjacent to existing retail units, and, as such, would create an unbroken retail frontage.
(3) The proposed retail units are unlikely to have an unacceptable 14 impact on the existing retailing in the Parkfield local centre and other surrounding centres as the size of the units proposed are, when taken individually, of a scale appropriate to the size and function of the local centre.
SH4 – As discussed above, the proposal site is in an edge-of-centre location, across the road from the existing shopping/service provision. The creation of three additional retail units in A1 use would mean that the percentage of A1 units within the Parkfield local centre, when combined with the new units, increases to 70.8%. This would achieve the target set out in policy SH 10 for 70% of ground floor retail units in local centres to be in A1 use. With only two of the proposed new retail units in A1 use the percentage would remain the same as the current situation at 66.6%.
There are no objections in principle to the housing element of this proposal. The development would likely create a better setting to the Phoenix Park than its current use for car sales.
The applicant must ensure that the new retail units are carefully designed and clearly linked to the existing retail units in the adjacent local centre.
The applicant has not demonstrated that the proposed retail element of the development will be meeting a known qualitative and quantitative need (as stated in adopted UDP Policy S6 (a) and Revised Deposit UDP policy SH9 (3)) and that there would be no adverse impact on the vitality and viability of the local centre and surrounding centres (as stated in adopted UDP Policy S6 (e) and Revised Deposit UDP Policy SH9 (5)).
If the applicant is able to meet the above policy tests, it would be appropriate to attach the following two conditions to any permission in order to control the nature of the retail provision. Firstly, that at least two of the units are restricted to A1 use, and secondly, that a condition to prevent the amalgamation of the retail units is included (unless the applicant can demonstrate that a larger unit would not have an adverse impact on the local centre).
8.3 Access Officer – makes the following comments: - • New vehicular access to have flush dropped kerbs and buff blister tactile paving at junction • All entrances to shops must be accessible • Toilets must be disabled person’s w.c.’s in shops • Entrance to apartments must also be accessible • Doors must comply with Part M • Switches and sockets must be at accessible heights 8.4 Building Consultancy – Awaiting response.
8.5 Environmental Services – There are concerns over the location of the shop premises in relation to the rear of the adjoining flats, and also those flats directly above the proposed shops.
The position of residential premises directly over any A3, A4, or A5 uses, and also those flats to the rear of such premises, is not considered 15 to be compatible. There is considerable potential for the generation of justified complaints where such uses are located in close proximity. For example, structure borne noise from the installation of powered extraction units installed within and to the side of walls. Additional noise may arise during unsocial hours from visiting patrons, vehicles, etc. Smell may arise from frying and cooking, fat contaminated flues, together with waste storage. It is recommended that use classes A3 (restaurants & cafes), A4 (drinking establishments) and A5 (hot food take-away), are prohibited within the three shop bays.
The plan appears to show a small waste storage area for 4 bins. This may not be sufficient for both retail and residential use. It may be more appropriate to provide two separate waste storage areas for the two different uses.
The façade of the proposed development is situated approximately 7m from the kerbside at the closest point. This façade includes habitable rooms. It is recommended that conditions are attached to any consent issued, requiring the applicant to mitigate the impact of traffic noise including submission of a detailed acoustic insulation scheme for those residential properties fronting Dudley Road. Acoustic insulation measures must specify the following: i) An acoustic glazing specification, to provide sufficient noise attenuation to meet the relevant internal noise levels for living rooms and bedrooms of British Standard 8233 1999 - Sound Insulation and Noise Reduction for Buildings. ii) The necessary mechanical (and where appropriate - acoustically attenuated) ventilation systems necessary to achieve rapid room ventilation, such that occupiers of properties exposed to high levels of road noise, are provided with an alternative to the opening of windows.
As the previous use of the land may have lead to unacceptable levels of contamination, which could affect the redevelopment strategy of the site. A site investigation is recommended would therefore request that you include the following condition on any permission issued.
Prior to the commencement of the development hereby permitted, a methodology for carrying out a site investigation for physical and chemical contamination and landfill gas shall be submitted to and approved by the Local Planning Authority and then implemented.
The results of the approved site investigation shall be submitted to the Local Planning Authority, together with a schedule of any necessary remedial works and a timetable for the carrying out of those remedial works, for Local Planning Authority approval.
The remedial works approved by the Local Planning Authority shall be implemented in accordance with the approved timetable.
The Local Planning Authority must receive in writing, on completion of the remedial works, confirmation that the approved remedial works have been carried out and adequate site clean up has been achieved. 16
8.6 Leisure – Phoenix Park adjacent the site is one of eight quality “District Parks” covering the City. The vast majority of the park is not overlooked by house windows and although frequently used, it does suffer from remoteness/isolation. The provision of dwellings above the shops will therefore provide active windows to overlook the park and act as an indirect policing role, which is seen as a bonus to park security in this area. However, family accommodation rather than apartments is preferred. Inclusion of windows on the northern elevation overlooking the playing fields would be welcomed to improve surveillance. It is noted that the apartments are situated just over 30 metres away from the existing children’s play area on Phoenix Park and as such are the minimal distance away from a play area, suggested by the National Playing Fields Association, to avoid nuisance to residents. It is nevertheless recommended that double glazing is incorporated to reduce potential noise to residents. The application does not specify what boundary treatment will replace the corrugated fencing, this should be 1.8m or 2m high iron railings to further improve surveillance.
9. Appraisal
9.1 The key issues are:- • Retail Impact • Design • Access and Car Parking • Residential amenities • Relationship to Phoenix Park
9.2 Retail Impact - Policy S6 advises new local shops will not normally be approved unless certain criteria are met. This includes where there is a local need that cannot be met by existing provision in the area and where there would be no adverse effect on the viability and vitality of any identified centres. As detailed in paragraph 8.2 the applicant has not demonstrated that the proposed retail element of the development will meet a known qualitative and quantitative need under the terms of policy S6 (a) or that there would be no adverse impact on the vitality and viability of the local centre and surrounding centres under the terms of policy S6 (e). In the circumstances there is inadequate information available in order to enable a full assessment to be made and the proposal is contrary to Policy S6.
9.3 Design - Policy S13 requires all shopping development to be of an acceptable standard in respect of design, materials and landscaping. Policy H18 also requires all proposals for new housing to have regard to design and materials, and to landscaping and the appearance and treatment of spaces between dwellings and the impact on the townscape and setting of the development. Policy ENV2 also requires development to respect the integrity, established scale, mass and pattern of the group of buildings, or the street scene; to be of a form and detailing appropriate to the design and the locality and be of a height that accords and is compatible with neighbouring buildings and does not constitute over-development leading to cramped layouts and/or obtrusiveness in relation to adjoining properties. 17
9.4 The proposed scale, massing and overall height of the building in relation to those properties adjoining and opposite is out of keeping and does not respect the established form within the street scene therefore having an adverse impact upon the townscape and setting of the development. In addition, the proposal represents a cramped layout in respect of the size of the building, extent of car parking area and lack of private amenity space thus the appearance and treatment of spaces between dwellings represents over-development of the site. For these reasons the proposal is contrary to policies S13, H18 and ENV2 of the adopted Unitary Development Plan.
9.5 Access and Parking – The transportation officer has considered in great detail access and parking issues (see paragraph 8.1 above). In conclusion the proposal has inadequate visibility to the access, restricted vehicle access in terms of its width and height to allow for fire appliances and larger service vehicles, inadequate servicing for the retail units, lack of parking provision for visitors, disabled parking and powered two wheelers and potential for vehicles exiting the site through parked vehicles or those turning right to disrupt the free flow of traffic along Dudley Road and in the vicinity of the site. The proposal does not therefore make adequate and safe provision for access and parking to serve the needs of the development and is contrary to Policies S6, S13, H18 and ENV2 of the adopted Wolverhampton Unitary Development Plan and to Supplementary Planning Guidance No.3 “Residential Development”.
9.6 Residential Amenities – The environmental protection officer has raised concerns regarding the proximity between commercial sop premises and residential properties and the potential for noise and odour nuisance. However, this relationship is no different than those existing shop premises opposite or in other local centres nearby. It is considered that imposition of appropriate conditions to prohibit the shop premises from A3, A4 and A5 uses and provide measures to mitigate the impact of traffic noise, use of acoustic glazing and mechanical ventilation could reduce potential adverse impacts upon living conditions.
9.7 The applicant considers that a reduced level of private amenity space should be considered favourably for this site given the proximity of apartments to Phoenix Park. However, there still needs to be adequate usable private amenity space available on site as required by Supplementary Planning Guidance No.3. The proposal identifies 300m² of amenity space to cater for potentially 54 residents. The guidance note requires provision of 850m² amenity space to cater for this number of residents. The proposal is therefore 550m² short, providing only 35% of the required amount. This is a severe shortfall and given that the space available is of limited depth and will be overshadowed by the building itself and is therefore likely to be detrimental to residential amenities. There will also be a poor outlook at the rear of the site given that apartments overlook the parking and potential shop servicing areas. For the above reasons the proposal is contrary to policies H18 and ENV2 of the Unitary Development Plan and to Supplementary Planning Guidance No.3 “Residential Development”. 18
9.8 Relationship to Phoenix Park – The incorporation of active frontages facing onto the boundary with the park is welcomed as this will improve passive surveillance. It is considered that appropriate treatment along the boundaries will maintain this positive relationship.
10. Conclusion
10.1 For the reasons referred to in paragraphs 9.2 - 9.8 it is considered that the proposal should be refused on the grounds of insufficient information to demonstrate the need for retail development and potential retail impact on existing centres, inappropriate design and cramped over- development of the site, highway safety issues in respect of access and parking and detrimental impact on the residential amenities of potential occupiers.
11. Recommendation
11.1 Refuse permission on the following grounds:
1) Insufficient information to demonstrate that the proposed retail element of the development will meet a known qualitative and quantitative need and have no adverse impact on the vitality and viability of the Parkfield local centre. Contrary to Policy S6 (a) and (e) of the UDP. 2) Overdevelopment of the site due to its cramped layout and an adverse impact upon the surrounding townscape due to the scale, massing and height of proposed building. Contrary to policies S13, H18 and ENV2 of the UDP and to SPG3 “Residential Development”. 3) Lack of adequate and safe provision for access and parking to serve the needs of the development contrary to Policies S6, S13, H18 and ENV2 of the UDP and to SPG3 “Residential Development”. 4) Inadequate private amenity space to cater for the number of potential residents on site and poor outlook for residents detrimental to residential amenities contrary policies H18 and ENV2 of the UDP and to SPG3 “Residential Development”.
Case Officer : Alison Deakin Telephone No : 551134 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
19
Planning Application No: DCSW/05/1016/FP/M Location 242 - 244 Dudley Road Plan Scale 1:1250 National Grid Reference so 391720 296771 Plan Printed 22-AUG-2005 Application Site Area 1714.860
20
PLANNING COMMITTEE - 06-SEP-2005
APP NO: 05/1114/FP/M WARD: Blakenhall; DATE 06-JUL-2005 TARGET DATE: 05-OCT-2005 RECEIVED: APP TYPE: Full Planning Permission
SITE: Former Bowling Green Fowler Street, Blakenhall PROPOSAL: Erection of 5 No. 2 bedroom bungalows and 6 No. 2 bedroom flats
APPLICANT: AGENT: Accord H.A. BM3 Architecture 178 Birmingham Road 28 Pickford Street West Bromwich Birmingham B5 5QH
REPORT:
1. Site Description
1.1 The site is that of a former private bowling green now derelict.
1.2 It is approximately 0.6 hectares in area, surrounded by established residential properties. It is separated from Fowler Street by a 2.5 metre high brick wall with entrance gate. It contains three Lime trees at the front and a row of Poplar trees along the rear boundary.
2. Planning History
2.1 In January 2004 planning consent was granted for the erection of eight bungalows on this site in a U-shaped terrace overlooking a parking and amenity area. These were intended for occupation by the elderly to be managed by Accord Housing Association. The permission was subject to a 106 Agreement requiring the payment of £25,000 to the Council for compensatory provision of sporting/leisure facilities elsewhere due to the loss of the bowling green.
2.2 In March of this year an application for 8 flats and 4 bungalows was withdrawn before being determined, as agreement could not be reached on improvements needed to the design and layout and the sum for compensation for the loss of the bowling green, before the deadline date.
3. Constraints
3.1 The site contains trees the subject of a Tree Preservation Order.
21
4. Application Details
4.1 This application is for the erection of a scheme for a U-shaped terrace mixture of single storey to the rear but with two storey front “wings” to form flats. In total providing 11 two bedroom units. These are affordable housing units to meet local housing needs and are intended for the occupation of people over the age of 55. Parking is in a central courtyard. All units have some private rear garden space. 8 parking spaces, including 2 disabled, are to be provided within this central area.
4.2 The 3 Lime trees on the frontage of the site are to be retained but pollarded, as they are near proposed dwellings. The existing front boundary wall would be removed and replaced with a low wall and railing.
4.3 The applicant has expressed a willingness to enter into a 106 Agreement which would secure the payment of £40,000 as compensation for the loss of the bowling green and a restriction that the units are occupied solely by persons over the age of 55 year.
5. Relevant Policies
5.1 The following UDP Policies apply:
ENV2 – Design Standards H18 – Planning Standards R1 – Retention of Existing Leisure Facilities R7 - Loss of Sports Pitches.
5.2 Other relevant Government and Council Policy advice and guidance include:
PPS1 – Delivering Sustainable Development PPG3 – ‘Housing’ and Comparison Good Practice Guide on Housing SPG3 – Residential Development ‘By Design’ – CABE/ODPM.
6. Publicity
6.1 The application has been advertised by means of letters to adjoining residents, a site notice and press notice. No responses have been received.
22
7. External Consultees
7.1 • Sport England: would object unless appropriate sum was paid to compensate for the loss of the bowling green.
• Wildlife Trust: urge use of native species in any planting scheme and other measures to encourage wildlife.
• Midlands Police: suggest certain changes to increase security – amendments requested and suitable conditions recommended.
• Severn Trent Water: Standard conditions.
8. Internal Consultees
8.1 • Lifelong Learning: need for 106 Agreement to secure £60,000 compensation for the loss of the bowling green, which would be targeted towards improving other sports and leisure facilities within a half metre radius of the site.
• Transportation: suggest use of the dwellings be conditioned to the elderly in view of the limited parking proposed.
• Property Services: in view of enhanced land values since the earlier scheme, increased contribution to £60,000 could be justified.
• Public Protection: no objections.
• Tree Officer: awaited.
9. Appraisal
9.1 The key issues here are:
• The amount of compensatory payment to be made to reflect enhanced land values since the earlier approval.
• The layout and design; effect on street scene, neighbours and trees.
• Car parking levels and access arrangements.
9.2 Compensatory Payment The planning consent in 2001 was for 8 bungalows and subject to a 106 Agreement requiring a compensatory payment for the loss of the bowling green of £25,000. Advice from Property Services now suggests that given the enhanced land value and the larger number of units now proposed, if approved, a sum of £60,000 should be sought. The applicant has not agreed to this and insists that the scheme, which is to
23 receive financial support from the Housing Corporation, since the developer is to be a Social Landlord, will only support a payment of £40,000.
9.3 It is felt that in the circumstances of how such sites are financed, that this figure is a reasonable one.
9.4 Design, Layout and Car Parking Following the withdrawal of the last planning application on this site, discussions have taken place with the applicants and their agents. The scheme now submitted incorporates changes to the design and layout, in accordance with the guidance given by officers. It is now considered acceptable It does not meet the Council’s normal standards in respect of car parking levels and space about the building, but the applicant has agreed to accept by way of a 106 Agreement that the units are occupied only by persons over the age of 55. This category of occupant does not have the same level of need in these respects as that of a younger category. The units are also designed to meet a specific local need in connection with the redevelopment by the Council of nearby housing.
9.5 Changes have been requested to the scheme to enhance the treatment of the forecourt and replace sections of close boarded fencing with brickwork. Further information has also been requested on the advice of Midlands Police, as to the means of securing the site. These are expected to have been received by the time of the Committee meeting.
10. Recommendation
10.1 That delegated authority be given to the CP&HO to grant consent subject to amended plans to address issues raised under paragraph 9.5 and subject to standard conditions once the Section 106 has been signed. Conditions to include landscaping; boundary treatment; removal of permitted development for extensions/outbuildings; scheme for security measures; materials; drainage details. The terms of the section 106 to be the payment of the sum of £40,000 to the Council before the occupation of any of the units to be used by the Council to provide enhanced sporting facilities within the locality to compensate for the loss of the bowling green; and that the units shall only be occupied by persons over the age of 55.
Case Officer : Alan Murphy Telephone No : 555623 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
24
Planning Application No: DCSW/05/1114/FP/M Location Former Bowling Green Fowler Street, Plan Scale 1:1250 National Grid Reference so 391211 296943 Plan Printed 22-AUG-2005 Application Site Area 1599.858
25
PLANNING COMMITTEE – 6 th SEPT-2005
APP NO: 05/1161/FP/R WARD: Bushbury Sth/LowHill; DATE 18-JUL-2005 TARGET DATE: 12-SEP-2005 RECEIVED: APP TYPE: Full Planning Permission
SITE: 7 Hallam Crescent PROPOSAL: Single storey side extension and porch to front
APPLICANT: AGENT: Mr & Mrs Nicklin G.D Designs 7 Hallam Crescent 7 Uplands Avenue Wolverhampton Rowley Regis WV10 9YA B65 9PS
REPORT:
1. Site Description
1.1 This is a modern semi-detached property constructed of yellow brick and located on a residential housing estate. There is an existing apex canopy above the front door which projects approx. 500mm although not indicated on the existing drawings.
1.2 The neighbour to the north west is 5 Hallam Crescent, a detached house which has a forward projecting bay serving a lounge and a further projecting porch and garage.
1.3 There are no side facing windows in the gable of the neighbours’ property however the end pane in the projecting bay would overlook the proposal and this is set in 700mm from the proposal. There is a gap of 2.45m between no 5 and the application site.
1.4 There is a 1.5m high conifer on the neighbours side just beside the bay window.
1.5 Further to the north west no 3 Hallam Crescent is a detached house with a further projecting bay and garage which has been converted to a living room. The building line to the north west is staggered and projects out continually. The building line to the south east is defined by the front elevations of 7 and 9 Hallam Crescent and the side garden boundary of 1 Wortley Avenue.
2. Planning History
2.1 Not applicable
3. Constraints
26 3.1 A TPO has been identified but does not affect the proposal.
4. Application Details
4.1 The application proposes a single storey side garage which would be 850mm from the rear of the house with a flat roof and false pitch linking to a new porch.
4.2 The garage would measure 2.45m by 8.1m measured externally and the garage and porch would project 1.125m forward of the front of the existing house.
5. Relevant Policies
5.1 ENV2 – Design Standards SPG4 – Extensions to Houses
6. Publicity
6.1 Neighbour letters sent 19 th July 2005 and expired 9 th August 2005. One letter of objection has been received from Mr Richards of 5 Hallam Crescent who has requested to speak to planning committee.
6.2 The main objection is the projection beyond the building line which would obscure light to the front lounge. Other matters raised include the creation of a link detached which would alter the character and civil matters such as drainage and Party Wall Act 1996.
7. Internal Consultees
7.1 Transportation has no objection to the proposal. The proposed garage would be substandard in width. However, there would be sufficient parking on the driveway for 2 cars which would be acceptable.
7.2 Archaeology has been consulted and there are no archaeological implications.
8. Appraisal
8.1 The proposed forward projecting extension would normally have an impact on the street scene. However, the layout of the houses particularly to the north west have a continuing projection beyond the building line and in this context it would be difficult to argue that the proposed extension of 1125mm would appear as a dominant or hostile feature in the street scene. This element is therefore considered acceptable.
8.2 It is likely that the 1.1m projection on the south side of the neighbour at 5 Hallam Crescent would have some effect on the lounge given the orientation of the dwellings. The new side wall would be between 3m 27 graduating down to 2.2m in height and this would be set away 700mm from the side facing pane in the bay window.
8.3 However, the proposed projection would be significantly less than the standard of 2.5m for a single storey extension. On this basis it would be difficult to justify refusal on the likely detrimental impact on the neighbours’ amenity.
8.4 The loss of the conifer on the neighbours’ boundary would not be a justified reason for refusal as it is not protected by a preservation order and is for ornamental purposes only.
9. Recommendation
9.1 Grant Permission with a condition for matching materials
Case Officer : Jenny Davies Telephone No : 555608 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
28
Planning Application No: DCNC/05/1161/FP/R Location 7 Hallam Crescent Plan Scale 1:1250 National Grid Reference sj 392369 300559 Plan Printed 22-AUG-2005 Application Site Area 230.740
29
PLANNING COMMITTEE - 06-SEP-2005
APP NO: 05/1234/FP/C WARD: Ettingshall; DATE 27-JUL-2005 TARGET DATE: 21-SEP-2005 RECEIVED: APP TYPE: Full Planning Permission
SITE: 'Southside Sports', Land adjacent to Steelhouse Lane, Wolverhampton PROPOSAL: Erection of a 15m high steel tower and wind turbine
APPLICANT: AGENT: All Saints Action Network The Community Centre All Saints Road Wolverhampton WV2 1EL
REPORT:
1. Site Description
1.1 The application site is located within a multi use games area that provides facilities such as ‘all weather’ floodlit mini football/sports pitches and a basketball court.
1.2 Adjoining the games area to the west and north is the recently refurbished All Saints Park, the area on the east side of Steelhouse Lane is predominantly commercial/industrial and to the south of the games area is All Saints Church and community centre. The nearest residential properties are in All Saints Road and Gower Street, west of the games area.
2. Planning History
2.1 03/1606/GP – multi use games area, basketball court, artificial pitches, fencing with 9 No 9m high lighting poles and storage container – granted 14 May 2004.
3. Application Details
3.1 It is proposed the electricity generated from the wind turbine will meet the energy needs for the community centre and the flood lighting needs for the multi use games area. Any spare energy can be exported to the national grid.
3.2 The agents state that ‘the 15m high self supporting steel tower needs a footprint of 1.5m x 1.5m x 1.2m deep concrete base and is constructed to eliminate unwanted vertical access and wanton vandalism’ and ‘the
30 15m high tower is of tubular galvanised steel structure on a hinged base-plate allowing for erection and maintenance purposes. The tower has no means of access from the ground once erected which prevents malpractice and vandalism from ground level’.
3.3 In respect of safety and noise the agents state ‘precautions must be taken to ensure that ball games are not played in the proximity to the turbine to remove the risk of a ball being thrown into the moving rotor. Proven wind turbines feature an optional automatic brake. This is operated when any abnormal vibration is sensed and can be supplied for added safety. In the event of any mechanical failure or in the event of vandalism, the blades are brought to a halt.
3.4 All wind turbines emit a certain amount of noise due to the swoosh of the blades as they move through the air. At average wind speeds of around 6m/s, as is experienced at the site, the noise levels would be the same as people talking and during higher winds the noise level would be equivalent to traffic on a moderately busy road. However, during high winds the noise of the wind itself tends to be greater than the noise of the turbine’.
3.5 In regard to regulation small wind turbines have to adhere to BS EN 61400: wind turbine generator systems. Safety of small wind turbines.
4. Relevant Policies
Wolverhampton’s Unitary Development Plan Policies: 4.1 ENV2 – Design Standards R4 – Protection of Existing Open Space. Wolverhampton’s Revised Deposit Unitary Development Plan Policies: 4.2 EP16 – Energy Conservation EP17 – Renewable Energy
5. Publicity
5.1 Public consultation time expired 24 August 2005. No objections received at time of writing.
6. Internal Consultees
6.1 Planning Policy and Urban Design – no objections. Leisure Services – unacceptable siting next to All Saints Park and multi games area – recommend refusal. Environmental Services – awaiting response. Transport Strategy – no objections. Property Services – awaiting response. LA21 – awaiting response.
31
7. Appraisal
7.1 The information sheet attached to the application states that precautions must be taken to ensure that ball games are not played in the proximity of the turbine to remove the risk of a ball being thrown into the moving rotor. This location therefore adjoining two areas specifically devoted to the concentrated use of ball games sports would appear to be basically inappropriate from the start for such a wind turbine.
7.2 All Saints Park went through a £300,000 refurbishment two years ago to significantly upgrade the recreation open space for local residents. The park is situated in a very socially deprived area, where the majority of people have only small backyards with no outdoor space of their own. The park therefore provides significant benefits to these local residents including a high quality open environment, with space to breath, relax, run and play, meet friends, hold local events etc. Given its inner city nature, one other benefit of this particular park is the quietness that users of this park can significantly benefit from in their neighbourhood which assists them in experiencing a high quality recreational provision for all.
7.3 The noise from this wind turbine would provide a constant background noise to users of the park when calm, and would sound like a “moderately busy road” during higher winds. It is felt therefore that the placing of the mast would be inappropriate in this location due to its undermining effect on the quality of people’s recreational provision, and on the siting of it adjoining specific areas where ball games are actually welcomed and positively encouraged in this area.
7.4 The adjoining park and games area are relatively open areas and the installation of a 15m high steel column and rotor blades at this location would result in a visually prominent, intrusive and incongruous feature. As such the proposed development would adversely impact on the skyline and is detrimental to visual amenity and the street scene.
8. Recommendation
8.1 Refuse: - unacceptable location - adverse impact on users of All Saints Park and multi use games area. - visually prominent and incongruous feature - detrimental to visual amenity and the street scene - contrary to ENV2 and R4.
Case Officer : Nicholas Howell Telephone No : 555648 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
32 Planning Application No: DCNC/05/1234/FP/C Location 'Southside Sports', Land adjacent to Steelhouse Lane, Plan Scale 1:1250 National Grid Reference so 392228 297869 Plan Printed 22-AUG-2005 Application Site Area 3.199 PLANNING COMMITTEE - 06-SEP-2005
APP NO: 05/0494/FP/M WARD: Heath Town; DATE REC’D: 30-MAR-2005 TARGET DATE: 29-JUN-2005 APP TYPE: Full Planning Permission
SITE: Low Level Station, Sun Street/Wednesfield Road, Wolverhampton PROPOSAL: Mixed Use scheme including residential, (208 flats) hotel, car showroom, pub/diner, A1/A3 (retail/food and drink) and offices
APP NO: 05/0728/LB/C DATE REC’D: 12-MAY-2005 TARGET DATE: 07-JUL-2005 APP TYPE: Listed Building Consent
PROPOSAL: Restoration and refurbishment of Low level Station, a Grade II Listed Building, including specified demolitions.
APPLICANT: AGENT: Helical Retail Ltd Kent Jones and Done c/o Agent Churchill House Regent Road Stoke on Trent Hanley Staffordshire ST1 3RQ
REPORT:
1. Site Description
1.1 The application site, approximately 3.75 hectares in extent is bounded by Wednesfield Road, Sun Street and situated on the north side of Wolverhampton High Level Station.
1.2 The site is mostly cleared but at the southern edge alongside the High Level Station boundary is situated the now vacant Low Level Station buildings complex, a Grade II Listed Building.
1.3 The Listed buildings have remained unused since the Red Star Parcels facility closed in the early 1980s.
2. Planning and Site History
2.1 There have been three previous schemes for development permitted at this site. Firstly there was the “Wolvex” scheme for exhibition arena with leisure complex, ancillary catering, offices and minor retail uses and upgrading of the subway and colonnade in 1993 (Subway and colonnade were separately upgraded and opened in March 2004 a joint venture between the Council, Virgin, Network Rail and The Railway Heritage Trust).
34 2.2 In 1995 permission was given for a leisure complex with multi screen cinema, family entertainment centre, nightclub and restaurants. (THI).
2.3 In 1998 permission was given for a mixed use development comprising indoor leisure/racquet centre/entertainment scheme with restaurant. (Next Generation).
2.4 The site has been in railway ownership since the early 1850s when the Low Level Station was developed jointly by the Oxford, Worcester and Wolverhampton Railway and the Great Western Railway. The station was commenced in 1852 and opened in 1854. The High Level Station, which was operated by the London North Western Railway, lay to the south west of the Low Level Station and had been opened two years earlier in 1852. The two stations were originally separated by an embankment that would have provided the Low Level Station with a more open outlook to the south than the blue brick retaining wall that is such a feature of the site today.
The main range of Grade II Listed station buildings is built in blue brick with stone dressings and is classical in architectural style. It consists of a two storey central pedimented block with flanking wings terminating in two storey ‘pavilions’.
A key feature of the original station was its dramatic roof that spanned over both the platforms and track. This was supported off the main station building and adjacent flank walls on its southern side and a wall that ran its full length on the northern side. These walls, while functional in terms of their enclosing and load bearing roles, were architecturally articulated with blind arcading.
The spacing of the platforms was originally designed to accommodate mixed gauge trackwork as evidenced in the earliest known photograph of the station. This combined the 7ft ‘broad gauge’ track, that was particular to the Great Western railway, with standard gauge track of 4ft 8 ½ used by other railway operators. The platform adjoining the main range of station buildings was very wide and originally performed both ‘up’ and ‘down’ line functions and also accommodated bay platforms at each end. This platform appears to have remained relatively unaltered to the present.
The Low Level station evolved over time in response to changing operational and maintenance requirements of the Great Western Railway and British Railways. This resulted in changes to both platforms and track layouts and the addition of buildings on the north east ‘up’ platform. However, the most significant visual change occurred around 1934 when the overall roof structure was removed and replaced with individual canopies over the north and south platforms. Although the roof was removed the supporting blue brick walls were retained and remain a feature of the station to this day. The replacement canopies have a structure that is both refined and attractive consisting in the main of cast iron columns and lightweight wrought iron trusses.
The station closed to passengers in 1964 and was subsequently used as a parcels depot, which in turn ceased operation in 1981. 35
The site was acquired by Wolverhampton Council in 1986 and a restoration project commenced with a view to redeveloping the site as a Transport Museum. Unfortunately, this work was not completed when the site was acquired by the Black Country Development Corporation. Highway alterations subsequently carried out by BCDC, which included the removal of the bridge over the railway in Sun Street and the lowering and realignment of the road, removed some of the ‘historic legibility’ of the former station context.
In spite of these setbacks the Low Level station has survived largely intact and remains a building of considerable character that forms the centrepiece of current proposals.
3. Constraints
3.1 The southern part of the application site lies within the designated Union Mill Conservation Area.
3.2 The station and buildings are Listed Grade II.
3.3 The retaining wall and arcade and separately the railway bridge over Wednesfield Road are Listed Grade II.
3.4 There is a road improvement scheme affecting the north-western frontage of the site adjoining Wednesfield Road to replace the old bridge which is currently being undertaken by the Council as Highway Authority which will improve the priority for the Wednesfield Road Show Case bus route at the Culwell Street junction.
4. Planning and Listed Building Application Details
Planning Application 4.1 The scheme comprises the following elements:-
Residential development comprising 208 apartments : - ( Block A : 10 one bedroom and 78 two bedroom flats), ( Block B : 55 one bedroom and 65 two bedroom flats ), 161 parking spaces, (including 8 disabled, 4 to each Block ).
5 storey hotel providing 81 bedrooms (2,773sqm), 81 parking spaces, ( including 5 disabled ).
2 storey pub diner comprising approximately 700 sqm floor space, 49 parking spaces, ( including 2 disabled ).
Car showroom approximately 2230 sqm, 150 parking spaces, ( including 4 disabled ).
36 Conversion work to the Listed building to provide:- A1/A3 uses 2089 sqm Offices 330 sqm. 23 parking spaces, ( including 2 disabled ). New access road off Sun Street to serve the new development. Landscaping scheme. 4.2 The residential development is situated along the line of and replaces the London platform of the railway station with retention of parts of the Listed blue brick station wall.
4.3 The hotel is situated at the north-western end of the Shrewsbury platform of the retained Listed building complex.
4.4 The pub diner associated with the hotel is located opposite the hotel at the north-western end of the original London platform.
4.5 The car showroom is proposed to be sited on the corner of Sun Street and Wednesfield Road.
4.6 A new access road which will be adopted provides the access into the site off Sun Street both to the residential development and the car showroom. It also gives service access to the pub diner and the hotel. Additional service access will be provided off Sun Street at the entrance opposite the Great Western public house for a small servicing and parking area for the Listed building complex.
Listed Building Application 4.7 The significant element of the works to the Listed building comprises the restoration of the key building elements mainly the booking/ticket hall with plasterwork, joinery, floor repairs all in accordance with original plan details supplied by your Officers (work originally done to undertake the conversion of the station into a Transport Museum back in the 1980s).
4.8 The works to the Listed building also include external enveloping of the building with repairs to the roof, walls, windows, doors etc in matching materials and details.
4.9 The addition of glazed walls to enclose existing platform areas), to provide additional lettable space in relation to the somewhat limited depth of floor space available in the Listed station building at present.
4.10 Re-erection of some of the platform canopies to cover the proposed disabled parking area at the southern end of the Shrewsbury platform of the Listed building complex.
4.11 Relocation of the gates situated at the entrance opposite the Great Western public house and which were salvaged from the Electric Construction Company site in Showell Road. These are to be relocated to secure the service yard to the hotel.
4.12 Restoration of the pedestrian footbridge between the Shrewsbury platform side and the London platform side which will link the new residential development to the Listed building complex as part of the pedestrian network within the site. 37
Demolitions 4.13 Demolition will involve removal of most of the structures, platform and back wall on the London bound platform apart from retention of three lengths of wall one at each end and one in the middle to retain and express the original structures in the new residential development element.
4.14 Removal of the goods bridge and its associated two towers.
Supporting documents 4.15 1. Supporting Planning Statement 2. Conservation Statement 3. Geo-environmental Statement 4. Drainage and Flood Risk Report 5. Transport Assessment 6. Travel Plan Framework
5. Relevant Policies
5.1 Planning Policy and Guidance PPS1 – Delivering Sustainable Development PPG1 – Planning Policy and Principles PPG13 – Transport PPG15 – Planning and the Historic Environment PPG16 – Archaeology and Planning PPG24 – Planning and Noise.
5.2 Unitary Development Plan Policies ENV2 – Design Standards ENV15 – Safeguarding Listed Buildings ENV16 – Alterations/Extensions to Listed Buildings ENV17 – The Setting of Listed Buildings ENV18 – Conservation Areas ENV21 – Archaeological Potential ENV22 – Percent for Art E4 – Employment E13 – Tourism TC20 – Heritage Area TC30 – Pedestrian Areas TP5 – Access and New Development (Public Transport, Pedestrians and Cyclists) TP10 – Major Road Improvements – A4124 Wednesfield Road at Lock Street TP14 – Planning Standards Car Parking R1 – The Provision of Leisure and Recreation Facilities R2 – Open Space Provision R13 – Planning Standards Leisure H2 – Development of Other Sites for Housing H7 – Affordable/Social Housing H18 – Planning Considerations.
38
5.3 Wolverhampton Supplementary Planning Guidance Notes No 1 – Access for People with Disabilities No 3 – Residential Development No 16 – The Provision of Public Art.
6. Publicity
6.1 The proposal has been advertised in the press and on site, expiry dates for comments being 7 May 2005, 25 June 2005 and 29 June 2005. At the time of writing this report two objections have been received. One letter of objection from a resident of Tettenhall states that they would like the station kept as original as possible and concerned that any part of it could be lost. The other comment received by email preferred to see the complex developed as a museum and heritage centre for the City of Wolverhampton, but indicates support for the chosen design. The writer also expresses concern about possible closure of Corn Hill as well as expressing concern about problems with large vehicles using the route colliding with the mainline railway bridge as has happened recently. Comments are also made about route accessibility for wheelchair uses to the existing High Level Station. The subway and colonnade ( owned by Network Rail ) is not part of this particular proposal.
7. External Consultees
7.1 English Heritage Has been involved with the Low Level Station site for a number of years and has made positive observations on schemes which have offered much less in historic environment terms than the present proposal. They comment that they find much in the present scheme that is encouraging. At the heart of this view is the applicant’s recognition that the Station building and the historic line of the railway track bed are assets to be used positively rather than constraints to be reluctantly built into a scheme that has a fundamentally different logic. English Heritage comment that the result in their view goes beyond keeping the historic fabric and the line of the railway as a pleasant memory of the historic form of the site to achieving something significant, namely the provision of a scheme that has a clarity and rigor in relation to the High Level Railway and the broader urban context of the site. English Heritage are particularly pleased that the work that was jointly undertaken on the High Level Station Subway and Arcade ( in which the Council was a partner with Network Rail, Virgin and The Railway Heritage Trust ), will be complemented if the scheme goes ahead by providing a destination to draw footfall through the Subway and Colonnade.
7.2 English Heritage also comment that the functional and economic constraints bearing on the scheme inevitably produce some disappointments and they point out that there are many detailed matters to be resolved with the applicants. Amongst these are the design of the hotel which particularly merits further attention. However, they commend the basic principles of the scheme as offering a convincing solution to this longstanding problem. 39
7.3 Victorian Society Would prefer to see all station structures kept with the residential development pulled across to the Sun Street frontage. They would also prefer the goods bridge and two lift towers kept. They consider the proposed mezzanine floor in the Booking/Ticket Hall to be inappropriate.
The design of the hotel comes in for criticism particularly the pattern of fenestration, as do the large areas of car parking. Their comments identify the need for the development to include buildings on the exposed site edges. They recommend the use of canopies to give architectural interest at the car showroom end of the site.
7.4 CABE Welcomes the aspirations to develop this central brownfield site and to convert the Listed former railway station buildings to provide a mixed use scheme. The regeneration potential for the wider area is as clear as is the opportunity to maximise the benefits of such a central site adjacent to the existing Railway Station and a short distance from the Bus Station.
7.5 Whilst recognising the merits of the design in the way that it relates to the linear form of the route of the tracks through the site, nevertheless they do criticise the scheme for having a large amount of car parking and not following the urban grain of the site by arranging building blocks to respect the existing street pattern. They do think that the residential part of the scheme overall was well considered as was the incorporation of the Listed Building and structures into the proposal.
7.6 Wolverhampton History and Heritage Society Welcomes the scheme but would like to see more retention of original structures especially those on the London platform and the back wall. They would like goods bridge and towers retained, and underline the need for Booking/Ticket Hall to be restored to its original condition along with other original features elsewhere in the buildings. They encourage retention and use of a small piece of the original Broad Gauge rail at the end of the bay platform, they would like one of the air raid shelters to be kept as a feature.
7.7 Ancient Monuments Society No objection to the proposals, welcomes the bringing back into use of this historic building which has languished at risk for many years, would be interested to know if any consideration had been given to the introduction of an additional floor on the east range of the main station building. Would like to see the design for any mezzanine floor that might be inserted in the booking/ticket hall. No objection to enclosure of the platform canopy area but would like it to be articulated in a way which better reflects the spacing of the station building.
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7.8 Campaign for Real Ale Would like to see air raid shelters kept. Would like the existing gates at the Sun Street entrance to remain in situ, (N.B. these are not original to the station site, they came from the Electric Construction Company in Showell Road and will be relocated to define the hotel service area.)
7.9 Transco ( gas ) – no objections.
7.10 Central Networks ( electricity ) – no objections.
7.11 Network Rail – no reply
7.12 Severn Trent Water – no reply
7.13 Urban Wildlife Trust – no reply
8. Internal Consultees
8.1 Access Officer – All comments made, which relate principally to Part M of the Building Regulations, have been passed on to the project architects for action .
8.2 Access for fire – All comments made , which relate to distances and facilities for fire fighting, have been passed on to the project architects for action.
8.3 Ground stability – Report submitted with application appears to cover all relevant issues.
8.4 Trees – No adverse comments.
8.5 Archaeology—In advance of any demolitions there should be a full assessment of the standing buildings and proposals for mitigation . Much of this material can be extracted from the existing historical assessment and condition reports. This will include recording of features to be demolished, to be carried out in accordance with the relevant standards and codes of practice issued by the Association of Local Government Archaeological Officers, Royal Commission for Historic Monuments and The Institute of Field Archaeologists. This recording will include the air raid shelters which appear to be a design probably made by the railway company (GWR) at their own works.
8.6 Conservation – Although initially there were significant areas of omission in the information supplied and extent of proposed restoration works, this has now been addressed by the applicants architects. This includes:- 1. Restoration of the external envelope of the Station Buildings. 2. Restoration of the principal interior space, the Booking /Ticket Hall to include plasterwork, wooden block floor, etc. 3. Re-roofing of the canopies in appropriate materials, with re-erection of some canopies at the Sun Street end of the ‘down’ platform. These works will need to be phased and the phasing controlled by 41 appropriate terms in the Section 106 agreement and conditions in the permissions.
9. Need for Environmental Impact Assessment
9.1 Not necessary.
10. Appraisal The key issues are:- 1.a satisfactory scheme to safeguard the Listed Building complex minimising demolition and including full restoration of all original features 2. a balanced mix of uses 3. a scheme that achieves a good standard of urban design taking account of the aims and objectives of the Canalside Quarter Plan and community safety, landscaping and public art 4. provision of good pedestrian and transport links and accessibility 5. provision where appropriate of affordable housing. 6. satisfactory noise attenuation for the residential element.
10.1 Safeguarding the Listed Building
10.2 Designing in Context and developing a Concept for the site
The Low Level Station site has the additional challenge that it has to develop sufficient commercial value to enable the restoration and reuse of the Listed station buildings. Redevelopment is very much driven by perceived commercial needs.
The application proposals illustrate how development can capitalise on the distinctive qualities of this important Grade II Listed building to create a worthy addition to Wolverhampton’s Canalside Quarter.
10.3 Distinctiveness
While the main range of station buildings are attractive in appearance their retention in isolation would not necessarily provide a strong clue to their former use. In addition although the platforms and their canopies provide a clearer indication of previous use it is the relationship between the platforms and the original track bed that evokes the strongest associations with their former life as a railway station. The architect’s underlying design concept for the site has therefore sought to embrace this relationship and use it as a design generator for the location and orientation of buildings on the site. By leaving the former track bed free of development and defining its ‘edge’ with new buildings, a new linear landscaped space can be created that not only provides an amenity space but also provides a ‘distinctiveness’ that is particular to this site.
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10.4 Proposed Uses
It is understood that a commercial appraisal of the site had identified a number of end uses. Various development configurations for these uses have been considered in arriving at the current proposals. These uses are :- • Restaurant/retail/office ( in the Listed Building ) • Residential apartments • Hotel • Pub • Car dealership.
10.5 Restaurant/Retail/Office in the Listed Buildings These uses have been identified for the Grade II Listed station buildings.
It is proposed that the original station building range is restored and that limited modifications are undertaken to allow its reuse. These are described in the Listed Building Consent application. The most significant alteration will be the glazing-in of the platform canopies that adjoin the main station buildings to achieve the necessary critical mass for commercial development of the former station building. The proposed line of glazing will be set back from the platform edge to retain a clear walkway and provide an appreciation of the former use of the platform. The canopy roof decking will be replaced to provide a thermally insulated skin that conforms to current Building Regulations. The supporting roof structure will be refurbished and expressed internally within the units. Division partitions between units will be solid to meet Building Regulations separation requirements. Uses will however be pursued that minimise the extent of subdivision required within the canopy area. The original York stone paving to the platforms will be retained externally.
The existing lengths of the blue brick flank wall that abuts the main building range and originally provided support to the overall roof will be retained. The flank wall at the Sun Street end of the main range has previously been curtailed in line with the toilet block in this area. The upper semicircles of the blind arcading in the flank walls were originally glazed and it is proposed to reopen these where they abut the hotel to serve the bedrooms. In addition a number of the blind recesses will be fully opened up to provide access to the platform at the north western end.
It is proposed that the platform canopies on the main platform will be curtailed in length to align with the toilet block at the Sun Street end of the station building but additional canopy recovered from the London ‘up’ platform will be added to the existing canopies in this location to provide covered disabled parking.
The two bridges at the centre of the site that link the ‘up’ and ‘down’ platforms are a distinctive feature of the station. One of these is a pedestrian footbridge, the other a parcels bridge accessed by lift only. A lattice sided footbridge was present in this location from the time the station was built, as evidenced in the earliest photographs of the station. 43 The current footbridge deck is a replacement built in 1922 although it reuses the cast iron columns of the original bridge. The roof, clerestorey glazing and timber boarding to the present bridge are likely to have been added when the overall station roof was removed in 1934. The parcels bridge was a later addition and appears to have undergone a number of stages of development. The current steel panelled bridge is a replacement of an earlier open sided lattice structure. The structural condition of the parcels bridge and its associated brick lift towers is poor and it is proposed that these are demolished and that only the pedestrian footbridge is retained and restored to return to the simple clarity of the original arrangement in this area. It is proposed that the roof and clerestorey glazing is removed from the footbridge.
10.6 Listed Building Concerns 1. Achieving full restoration. 2. Achieving long term viable uses and the additions of extensions. 3. Securing satisfactory new development around the Listed Building. 4. Safeguarding the setting of the Listed Building with particular reference to the careful treatment of the forecourt area. Restoration The full restoration of as much of this Listed Building complex as possible is a primary requirement of any scheme of development. Much original detail was lost when the building was transferred to Black Country Development Corporation and the Council’s original scheme for a transport museum was abandoned by B.C.D.C. Detailed drawings of plasterwork in the Booking/Ticket Hall and its other architectural features, as well as of the other parts of the Listed Building, prepared by your offices in connection with the original museum scheme have been provided to the applicant’s architect and incorporated in the proposed restoration works. This will be a requirement of the Section 106. Viability In order to achieve viable uses to secure the future of the Listed Buildings, subdivision is proposed to create six units of different sizes with office restaurant and modest retail provision. Additional floorspace would be provided by the enclosure of existing platform areas directly attached to the rear of the main building. This would, it is considered, be a satisfactory solution which would not adversely effect the quality of the building as a Listed Building, subject to satisfactory detailing. New Development Although most of the ‘up’ platform structures will be lost, as with previous schemes, this scheme not only secures the retention of the platform structure as a base for the new development but also keeps key sections of the original flank wall which supported the station roof removed in the 1930’s. The new residential development is arranged so as to keep the old track bed as a key landscape feature to safeguard the setting of the main station building. The massing and alignment of the residential blocks, the hotel, and the pub/diner have been arranged to respect the linear nature of the station complex and this is satisfactory in Listed Building terms.
44 Setting A key issue has been the retention of the station forecourt as an uncluttered space which can not only be used for activities but also as a pedestrian route through from Wednesfield Road to Sun Street in accordance with the aims and objectives contained in the Canalside Quarter Masterplan. This has been achieved and will be a condition of the Section 106 Agreement.
10.7 Residential Apartments A total of 208 apartments are provided with a mix of one and two bedroom units. It is proposed that residential apartments will be built along the line of the northern ‘up’ platform to reinforce the linearity of the overall development. While this will involve the removal of the majority of the blue brick wall adjoining the platform, two sections will be retained and restored to their former height and integrated into the design of the apartments within the central portion of the platform and into the pub at the north west end. The ground floor level of the apartments will be set at the level of the original platform to reinforce the distinctive relationship between the platform and track bed. This will also provide a useful vertical separation between the ground floor apartments and the public domain of the track bed. All canopies will be removed from this platform to facilitate redevelopment.
A number of layouts have been considered for the housing component of the master plan. Whist design iterations have included schemes that utilised below ground car parking, a slightly lower density scheme with surface parking has been selected as the most financially viable due to the cost of constructing underground parking.
As well as defining the edge of the original track bed the apartments are also arranged to reinforce the ‘edges’ of the development with Sun street and the new site access road. Their overall form creates a series of partially enclosed courtyard areas of varying size within the site. The central courtyard incorporates the retained blue brick wall and provides pedestrian access through to the retained platform and footbridge.
The orientation, layout and design of the units basically accords with the guidance contained in SPG 3. The housing developer’s requirement for all accommodation exceeding three storeys to be served by a lift has also influenced the layout of apartments.
‘Defensible space’ has been provided outside all ground floor apartments within the development defined by low walls and railings.
The apartments along the former track are predominantly four storeys in height but step down to three storeys at the north west end next to the pub and either side of the footbridge, effectively framing the retained blue brick wall at this point.
The block of accommodation at the Wednesfield Road end of the site, noted as Block A on the plans, forms a courtyard space bounded on three sides by residential apartments and the proposed pub on the fourth side. The apartments are generally four storeys in height with a maximum height of five storeys. Vehicular access to the courtyard is 45 gained through a wide two storey height opening in the crescent shaped block.
Block B is predominantly four storeys in height climbing to a maximum height of six storeys at the junction between the new site access road and Sun Street. This creates a tall pivotal element at the entrance to the site.
Capturing a sense of movement, which is synonymous with the former use of the site, has been a design generator for the elevational treatment along the track bed. Here window and balcony elements are arranged in a staggered form with expressed recessed horizontal banding. Although the horizontal banding is used as a unifying element on the other residential elevations, a greater emphasis is placed on a vertical ‘static’ composition in these areas in contrast to the track bed elevation.
Various roof forms have been evaluated for the residential buildings including mono-pitch roofs and barrel vaulted roofs. The pitched and hipped roof forms of the proposals were considered the most appropriate as they reflect the roof geometry of the existing station building.
In general elevations are articulated using a combination of projecting balconies, screens, expressed glazed staircases and slightly recessed metal clad top storeys. The projecting eaves to the hipped roofs have expressed rafters to provide further articulation.
Car parking is provided both within the courtyards and in the area bordered by Sun Street in the south eastern corner of the site. The latter area has historically been relatively open having previously been a yard with railway sidings. The ancillary station buildings in this area are to be demolished with the exception of the toilet block at the end of the main range.
Cycle Storage facilities are provided within the two major residential courtyards. Block A courtyard is provided with a secure communal cycle store while Block B courtyard is provided with individual secure cycle stores that are 1100mm high with grass/sedum roofs and form part of the landscape composition.
Communal bin stores are provided within the two major residential courtyards. These are partially roofed and integrated into the landscape setting.
10.8 Hotel The hotel has 81 No bedrooms arranged over five floors. The siting of the hotel responds to the aims and objectives contained in the Canalside Quarter Masterplan to secure a ‘key’ building along the sight line between Springfield Brewery and the Steam Mill and framing the view from the pedestrian subway and arcade. The siting of the hotel also responds to the operator’s requirement that it is prominently located in relation to Wednesfield Road and the High Level Station.
46 The hotel is also arranged to reinforce the linear composition of the former track bed, with its longest side parallel to the original platform edge. Its location, at the end of the southern ‘down’ platform, produces a tapering space with the arcaded wall to the high level railway line. It has a ‘conversational’ juxtaposition with the recently completed passenger footbridge to the High Level Station at this point and provides a focus to the vista along the boulevard proposed for the development on the western side of Wednesfield Road.
Its ground floor is set at platform level, providing a level access from the southern side at the bottom of the ramp from Wednesfield Road. This reinforces the original platform to track bed relationship on the northern side, where approach to the entrance is via a lightweight ramp. The hotel building steps down by a storey in height at the end of the building nearest the Listed station range to provide articulation to its mass. Its elevational treatment is designed to suggest movement through the use of horizontal feature bands and staggered window relationships. The design integrates the retained blue brick flank wall into the façade of the hotel. The original semicircular openings to the blind arcading in this wall will be reopened to allow the introduction of windows to serve the hotel bedrooms in this area. The roof was modified to the current linear form with uplift at the northern end to also emphasise the sense of ‘movement’ in the overall design. The entrance is located at the end nearest the retained station building to promote active links between the facilities and develop a positive relationship with both the platform and track bed areas. A disabled car user area is provided next to the entrance to the hotel on the south side. This complements the provision of rooms designed for disabled users.
Two of the blind arcades in the blue brick flank wall between the hotel and the station building will be opened up to allow pedestrian circulation between the station forecourt area and the platform.
Façade materials will be brickwork with metal feature bands and metal framed windows.
Because of its prominent and key location on the development site it is essential that the end elevation of this building is of high quality. This is not only in terms of the aims and objectives in the Masterplan to secure a ‘key’ building at this location along the sight line between the Brewery and the Steam Mill but also to secure a building that successfully turns the corner by having a high quality end façade.
The glass block treatment of the end façade does not achieve sufficient level of quality and your officers have had detailed discussions with the developers to endeavour to improve this important aspect of the scheme. Amended drawings of this end elevation are awaited. Oral update will be given.
47 10.9 Pub / Diner The siting of the pub responds to the operator’s requirement that it is prominently located in relation to Wednesfield Road. It is also sited to create commercial ‘symbiotic’ relationship with the hotel and reinforce the overall linearity of the concept plan. (It is understood that the hotel will not provide meals for customers but that these will be provided at the pub). Managers and staff accommodation will be provided at first floor.
The pub is contemporary in design and is integrated with the section of retained blue brick flank wall on the ‘up’ platform. The blind arcading in this wall is opened up to provide windows and access to the retained platform that provides a south facing external setting area next to the landscaped track bed.
The plan form of the pub is designed to reinforce the overall geometry of the concept plan in this area.
10.10 Car Showroom The siting of the car showroom responds to the operator’s requirement that it is prominently located in relation to Wednesfield Road and has been the subject of much detailed discussion with your officers. Its location on the corner of Sun Street is significantly constrained by an underground sewage tank as noted on the application drawings. (Any relocation of this tank would be both technically difficult and prohibitively costly.)
The proposed building comprises a two storey showroom with attached single storey servicing facility. The main showroom façade fronts principally on to Wednesfield Road with a corner return along Sun stre et. Windows are introduced to the remaining building façade on Sun Street to provide an ‘active’ frontage. A screen wall comprising wall with piers and railings to match the style of that on the other side of Sun Street at the Royal Mail premises will be incorporated along the whole of the frontage boundary with Wednesfield Road, Sun Street and the new access road to give a good ‘edge’ to this part of the development and screen views into the site at ground level particularly on the side facing the residential units.
Architecturally the building’s height rises towards the junction of Wednesfield Road and Sun street in recognition of its prominent position, the extra height providing a focal point to views along Wednesfield Road.
The building will be cons tructed from glass and metal composite panels. Louvres will be incorporated with the curtain walling within the showroom adding articulation as well as providing sun shading.
48 The comments of Cabe regarding the need to address the issues of recognising the need to respond to urban edges of the site have to a limited extent been recognised by the introduction of canopies around the Wednesfield Rd. and Sun St. corner. The presence of the underground storage tank has imposed a severe restraint on pro ducing anything more than this. Details of the exact design of canopy need to be reserved by condition.
Overall, the garage/showroom complex is the weakest part of this mixed use development in terms of land use and design particularly in the way that it affects the context of the rest of the scheme. It may have to be accepted if accompanied by the ameliorating measures described, as a compromise to enable the overall development to go ahead.
The area consisting of a ‘test track’ for 4x4 vehicles opposite the proposed housing is a cause for concern. Suitable noise attenuation measures would need to be incorporated in the housing design. However these would be ineffective when windows are open both in relation to any noise from this facility as well as from traffic on Wednesfield Road.
10.11 Site Access and Links
Principal access to the development will be from a new traffic signalled junction with Sun Street. This will serve the car dealership, pub, hotel and part of the residential parking provision. This access will be used by service vehicles for the various uses.
Service and parking provision to the Listed Station building, together with the balance of residential parking, will be accessed from the existing site entrance in Sun Street opposite the Great Western Pub.
The application proposals have been amended to acknowledge the planning requirement to keep the forecourt area in front of the Listed station building free of parked vehicles. This space, which is designated as Public Open Space arising out of U.D.P. requirements will now provide access for emergency vehicles and with service provision at adjoining areas to each end to serve the uses in the Listed Building and the hotel. The pedestrian areas will be bollarded off. This aspect will be controlled by the Section 106 agreement.
Pedestrian and cycle links will be provided between Wednesfield Road and Sun Street (opposite the Great Western Pub) in accordance with the aspirations of the Canalside Quarter Study. Links will also be maintained with the existing pedestrian arcade within the High Level retaining wall. The scheme has been designed to allow a number of pedestrian routeways through the development via the platform, the landscaped track bed and the ‘minor’ courtyard at the centre of the residential development. Routes through the two principal residential courtyards are not provided except for residents who will have access via secure points at building entrances. A route will be provided by the Council as part of their highway improvement works to give access between the site and Wednesfield Road.
49 10.12 Landscape Treatment and per cent for art The landscaped track bed will form a key design element and focus for the development. It will adopt a contemporary character utilising simple forms and a mixture of cut grass and wild grass with gravel and ballast areas. The perimeter of the raised grass areas will allow incidental seating to be provided within the overall design. A pedestrian path that runs the entire length of the track bed area is lined by a row of trees to reinforce the linearity of the setting. This is ramped up to a central crossing point between the main ‘down’ platform and the retained ‘up’ platform below the footbridge. The footbridge itself will provide a raised vantage point to view the central landscape strip.
Residential courtyards will incorporate tree and shrub planting as illustrated on the plans. Planting is provided in the ‘defensible space’ next to the ground floor apartments within the development and to the communal areas.
Tree planting is provided within car park areas as illustrated on the plans as well as defining the pedestrian route through the site linking Sun Street to Wednesfield Road as on e the key objectives in the Canalside Quarter document.
Each built element of the scheme is to include a work/works of public art or craft, as per UDP and SPG policies and guidelines. This will be the subject of the Section 106 agreement.
10.13 Transportation Parking The parking provision for the various elements of the scheme including disabled and cycle provision are considered satisfactory. (The ratio for the residential element is 0.77 space per unit ). A condition will need to be imposed, along with the Section 106 Agreement to ensure that the Station forecourt is not used for vehicle parking and that the pedestrian route from Wednesfied Road to Sun Street is kept available in perpetuity. Car Parking Management Plan This will be required by condition to ensure satisfactory management of the parking provided Traffic Calming The main access road will be provided with appropriate traffic calming measures and waiting restrictions. A Grampian condition will be imposed to secure the necessary works to provide lane separation and speed reduction by means of a speed table in Sun Street on the bend. Travel Plan Framework This is being finalised . Oral update. Should be satisfactory. Works in connection with Wednesfield Rd / Culwell St .junction . The Council will need to complete, as part of the current highway improvement works, the boundary treatment to the highway frontage between the car showroom element of this scheme and the end of the ‘bridge’ improvement works. (the land for these works has been provided by these developers)
50 10.14 Affordable Housing The applicant indicated that they did not wish to provide any affordable housing in the scheme. They were informed that they would need to provide a report setting out clearly an appraisal and economic case why they should not. Advice has been received from the Council’s independent consultants on the applicants financial report. The consultants consider that, in their professional opinion, the costs of restoration of the Listed Buildings will be such that the developer should not be required to provide any affordable housing based on current values of the development. However, a claw-back clause will be necessary in the Section 106 agreement should bigger profits be realised in the future.
10.15 Noise attenuation for Housing Element The applicants consultants have been in discussion with your pollution control officers and additional work requested in relation to noise generated by the exit from the Royal Mail site and from Wolverhampton Station. Your officers are satisfied that appropriate conditions can be imposed which will secure the necessary level of amenity by the use of for example a mechanically ventilated ( pressured ) noise attenuation scheme in accordance with BS8233 1999 – Sound Insulation and Noise Reduction for Buildings.
10.16 Pollution Prevention There are two permitted installations within 250m of the site. These are Crane Foundry and Stuart Oils. There are no outstanding issues to date in respect of the relevant permit conditions.
11. Conclusion
11.1 Overall this is a welcome scheme that has the necessary content to provide a long outstanding solution to the safeguarding of an important Listed Building complex as well as delivering a good mixed use scheme that includes innovative design solutions and attractive elements that will not only significantly enhance this neglected approach to the City Centre but also deliver a significant number of new homes, tourist and travel accommodation, and business and employment opportunities close to transport connections and to the City Centre.
The City Centre will be enhanced by the proposal which is in accord with national and local authority objectives for planning and regeneration.
12. Recommendation Request delegated authority to grant subject to the signing of a Section 106 Agreement and the receipt of any outstanding amended plans and subject to conditions. 12.1 Section 106 terms as follows:- 1. Open Space provision, public access and management, of all areas especially the Listed Building forecourt which is to be kept as an open area not to be used for vehicle access or vehicle parking, other than for emergencies. 51 2. Provision and maintenance of pedestrian link in perpetuity between Sun Street and Wednesfield Road. 3. Phasing of restoration of Listed Building ( including pedestrian footbridge ) in accord with the following:- Phase 1 Restoration of external envelope ( roof, walls, including windows, doors, rainwater goods, etc.) – to be undertaken and completed within twelve months of commencement of any building works on whole site. Phase 2 Ticket Hall – to be undertaken and completed prior to completion ( ready for occupation ) of 50% of the dwellings in the residential scheme. Phase 3 Two storey and single storey wings, platforms ( including footbridge ) to be undertaken and completed within two years of commencement of building works on site or such other time period as may be agreed in writing with the Local Planning Authority. Such agreement not to be unreasonably be withheld. 4. Per cent for art for each separate part of the scheme namely, Listed Building Residential Car Showroom Hotel Pub 5. Council as Local Highway to provide boundary treatment between Wednesfield Rd. bridge replacement scheme and Car Dealership frontage boundary wall treatment. 6. Travel Plan 7. Claw-back arrangements for affordable housing.
12.2 Conditions in respect of the following matters:- - Prior approval of all materials including external surface materials (including samples and sample panel, 3m x 2.5m minimum to serve as a control panel) - Submission of large scale drawings of architectural details for the new build and of all internal and external joinery and other restoration details for the Listed Buildings - Parking provision as shown to be completed before occupation for each separate element of the scheme - Cycle parking provision - Prior approval of Archaeological work, building investigation and scheme of investigation and recording of elements to be demolished - Provision of acoustic glazing - Mechanical acoustically attenuated pressure ventilation systems - Commercial noise mitigation measures - Noise attenuation scheme for fixed plant including heating, ventilation and cooling equipment - Restrict hours of operation for any proposed café/restaurant - Prior approval of a system of cooking odour control and details of any external equipment/flues - Site investigation for physical and chemical contamination and remedial works 52 - Provision of and prior approval of detailed design of public open space - Details of boundary treatments Implementation of Landscaping scheme - Details of any external lighting schemes for the Listed Buildings, Car Dealership, Hotel and Public House. - Grampian condition to secure the necessary improvements to the junction with Sun Street by installation of signal control and the installation of traffic calming measures in Sun Street. - Travel Plan Framework ( unless agreed as part of submission ) - ‘Secured by Design’ target hardening scheme - Bin stores provision
Case Officer : Alan Gough Telephone No : 555607 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
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Planning Application No: DCNC/05/0494/FP/M & DCNC/05/0728/LB/C Location Low Level Station, Sun Street/Wednesfield Road, Plan Scale 1:2500 National Grid Reference so 392078 298933 Plan Printed 22-AUG-2005 Application Site Area 37458.715
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PLANNING COMMITTEE - 06-SEP-2005
APP NO: 05/0723/FP/M WARD: Heath Town; DATE 06-MAY-2005 TARGET DATE: 05-AUG-2005 RECEIVED: APP TYPE: Full Planning Permission
SITE: The Old Steam Mill and Former Mill Garage, Corn Hill, Wolverhampton PROPOSAL: Mixed use development comprising conversion and extension of existing buildings to residential and A3/A4 purposes, plus erection of two new buildings (13 stories and 4 stories) to form 109 no. apartments in total
APP NO: 05/0724/LB/R WARD: Heath Town; DATE 06-MAY-2005 TARGET DATE: 01-JUL-2005 RECEIVED: APP TYPE: Listed Building Consent
SITE: The Old Steam Mill and Former Mill Garage, Corn Hill, Wolverhampton PROPOSAL: Conversion, extension and partial demolition of existing building to form 109 apartments and a commercial unit
APPLICANT: AGENT: Country and Metropolitan Homes CSJ Brooksmith The Coach House Somerville House High Street 20 - 22 Harborne Road Harefield Edgbaston Middlesex Birmingham UB9 6EB B15 3AA
REPORT:
1. Site Description
1.1 The applications relate to two parcels of land on either side of Corn Hill, Wolverhampton comprising the Old Steam Mill, Sack Warehouse and former Mill Garage. The carriageway in Corn Hill was resurfaced with granite setts funded by the Heritage Economic Regeneration Scheme (HERS) part funded by the Council and part funded by English Heritage. The site lies between the Birmingham Canal and the railway line and station, 120 metres east of the main shopping quarter. To the north of the site is railway owned land including the multi-storey car park, railway station and Listed Engine House. There is a vacant site (former post office sorting office) at the junction of Corn Hill and Horseley Fields to the south west of the site and Redrow housing scheme to the south on the opposite side of the canal.
1.2 The Old Steam Mill and Sack Warehouse are Grade II Listed Buildings formerly occupied by J N Miller Ltd. as a flour mill. The Old Steam Mill, located on the north side of Corn Hill, was constructed in 1851 and replaced an earlier 1790’s structure which burnt down. The replacement
55 Steam Mill now in place was designed by William Fairbairn, one of the founders of modern mechanical engineering, and incorporates innovative fireproof construction methods (an early example of wrought and cast iron techniques). The location adjacent to mainline rail and canal arteries and the city centre and confined size of the site led to its distinctive parallelogram shape. The construction methods used are based on closely set parallel frames of cast iron columns and beams supporting brick jack arches forming the base of the floors – which are covered in maple boarding. Most of the iron framing survives but some of the brick jack arches have been removed. The roof trusses are formed of a mixture of wrought and cast iron. Since its closure in 1990 the building has remained vacant and the buildings have now fallen into serious disrepair.
1.3 The Steam Mill itself is a predominantly four storey building with basement although it has been added to over the years in the form of a north wing built as an integral part of the mill on main floors but rising as a water tower above it, a two-storey extension above the original shop and offices to the west, and a six storey corrugated steel extension adjacent the railway. The Sack Warehouse and former Mill Garage are located on the south side of Corn Hill. The Sack Warehouse is a brick building which has a single storey elevation to Corn Hill and two storey elevation towards the canal. The former Mill Garage is a modern car repair garage constructed of brick and corrugated plastic.
1.4 There are two tunnels beneath Corn Hill linking the two sites. The former canal arm also runs beneath the Mill Garage site and Steam Mill and remnants are still evident in the basement of the latter.
2. Planning History
2.1 The proposals are a resubmission following withdrawal of applications 04/0926/FP/M and 04/0927/LB/R which similarly proposed conversion and redevelopment of the site for residential use plus a shop, but did not include provision of a public open space.
2.2 Other applications relevant to the site include approvals for demolition of various structures and for demolition of the former Mill Garage workshop, refusal of permission to convert the disused land and building to a car park, approval for a replacement weighbridge and approval for repair and reinstatement of the roof of the Steam Mill. Applications for change of use of the vacant grain mill to provide an office and workshop were recorded as not determined.
3. Constraints
3.1 The Old Steam Mill and Sack Warehouse complex is Grade II Listed and the whole of the site falls within the Union Mill Conservation Area.
3.2 The site falls within 200m of the proposed 5W’s Metro route and within 150m of British Waterways Birmingham Canal.
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4. Application Details
4.1 The proposal is for a mixed use development comprising 109 residential apartments and an A3/A4 (restaurant/café or drinking establishment). The application site extends to 4039m². The various elements of the proposal are listed below: • Refurbishment and conversion of the Old Steam Mill building to form 32 apartments • Removal of the steel framed and steel clad extension and two storey extension above the shop • Erection of a new 13 storey building adjoined to the Old Steam Mill building to form 66 apartments • Refurbishment and conversion of the Sack Warehouse to A3/A4 use • Demolition of former Mill Garage and erection of a four storey building to form 11 apartments • Formation of a public open space (Pocket Park) adjacent to the Birmingham Canal frontage
4.2 In support of the applications the following documents were provided: - • Outline Archaeological and Architectural Analysis – The Old Steam Mill (July 1999) - Mercian Heritage • Outline Archaeological and Architectural Analysis and Survey – Mill Sack Store Site (April 2004) – Mercian Heritage • Transport Assessment (March 2005) – Buchanan Consulting Engineers • Landscape Design Statement – Greenway Landscape Architects • Environmental Noise Assessment (30 March 2005) – W A Hines & Partners • Report for Demolition Works at Old Steam Mill (April 2005) – Upton Wells Consulting Engineers • Planning supporting Statement (May 2005) – CSJ Brooke-Smith • Design Statement (March 2005) – BLB Architects
4.3 The Old Steam Mill – The proposed conversion of this building provides 32 no apartments comprising 7 no. studio apartments, 17 no. 1 bedroom apartments and 8 no. 2 bedroom apartments. Some of these apartments are on two floors (duplex). The existing two storey extension above the former shop and offices, which is considered an inappropriate addition to the Listed Building, is to be removed and a pediment reinstated. Residential accommodation is also to be provided in the replacement water tower structure. Cycle parking is provided in the existing basement area plus some basement parking and some surface level parking - 27 car parking spaces in total (including one disabled persons space).
4.4 Building Extension to Steam Mill – This is a 13 storey building to provide 55 no. 1 bedroom apartments and 11 no. 2 bedroom apartments. The combined parking for the Steam Mill conversion and new extension is 27 spaces as referred to above.
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4.5 Sack Warehouse – It is proposed to convert this building into a restaurant/café bar in order to introduce an element of mixed use into the scheme and make a positive use of the Listed Building. The application forms identify that the retail floor space amounts to 403m².
4.6 Mill Garage Site – The proposed new four storey building will provide 5 no. 1 bedroom apartments and 6 no. 2 bedroom apartments with 7 no. parking spaces. This is located to the east of the Sack Warehouse, adjacent to the canal and incorporates balconies that are south facing overlooking the public square and canal.
5. Relevant Policies
5.1 Within the adopted Wolverhampton Unitary Development Plan the following policies are relevant: S1 – Shopping Strategy S2 – Wolverhampton Town Centre S10 – Café’s, Restaurants and “Take-Away” Hot Food Shops (Class A3) S13 – Planning Standards H2 – Development of Other Sites for Housing H3 – Housing Development on Contaminated, Unstable & Derelict Land H6 – Large Housing Sites H7 – Affordable/Social Housing H18 – Planning Considerations ENV1 – Development Principles ENV2 – Design Standards ENV15 – Safeguarding Historic Buildings ENV16 – Alterations and Extensions to Listed Buildings ENV17 – Setting of Listed Buildings ENV18 Preserving & Enhancing Conservation Areas ENV19 – Shop Fronts & Advertisements in Conservation Areas ENV21 – Protection of Archaeological Sites ENV22 – Provision of Public Art R2 – Open Space Provision R3 – Priorities for Open Space Provision R5 - Greenways R10 – The Canal Network & Other Water Features TP5 – Access and New Developments TP13 – Measures to Provide for Pedestrians & Cyclists TP14 – Planning Standards – Car Parking TC13 – New Residential Development & Change of Use to Residential TC20 – Heritage Area TC24 – Building Heights TC27 – Main Road, Canal & Railway Corridors TC29 – Public Spaces and Town Parks
5.2 Supplementary Planning Guidance No.3 “Residential Development” and the Wolverhampton Canal Side Quarter Implementation Plan are also applicable.
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5.3 The following National Planning Guidance is relevant: - PPS1 “Delivering Sustainable Development” - PPG3 “Housing” (and its companion guide) - PPPG13 “Transport” - PPG15 “Planning & the Historic Environment” - PPG24 “Planning & Noise” 5.4 Within the emerging Revised Deposit Unitary Development Plan the following policies are relevant: D1 – Design Quality D2 – Design Statement D3 – Urban Structure D4 – Urban Grain D5 - Public Realm (Public Space/Private Space) D6 – Townscape & Landscape D7 – Scale-Height D8 – Scale-Massing D9 – Appearance D10 – Community Safety D11 – Access for People with Disabilities D13 – Sustainable Development (Natural Resources & Energy Use) D14 – Provision of Public Art HE1 – Preservation of Local Character and Distinctiveness HE3 – Preservation & Enhancement of Conservation Areas HE4 – Proposals Affecting a Conservation Area HE5 – Control of Development in a Conservation Area HE6 – Demolition of Buildings & Structures in a Conservation Area HE7 – Underused Buildings & Structures in a Conservation Area HE8 – Encouragement of Appropriate Redevelopment in Conservation Areas HE9 – Relaxation of Normal Standards in a Conservation Area HE11 – Shop Fronts & Advertisements in Conservation Areas HE12 – Preservation and Active Use of Listed Buildings HE13 – Development Affecting a Listed Building HE14 – Alterations & Extensions to a Listed Building HE15 – Change of Use of a Listed Building HE16 – Demolition of a Listed Building HE17 – Development Affecting the Setting of a Listed Building HE22 – Protection & Enhancement of the Canal Network HE24 – Management & Protection of Archaeological Sites HE26 – Requirement for Archaeological Evaluation H1 – Housing H3 – Housing Site Assessment Criteria H6 – Design of Housing Developments H7 – Conversion of Buildings from Non-Residential to Residential Use H9 – Open Space, Sport & Recreation Requirements for New Housing Developments H10 – Housing Density & Mix H11 – Affordable Housing AM6 – Transport Assessments AM9 – Provision for Pedestrians AM10 – Provisions for Cyclists AM12 – Parking & Servicing Provision CC12 – Canalside Quarter 59
6. Publicity
6.1 A newspaper advertisement was first published on 21 st May 2005 and site notice displayed on 25 th May 2005. Following a correction to the proposed description of development a further newspaper advertisement was published on 2 nd July 2005 and site notice displayed on 23 rd June 2005. The consultation period expired on 23 rd July 2005.
6.2 As a result of publicity one e-mail was received from the occupier of 20 York Street. The writer has no objections to the proposals and is in favour of re-establishing a pedestrian link between Corn Hill and the Canal towpath to improve accessibility to the towpath and to facilitate access for pedestrians to Wolverhampton main line railway station.
7. External Consultees
7.1 Council for British Archaeology – Awaiting response.
7.2 Network Rail – No objections in principle.
7.3 British Waterways – Awaiting response.
7.4 English Heritage – No representations to make.
7.5 Wolverhampton History & Heritage Society – No objections to demolitions at the Mill and garage, to change of use to residential or to the treatment of the Listed Buildings themselves. However, concern is expressed regarding the low parking ratio; loss of enclosure to the canal which is characteristic of the area; the design and height of the proposed new building which does not reflect the history or character of the area. There is concern that the Listed Buildings are deteriorating further and suggestion that a “watching brief” should be included on any permission.
7.6 The Wildlife Trust for Birmingham & the Black Country – No objections in principle.
7.7 Centro – The proposal to re-develop a derelict Listed Building for residential use at a location that is well served by public transport is welcomed. However, a holding objection is lodged in order (they say) to ensure that the proposed scheme does not prevent implementation of the Metro 5W’s scheme.
7.8 West Midlands Police – It is necessary that any new development in the area should not provide opportunity for crime or anti-social behaviour of any kind to flourish and should offer improvements to the area which presently suffers from crime problems. Concern is expressed regarding the low numbers of off-street parking provision which will be likely to lead to vehicles being parked on street which will be vulnerable to crime. Also, the opening up of the canal towpath gives easier access for criminals to escape. Careful consideration must be given to the surface treatment for the public open space to prevent skateboarders from using 60 this space. It is also recommended that a pole mounted pan, tilt and zoom security camera be installed to give added surveillance to the public open space. Adequate lighting will be required to improve public safety. Management of the site is also recommended aswell as CCTV. Other detailed comments regarding the design of the buildings and boundary treatments.
7.9 Victorian Society – Welcome the proposals to re-use these buildings. However, an office use or B1 scheme would have been preferred as there would have been a greater opportunity to keep floor open plan and therefore maintain the industrial character of the buildings. The proposed new building is too high at 13 floors, dominating the original building and consider that the new build should be kept separate from the old buildings to allow their architectural integrity to be maintained.
8. Internal Consultees
8.1 Transportation – A Transport Assessment has been provided. Whilst it is agreed that a higher than average proportion of trips could be made on foot from this site there are concerns regarding the attractiveness of routes to pedestrians due to the nature of the footways, personal safety issues and accessibility of facilities in terms of their distance from the site. Provision of pedestrian and cycle access to the canal towpath is welcomed but may need some revisions to the design to prevent cyclists and skateboarders from travelling at excessive speed down the ramp. Whilst access to sustainable travel is good at this site it is still essential that residents are made aware of these facilities and encouraged to use them. The applicants should be required to compile and distribute a Travel Pack containing all the relevant information to new residents.
The off-street parking allocation is 0.28 spaces per dwelling for the Old Steam Mill and 0.64 for the Canal site (overall 0.31 spaces per apartment) and no spaces for visitors or service vehicles. Whilst the constraints of the site and availability of alternative transport is noted this is a very low allocation for a residential development.
The two existing access points to the Old Steam Mill have substandard vehicular visibility in both directions. Access to the Canal site is acceptable from a visibility viewpoint provided vehicles are prevented from parking on-street outside the Sack Warehouse. A Traffic Regulation Order should be applied on both sides of Corn Hill in order to maintain visibility and the free flow of traffic along Corn Hill.
Whilst the trip generation rates are unlikely to be significant given the low level of available parking, account should be taken as to the number of visitors, service vehicles, taxi’s etc. The impact of the proposed residential development on Corn Hill post Interchange development would be insignificant as long as on-street parking linked to the site does not restrict traffic flows.
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It is considered that the Transport Assessment has not justified the low parking ratio on the two sites though it is acknowledged that access to sustainable transport is well above average. This is especially relevant due to the shortage of any suitable overflow parking once the Interchange Project is complete. There is also insufficient information relating to the commercial unit and its likely use.
8.2 Conservation – Subject to satisfactory restoration of the historic fabric on the Listed Building this scheme will secure its future by the introduction of the proposed use.
8.3 Archaeology – The Old Steam Mill and Sack Warehouse are Grade II Listed. Additionally they lie upon the sites of an earlier corn mill and the original line of the Birmingham Canal. Hence, there is a need for building recording and archaeological work ahead of, and during, the conversion, extension and demolition works. An updated archaeological and architectural analysis is required to include the effect of the current proposals upon buried archaeological features. This should comprise the following: - • Further building recording and documentary research of the main mill as recommended in Section 6 of the Mercian Heritage report proposal, ahead of and during development • Building recording and documentary research of the sack warehouse ahead of and during development • Documentary and cartographic research into the precise location of the earlier mill and canal arm, and assessment of the effect of the development proposals upon these • Mitigation strategy for preservation of historic and archaeological features or where this is not feasible for their recording ahead of and during development • Analysis of the results, finds, and any environmental or scientific deposits from the work • Production of a report upon the work
The work should be undertaken according to a brief written and monitored by the Black Country Archaeologist.
8.4 Policy – The mix of uses proposed, residential with an element of A3/A4 use, conforms with the adopted UDP and Canalside Quarter Implementation Plan. The site is subject to a 20% requirement for affordable housing. However, the applicant considers that this requirement would threaten the overall viability of the development. A financial appraisal has been submitted therefore and the Council has commissioned independent consultants to assess and verify the information provided. The limited parking provision, particularly for the A3/A4 use is of concern.
Based on provision of 84 no. 1 bed and 26 no. 2 bed flats this equates to approximately 260 bed spaces. Under the terms of policy H6 the public open space requirements for this site is therefore 2,600 m² (0.26 ha). The public open space provided is welcomed as it makes use of the canal side location and enhances access to the canal. Whilst open space contributions generated by the Albion Street development will 62 contribute towards this, the remainder of the cost and provision of maintenance for ten years should be met by the applicant. The remaining open space requirement of 2000 m² should be met in the form of contributions. The current multiplier applied in such cases is £12.8125 per m². This equates to a contribution of £25,625, to be increased annually in line with inflation. There should be a requirement for this money to be spent within 1 mile of the site.
8.5 Access Officer – All entrances must be accessible. The lift must comply with Part M. All doors must comply with table 4 in Part M – dwellings. Switches and sockets must be at accessible heights.
8.6 Building Consultancy – Access for Fire – For buildings over 18 metres to the top storey or with a basement less than 10 metres Fire Service vehicle access require a fire fighting shaft designed in accordance with guidance in Approved Document B5. For buildings not fitted with a fire main there should be vehicle access to within 45 metres of each flat entrance door (45 metres includes vertical travel). Part M is not applicable to the change of use apartments, only to the new build. Various requirements are highlighted.
8.7 Environmental Services – The conclusions of the noise assessment are not accepted, particularly with regard to noise levels on Corn Hill. Traffic noise on Corn Hill is significant due to the nature of the road surface (cobbles), the gradient of the road and proximity of tall buildings to the edge of kerb. In addition noise from the tannoy and train horns is also intrusive. Noise measurements carried out show that the development is at the upper limit of noise exposure category C of PPG24. Night time noise levels affecting the site have not been determined and the assessment does not contain any calculations with regard to the new road and Metro line and should consider the effects of vibration from passing trams. In addition, noise from the commercial aspect of the development has not been considered.
The existing noise climate and proposed new road and Metro links need to be fully assessed as part of the planning process. As a minimum various measures are required including a 24 hour acoustic survey, assessment of the impact of the proposed new transport links, acoustic glazing, mechanical acoustically attenuated ventilation systems, window blinds, commercial/leisure noise mitigation measures, noise attenuation from fixed plant, heating, ventilation and cooling equipment.
Conditions are recommended to restrict hours of operation for the proposed café/restaurant and provision of a system of cooking odour control are recommended plus a site investigation for physical and chemical contamination and remedial works.
8.8 Leisure – A development of this nature is required to provide 0.26 hectares of public open space in accordance with current UDP standards (2 ha per 1000 population). As the current development proposes only 0.06 hectares of public open space the developer should be required to lay out the open space within the terms of the development. A Commuted sum for the open space should be included based on maintenance over a 10 year period. Leisure would be willing to 63 take over the “pocket park” if it is developed in line with Council guidelines. Approval of the detailed design of the public open space should be conditioned.
9. Appraisal
9.1 The key issues for considerations are as follows: - • Impact on Listed Building & Conservation Area • Design • Housing Density • Residential Amenities • Parking and Access • Environmental Considerations • Transport Interchange & Metro • Open Space Provision • Provision of Affordable Housing
9.2 Impact on Listed Building & Conservation Area – The Old Steam Mill, Sack Warehouse and surrounding site have not been used for many years and as a consequence have become neglected and prone to vandalism and are now in a state of serious disrepair. The present condition of the buildings is therefore a threat to the Listed Buildings and detrimental to the character of the conservation area. Indeed, a grant was been approved by English Heritage to carry out repair works and provide a roof covering to prevent further deterioration of the Old Steam Mill. To date this grant has not been spent yet the longer the building remains vacant the more it deteriorates. Refurbishment and renovation of the Old Steam Mill and Sack Warehouse is therefore welcomed in principle as it will secure the long term future of the buildings.
The later additions to the building which are to be removed (i.e. two storey extension above the shop/office and steel framed extension) are considered to be of little historic or architectural importance and their removal will allow reinstatement of the original gable and pediment of the Old Steam Mill and creation of a linkage between the original building and new extension. This provides a relief between the two buildings so that the character of the Old Steam Mill remains intact yet the form of the new building follows the complex lines of the Old Steam Mill and provides a relationship between the old and new elements, whilst providing a modern punctuation in the urban form.
The proposal retains many architectural features within the building such as cast iron columns and beams and cast iron fire doors, roof trusses and maple flooring. The cowls on the roof are also to be refurbished and retained. It is recommended that a condition is included to require an amended plan showing that an original flour chute and hopper are preserved in the basement.
9.3 Design – The design seeks to expose as much of the internal fabric of the Steam Mill as possible. The segregation between apartments, by the use of internal “streets” similar to the approval used at the Royal London Buildings, therefore exposes as many of the cast iron beams and
64 columns within communal corridors wherever possible. The partition walls also follow the parallelogram shape of the building in order not to dissect window openings or disrupt the alignment of the cast iron columns. The maple flooring is to be retained and repaired throughout and cast iron fire doors adopted into the design and brickwork walls exposed. One of the roof trusses in the roof garden is exposed across its entire width to allow complete views of this original feature and the roof light and cowls on top of the roof will also be retained. The existing redundant plant and machinery within the building is to be removed in order to create a usable and efficient space.
A large new 13 storey building of contemporary design is added to the north of the Steam Mill which follows the complex lines of the Mill and has a series of design “plates” which aim to protect residents from the noise from the surrounding busy environment. The materials suggested include brickwork, stone panels, render and metal cladding. Although this building is 13 storeys high it is considered to be an exceptional modern building which will create a landmark close to the Transport Interchange. It also forms one end of the visual axis between the Steam Mill and the Springfield Brewery tower identified in the Canalside Quarter Implementation Plan. The architectural device of a “foil” in the form of a stone clad façade adjacent to the Listed Steam Mill allows a transition with the higher tower and provides some degree of protection to the setting of the Listed Building. In the circumstances its design and height are considered acceptable within the surrounding context.
The northern elevation of the Sack Warehouse, adjacent to Corn Hill, is preserved with as little alteration as possible with retained windows, brickwork and slate roof. Also, the gable end elevations have been exposed to road view to enable an appreciation of the original building form. However, the southern elevation facing the canal is to receive new balconies and extensions to provide additional floor space and give some relief to this elevation. The proposed use as a café/restaurant will give the public access to significant areas of the building.
The proposed new building to replace the Mill garage is similar in architectural style to the Redrow apartments on the opposite side of the canal. Its design follows the geometry of the Steam Mill building and incorporates south facing balconies overlooking the canal.
CABE (Commission for Architecture and the Built Environment) have previously commented that the buildings on the south of the site did not take account of the canal frontage. The amended proposals now provide a mixed use within the Sack Warehouse and create a public open space which addresses the canal and provides improved public access to it. In the circumstances it is considered that the proposal now takes adequate account of the canal frontage.
9.4 Housing Density – The proposed density of the development is approximately 270 dwellings per hectare across both sections of the site. PPG3 encourages high density development of at least 50 dwellings per hectare in locations well served by public transport and seeks greater intensity of development at places with good public transport accessibility such as city, district and local centres or around 65 major nodes along good quality public transport corridors. The proposal is therefore consistent with this guidance.
9.5 Residential Amenities – Given the configuration of the Listed Building and restricted space available on site it is not possible to ensure that all apartments benefit from being south facing. However, the design has attempted to incorporate dual aspect apartments where there is no south facing elevation in order to allow more sunlight. In terms of private amenity space, some apartments have private balconies. The winter garden included in the roof space of the Old Steam Mill is also available to all residents of the Steam Mill building. Although there is limited private external space, the site is close to transport connections (rail, bus, metro), the local canal network, and adjacent the city centre which provides service and shopping uses and is considered a benefit of “city living”. In the circumstances it is considered that these, combined with the proposed “pocket park”, offer alternative amenity value to potential occupiers. With regard to noise attenuation it is recommended that appropriate mitigation measures are included as part of a conditional approval.
9.6 Parking and Access – Whilst proposed parking levels are very low for the entire site (0.3 spaces per unit) this is a highly sustainable location within 10 minutes walking distance of the city centre and in close proximity to the railway station, bus station and proposed new transport interchange. Also, 100% cycle parking provision is indicated. Although the applicants state that they have sufficiently justified these low parking levels in their Transport Assessment, your Transportation Officer considers that inadequate parking provision has been made.
However, on balance, it is considered that the benefits which the proposed development has to offer the regeneration of this run down area, and its close proximity to transport facilities, and the impracticality of physically providing more parking spaces outweigh any potential disbenefits caused through lack of parking provision. In the interests of securing the long term future of the Listed Buildings and preservation of the heritage and character of the Conservation area the proposal is considered acceptable.
Although visibility at the site access is not ideal, it is no different to the existing although opportunities have been taken to improve visibility by repositioning of boundary walls. Given the low levels of parking available it is likely to be less crucial. When the Interchange link road is built Corn Hill will be reduced in priority by a “T” junction treatment. The Council proposes to close Corn Hill to through traffic and this will further mitigate any concerns of speed and sight-lines.
9.7 Environmental Considerations – The site is constrained by its size and proximity to the existing railway line, highway and proposed Metro route. The proposed dwellings will therefore, inevitably, be subject to noise. However, it is recommended that imposition of conditions to ensure implementation of attenuation measures to control noise can overcome this.
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9.8 Transport Interchange and Metro – Outline planning permission for development of the new Transport Interchange was granted by Committee on 10 th October 2002 under reference 02/514/DW. Work will commence shortly on improvements to the junction of Corn Hill with Horseley Fields by the construction of a widened turn lane off the Ring Road. This is to improve accessibility to the railway station and bus services. The proposed route for the 5W’s Metro runs through as part of the Interchange facility. The current proposal is therefore directly accessible to all public transport services, both present and future.
Detailed discussions have been held as part of the development of the Interchange Project which should result in the proposed Metro stop being relocated from its originally proposed location directly behind the Steam Mill to the widened bridge over the Ring Road midway between the railway station and the bus station. Relocation of the proposed Metro stop from the rear of the Steam Mill should reduce the potential for noise disturbance to residents and a properly designed noise attenuation scheme should be capable of addressing this issue. An appropriate condition can be imposed.
The City Council has advised the applicant that they will be seeking to acquire, by voluntary negotiation, a small parcel of land adjacent to Mill Street Canal Bridge to enable its widening to improve access to the railway station as part of the Interchange Project. This does not adversely affect the proposed development or the open space provision.
9.9 Open Space Provision – Policy H6 of the adopted UDP and policy H9 of the Revised Deposit UDP seeks provision of new open space for all major housing developments. This scheme creates 109 apartments on a site area of 4039m² and is therefore subject to these policies. As a contribution towards this open space requirement the applicants have provided a landscaped open space on the south side of Corn Hill adjacent to the Canal and Sack Warehouse. The indicative sketch layout shows a ramped and stepped approach down to the canal, plus a number of focal points and semi-mature trees. The design is influenced by the change in levels between Corn Hill and the canal towpath (approx. 2.9m). This improves public access to the canal towpath in accordance with Policy R10 of the adopted UDP and in accordance with The Canal Side Quarter Implementation Plan which identifies this part of the site as Public Open Space having a pedestrian link to the canal.
Current standards require 0.26 ha of public open space for this development whereas only 0.06 ha have been provided. However, it is considered that due to the constraints and restricted nature of the site that this contribution is adequate. Monies levied from the Redrow housing scheme as a S106 Public Open Space contribution will be put towards this open space.
9.10 Provision of Affordable Housing – Policy H7 of the adopted UDP and policy H12 of the Revised Deposit UDP require an element of affordable housing to be negotiated on suitable private sector sites larger than 1 hectare or comprising 25 dwellings or more. These policies therefore apply to this site and require provision of 20% affordable housing. 67 However, the applicants have provided a viability assessment of the scheme in order to justify the lack of affordable housing in the submitted proposals. They consider the high costs of retaining and converting the Listed Building, high site/infrastructure costs and loss of development value in retaining part of the site as public open space are sufficient justification to demonstrate that it would be appropriate to waive the requirement for an affordable housing subsidy on this site.
The Council have commissioned independent assessors to consider the submitted viability study. They have advised that the economics of this scheme are such that insistence on provision of affordable housing would make the scheme unviable. However, it is recommended that a claw back clause for provision of affordable housing could be included in a Section 106 Agreement should the scheme result in profit in the future.
10. Conclusion
10.1 It is considered that re-development of the site will assist the regeneration of this area, bring a rapidly deteriorating Listed Building back into positive use, and enable improved pedestrian access to the canal network. Although parking provision is very limited, the site is highly accessible to alternative means of transport. It is also considered that the economics of the site are such that it would be unreasonable to insist on provision of affordable housing on site given other costs involved and that a “claw back” clause should be included in a Section 106 Agreement as a solution. The scheme also provides a new public open space which will benefit the area as a whole.
10.2 This is an excellent mixed use scheme in land use, architectural and urban design terms which will breathe new life into the area. It is therefore very welcome and recommended for approval.
11. Recommendation
11.1 Grant planning permission subject to receipt of satisfactory amended plans and subject to a Section 106 Agreement covering the following matters: -
1. Provision of land for the laying out of and maintenance of Public Open Space. 2. Provision of land for widening of Mill Street Bridge to facilitate Transport Interchange. 3. Provision of Public Art to the value of a minimum of 1% of total development costs. 4. On-going maintenance in perpetuity of the Public Art. 5. Affordable Housing - 20% claw back provision if the scheme proves to have become profitable. 6. Restoration of historic buildings (Steam Mill and Sack Warehouse) before 50% occupation of new build flats. 7. On-going management of all parts of the development. 8. Use of local labour in construction of new development.
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11.2 The following conditions are also recommended: - Prior approval of all materials including external surface materials (including a large sample panel 2.5 X 3m minimum size of all external materials including jointing (e.g mortar, gaskets etc) and thereafter to be kept on site during the construction period as a control panel for the purposes of ensuring that materials and workmanship are as approved) - Submission of large scale drawings of architectural details for the new build and of all internal and external joinery for the Listed Buildings - Parking provision as shown - Prior approval of Archaeological work, building investigation and scheme of investigation and recording of elements to be demolished - 24 hour acoustic survey - Provision of acoustic glazing - Mechanical acoustically attenuated ventilation systems - Specify use of commercial element (A3/A4) - Commercial/leisure noise mitigation measures - Noise attenuation scheme for fixed plant including heating, ventilation and cooling equipment - Restrict hours of operation for the proposed café/restaurant - Prior approval of a system of cooking odour control and details of any external equipment/flues - Site investigation for physical and chemical contamination and remedial works - Provision of and prior approval of detailed design of public open space - Prior approval of boundary treatments - Submission & Implementation of Landscaping - Target hardening & security scheme - External lighting scheme - Amended plans showing preservation of flour chute and hopper in the basement of the Steam Mill
Case Officer : Alison Deakin Telephone No : 551134 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
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Planning Application No: DCNC/05/0723/FP/M & DCNC/05/0724/LB/R Location The Old Steam Mill and Former Mill Garage, Corn Hill, Plan Scale 1:1250 National Grid Reference so 392019 298764 Plan Printed 22-AUG-2005 Application Site Area 3592.200
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PLANNING COMMITTEE - 06-SEP-2005
APP NO: 05/1118/FP/R WARD: Heath Town; DATE 08-JUL-2005 TARGET DATE: 02-SEP-2005 RECEIVED: APP TYPE: Full Planning Permission
SITE: Land at rear of 36 Prestwood Road West, Wednesfield PROPOSAL: Erection of a three bedroom detached bungalow.
APPLICANT: AGENT: Mrs H Smith Michael Davies Little Orchard 7 Mill Pool Close Prestwood Road West Wombourne Wednefield South Staff's Wolverhampton WV5 8HS
REPORT:
1. Site Description
1.1 The proposal is for a detached bungalow on a backland plot behind an extensive detached house that is currently being extended. A private drive between this and the adjacent equally large house, leads to a bungalow at the rear built in 1991 which extends across the width of the plot with a detached 4 car garage.
2. Planning History
2.1 Outline Planning Permission for two bungalows approved 1999. Adjacent bungalow constructed in 1991.
3. Constraints
3.1 A TPO was served in June 1999 but has lapsed due to unresolved objections. A further order has been recently made but is not yet confirmed, covering 4 trees on the site.
4. Application Details
4.1 The proposal is a detached ‘L’ shaped bungalow comprising 2 bedrooms and an integral garage.
5. Relevant Policies
5.1 ENV2 – Design Standards ENV – Infil Development H18 – Planning Considerations Revised Deposit UDP
71 D1 – Design Quality D3 – Urban Structure H6 – Design of Housing
SPG3 – Residential Development
6. Publicity
6.1 Neighbours with common boundary consulted. Two letters of no objection received. Property to the front of Prestwood Road West, no. 36 has raised serious concerns and wishes to address the Committee. Concerns relate to • inadequate and unsafe access • loss of amenity due to close proximity of driveway • loss of trees and wildlife • loss of privacy
7. External Consultees
7.1 West Midlands Fire Service - Fire access is unsatisfactory as the proposed house is in excess of 45m from the highway – However, if a Domestic Sprinkler system was fitted then the Fire Authority would have no objections.
8. Internal Consultees
8.1 Building Consultancy – access for fire is inadequate due to excessive distance from the main road and inadequate turning facility at the end of the drive.
8.2 Access for Disabled – level access required.
8.3 Transport Strategy – No objection in principle – Amended plans required showing access road widened at the entrance to allow 2 vehicles to pass, so that a vehicle entering the access road can wait to allow another vehicle to exit the property. A visibility splay of 90m along the kerb line set back 2.4m at the centre of the access.
8.4 Policy and Urban Design – No comments
8.5 Landscape - Awaited
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9. Appraisal
9.1 Impact on Trees and Wildlife
The proposal plot is to the front of the bungalow and beyond the rear garden of no 36 Prestwood Road West. It is currently overgrown with a number of trees, 4 of which is being considered for a TPO. The most significant tree on site is a willow, but which appears over large and mis- shapen. This tree is proposed to be felled to make way for the access. Against the backdrop of mature trees in the vicinity, the loss of the willow is not considered significant.
9.2 Amenity Space
There is clearly adequate space to accommodate a dwelling within the Council's standards. The exception would be the rear garden length which at 9m would be below the required standard of 11m. However, the garden would back on to the rear of the garden to 34 Prestwood Road West, which is 50m long, and the rear part of no.134 Bonny Stile Lane which is 30m long. The rear boundary is well screened by mature planting and the proposal is single storey. As such no overlooking or adverse affect on privacy would occur. Conditions could ensure that no further windows are installed within the roof. The new property would also have a side garden area and a small, but acceptable front garden.
9.3 Change in Circumstances since previous permission
As this is effectively a renewal, the only consideration is whether circumstances or policy has changed.
9.4 Although backland development may be undesirable in some circumstances, the existing dwelling and the amount of space available allows a satisfactory arrangement without detriment to other's amenities and using an existing access on to which intensification is acceptable to highway officers. The fact that there has been an outline application approved on the site is a material consideration. The duty is to consider whether there has been any change in circumstances in terms of the site and surroundings or changes in policy, both of which have occurred here.
9.5 The physical changes on site are that a row of sycamore trees have been removed from the boundary with the owners driveway and turning area, thus opening the site up to view from the existing bungalow and also allowing site of the rear of the existing house at no.36 and vice versa. The house at no.36 is currently undergoing substantial extensions, but none are projecting to the rear and therefore not reducing the rear garden area.
73 9.6 Policy
In policy terms there is now significant encouragement by the government to maximise development potential which will not harm the character of the area or amenities of residents and where the design and layout is appropriate. Given the previous outline approval, this site is clearly acceptable in principle, subject to details of the siting and scale of the dwelling and associated works.
9.7 The proposals are considered to accord with policy ENV1, ENV2, H4 and H18 of the UDP.
9.8 Other issues raised by highway officers and fire officers can be addressed by minor amendments and suitable conditions. Parking is provided in accordance with standards.
9.9 Other issues raised by the neighbour concerning noise and disturbance, suitability of the access and loss of privacy are not considered sufficient to warrant refusal given the substantial garden length and distance to the new dwelling and the limited additional use of an established driveway. The fact that the applicants have removed trees within their ownership is not a factor that makes a material difference in terms of development of the site.
10. Conclusion
10.1 Given the previous approval on the site and general encouragement to maximise the use of urban land for residential purposes, and the fact that a bungalow can be accommodated without compromising the character and general standards of amenity in the area, the proposal is considered acceptable, subject to the tree officers views on retention of the willow.
11. Recommendation
11.1 Delegated authority be given to the Chief Planning and Transportation Officer to approve subject to receipt of an amended access plan and with conditions relating to Trees, Access and visibility splays, Provision of sprinkler system, Materials, Removal of permitted development rights for further extensions and no windows within the roof space.
Case Officer : Sally Price Telephone No : 555632 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
74 Planning Application No: DCNC/05/1118/FP/R Location Land at rear of 36 Prestwood Road West, Plan Scale 1:1250 National Grid Reference sj 393810 300873 Plan Printed 22-AUG-2005 Application Site Area 1146.616
75 PLANNING COMMITTEE - 06-SEP-2005
APP NO: 05/1029/FP/M WARD: Park; DATE 27-JUN-2005 TARGET DATE: 26-SEP-2005 RECEIVED: APP TYPE: Full Planning Permission
SITE: Brincars Citroen Merridale Lane PROPOSAL: Proposed arts & drama facility for Wolverhampton Grammar School comprising of a two storey building, six parking spaces and associated landscaping.
APPLICANT: AGENT: Wolverhampton Grammar School Gould Singleton Architects Compton Road Earls Way Wolverhampton Halesowen West Midlands West Midlands WV3 9RB B63 3HR
REPORT:
1. Site Description
1.1 The vacant site is in a fairly prominent position near the corner of Merridale Lane and Merridale Road. An unattractive two storey building was previously used as a vehicle showroom, offices and workshops. There is a large parking area to the rear.
1.2 The area is predominantly residential with the listed Old Dairy Farmhouse to the south. To the north across Merridale Avenue are the playing fields of Wolverhampton Grammar School.
2. Planning History
2.1 02/1322/OP – Outline Residential Development – Granted 4 th Feb. 2003
3. Constraints
3.1 Tree Preservation Order 02/2/449 – mature trees to the western boundary.
76 4. Application Details
4.1 The proposal involves converting and refurbishing the majority of the existing building to provide art, drama and information technology rooms. To the rear, the workshop element of the building is to be demolished and a new drama hall constructed. Landscaped gardens would be introduced including an “external art zone” underneath a canopy.
4.2 The entrance would be located directly opposite the school playing fields. Canopies are proposed either side of Merridale Lane, a relatively quiet residential road, to emphasise the crossing point. A formal pathway would be formed around the perimeter edge of the playing field with low level lighting. A formal crossing point or speed table may be required.
4.3 The existing school has insufficient teaching space for drama students and lacks a quality performance space. It is proposed to use the new drama performance space for two or three performances a year, which would last a full week in total. The school is open for 36 weeks of the year. During normal school days the hall may be used for up to 15 people at a time. For performances the room could cater for up to 120- 140 people.
4.4 The proposed ground floor art rooms at the front of the building would have high ceilings and the school would like the art work to be seen through new “picture windows”. The first floor information technology facilities would in the main cater for digital art and photography.
4.5 The school states that very limited vehicular access would be required. The proposal involves six car parking spaces to the rear that would be used for staff and disabled visitors only. In most cases staff would come across from the main building with the students. On performance evenings parents and visitors would be expected to park in the current parking areas of the school and walk to the performance via the proposed footpath round the school field within the school boundary walls.
4.6 The building is designed for wheelchair access to ground and first floors.
4.7 The flat roof at the front of the building would be removed by extending the building forward over the ground floor with a gable to compliment the gable of the adjacent listed building.
77 4.8 Major work would be undertaken to the front and side facades that would completely transform the building’s appearance. Materials include cladding, render and red bricks. There would be new extensions to the side incorporating a glazed lobby to the new entrance. The proposed drama hall would be higher than the workshop that is to be demolished and there is small increase in the space to the adjacent garden of no 1, Merridale Lane.
4.9 An acoustic assessment report has been submitted with the application.
5. Relevant Policies
5.1 Wolverhampton’s Unitary Development Plan policies: • ENV2 Design Standards • ENV17 Setting of Listed Buildings • ENV22 Provision of Public Art • C1 Land for Community services • C4 Planning Standards • H2 Development of Other Sites for Housing
5.2 Wolverhampton’s Revised Deposit Unitary Development Plan.
6. Publicity
6.1 Three letters have been received from neighbours.
6.2 The first letter supports the application if following concerns are addressed: • welcome traffic calming measures but concerned over potential availability of existing on street parking, • school should advise parents not to drop off or collect from Merridale Lane, • welcome school advising performance attendees to use existing parking, • concerned that proposed air-conditioning and plant room be properly sound proofed and operation confined to school opening and performance times, • request roof lights or frosted glass to address overlooking, • concerned that raised roof may result in loss of light, • external lighting should be anti-pollution.
The letter concludes that “the creation of a vibrant arts facility from a blighted brown field site could be considered a case of ‘out of darkness cometh light’”.
78 6.3 The second letter finds the plan acceptable on the whole as it will tidy up the site, but raises concern in relation to car parking for performances, the crossing of Merridale Avenue to the main school and the possible subletting of the building once it is built.
6.4 The third letter objects on the grounds that the site is not allocated for educational use in the adopted or proposed Unitary Development Plan and the proposed use is not compatible with Council policies that encourage residential use. Also on the grounds of traffic congestion, lack of parking for evening performances and overspill parking on Merridale lane, Merridale Avenue and Leyland Avenue, access for deliveries, the size of the proposed semi-public building in a residential area, adverse impact on street scene and character of area, diminishing of residents’ amenities, noise from pupils and increase in likelihood of pedestrian traffic accidents.
7. Internal Consultees
7.1 Archaeology – The site was formerly part of the estate of Merridale Old Farmhouse, a medieval building which survives immediately to the south-east. The old farm buildings lay below the present garage and there is the possibility that the whole area was surrounded by a moat which may run through the area of the car park behind the garage.
An archaeological evaluation brief for the site has been prepared by the Council’s archaeologist and an archaeological desk-based assessment has been carried out by Birmingham University Field Archaeology Unit. This has identified that the eastern part of the forecourt area and the western portion of the proposed development site have been relatively little disturbed and that there is the possibility of archaeological deposits relating to the farm and possible moat surviving in these areas. The assessment makes recommendations for the excavation of archaeological trial trenches in three locations in order to determine whether archaeological deposits of value do survive.
Accordingly a further stage of archaeological evaluation comprising trial trenching in the locations recommended in the assessment report should be carried out. If archaeological deposits do survive and are affected by the development proposals these should be excavated archaeologically beforehand, the results of the work analysed and a report produced.
A condition should be attached requiring archaeological work ahead of and during the development. The work required would include:
• Trial trenching to test whether archaeological remains are present • A mitigation strategy to ensure preservation of archaeological remains within the development area or, failing this, their excavation (‘preservation by record’)
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• A watching brief during development designed to record any remains revealed during the development process • Analysis of the results of and finds from the work and production of a report upon the work
7.2 Transportation - There are no transportation objections in principle to the proposals but the following issues have been raised:
• A Travel Plan must be submitted and approved before the building is used. • No objection to a raised crossing at Merridale Avenue but this must be to a Council approved design along with the relevant warning signs and textured paving. The level of street lighting may need to be improved in the vicinity of the crossing at cost to the school. • The new footpath link may lead to increased use of Merridale Avenue as a pick up/drop off zone for school children. Whilst not against the dispersal of pick up points, the junction of Merridale Avenue and Merridale Lane has very poor visibility to the north. Therefore would not wish to see any significant intensification of this junction unless the school wall could be realigned to improve visibility. The School Travel Plan should address this issue – possibly by securing the gate during peak travel periods. • It is inevitable that an Art & Drama facility will be used during the evening and visitors will be tempted to park as close as possible, ie along Merridale Avenue to the detriment of residents. The proposal states that “ on performance evenings, parents & visitors will still be expected to park at the current parking areas of the school and walk to the performance via the proposed footpath ”. This is well meant but may be difficult to achieve in practice. As such the amount of evening use should be conditioned. • Concern that the proposed “covered canopies” could lead to children dashing across the highway without due deference to vehicles – especially during inclement weather. Suggest that the gate and canopy on the school side be moved a few metres towards Merridale Lane and a barrier erected at the edge of footpath in front of the gate. • The parking area at the rear of the building is poorly designed, as it would not allow an entering vehicle to turn and exit easily if all six spaces were already occupied. The turning bay should be designed to accommodate the largest expected vehicle (delivery van or refuse lorry?) and should be cross-hatched & signed to discourage parking. There is no indication of parking designed for disabled – one suitable bay should be included. • As the proposed facility is so close to the school, staff should be encouraged to use the normal school parking and walk or cycle to the site where possible. Therefore secure cycle facilities should be provided for staff & visitors.
80 • The narrow access drive is not ideal but would be used by significantly less vehicles than previously. The new gates should be moved closer to the highway (though not within 6m of the kerb) to improve building security. A 2.4 x 90m visibility splay should be maintained along Merridale Lane as indicated on attached plan. • School zigzag markings would also be required, adjacent to the crossing, to complement existing Traffic Regulation Orders. • Existing drop kerbs to the frontage that are not required as part of the scheme should be removed and the pavement made good to WCC specifications.
In conclusion, the proposal is a significant improvement on the previous usage but the layout plan should be amended to include the above comments. It is particularly important that a School Travel Plan is put in place to manage potential extra traffic on Merridale Avenue and to minimise disruption to residents.
7.3 Public Protection – Further information required to determine current background noise levels, maximum noise levels of public address systems and similar equipment. The construction and design of the building envelope should be specified and the attenuation in decibels should be detailed so that predicted noise levels can be determined. Noise levels arising from traffic movements and people exiting the site following evening performances should be considered.
A standard contaminated land condition is required.
7.4 Access Officer – one disabled persons parking bay required. Stage should also be made accessible and hall provided with an induction loop.
8. Appraisal
8.1 The key issues are the principle of the proposed use, design and neighbours’ amenities and transportation.
Principle of Proposed Use 8.2 The site is not allocated for any particular use in the adopted Unitary Development Plan nor in the revised deposit UDP. The site has outline permission for residential use and UDP policies encourage the use of “windfall” sites such as this for residential use. However this does not rule out acceptable non-residential uses. In this case the development of this site for educational use rather than the approved residential use will have only a very minimal impact on the supply of housing land in the City.
81 8.3 Policy C1 of the adopted UDP and Policy C3 “Education Facilities” of the revised deposit UDP supports development that will lead to the improvement of educational facilities in the City. Policy D12 “Sustainable Development (Natural Resources and Energy Use) of the revised deposit UDP gives strong encouragement to the retention and re-use of existing buildings wherever possible. The principle of the use is considered to be acceptable.
Design and Neighbours’ Amenities 8.4 The existing building lends itself well to a conversion for performance and arts space. The transformation of the building’s visual appearance will significantly enhance the local street scene. The proposed scale adjacent to the listed building is acceptable. Overall the design is considered to be acceptable.
8.5 The proposed building is larger than the existing and will have a greater impact on the nearest neighbouring properties. However, it is considered that in this case the impact would not in itself justify a refusal of planning permission. Also, as a whole the appearance of the building and the site will be greatly improved. The replacement of the year yard with a landscaped garden will be a significant improvement. The applicant has agreed that overlooking can be prevented by the use of obscure glazing.
8.6 Further information is required to augment the submitted noise report. This information will inform the precise conditions necessary to protect neighbours from noise disturbance. These conditions will include limiting the hours of use of the premises and the number of evening performances that may take place per year.
Transportation 8.7 The proposed development is to be used as part of the existing school by current staff and students. The additional space could, in theory, lead to a modest increase in staff and pupils in the future. However, the vast majority of trips associated with the proposal are likely to be existing and it would not generate the same number of additional trips as a residential development or a car sales use. The new pedestrian link through the school grounds is welcome in principle.
8.8 There are no transportation objections in principle to the proposals. The applicant has undertaken to address the concerns outlined at 7.2. above. Amended plans are awaited.
9. Conclusion
9.1 The proposal is considered to be complementary to the surrounding uses and will greatly improve the appearance of the site. There will inevitably be an increase in activity leading to occasional inconveniences and negative impacts compared to the current vacant site. However these are considered to be acceptable given the benefits of the scheme. Overall, the proposal is a welcome facility that will benefit the school and will improve the character and appearance of the area.
82 10. Recommendation
10.1 Delegate authority to the Chief Planning and Highways Officer to grant subject to the receipt of satisfactory amended plans and further information in respect of noise, and conditions including: • large scale architectural details • detailed design of canopies • landscaping including hard surface treatments • boundary treatments • percent for art • crossing over Merridale Lane including zigzag markings and additional street lighting • detailed design of “external art zone” canopy • provision of parking area (not to be enlarged into landscaped areas) • provision and marking out of disabled parking bays • details of access ramp • external lighting • tree protection • hours of use • hours of operation of plant including air-conditioning • details of plant and air-conditioning • obscure glazing to relevant windows • use of site to remain ancillary to main school building • travel plan • evening performances to be limited to a certain number a year • secure cycle parking facilities • programme of archaeological work • conditions necessary to control noise • contaminated land
Case Officer : Stephen Alexander Telephone No : 555630 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
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Planning Application No: DCSW/05/1029/FP/M Location Brincars Citroen Merridale Lane Plan Scale 1:1250 National Grid Reference so 390014 298455 Plan Printed 22-AUG-2005 Application Site Area 3221.784
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PLANNING COMMITTEE - 06-SEP-2005
APP NO: 05/0901/FP/M WARD: Tettenhall Regis; DATE 09-JUN-2005 TARGET DATE: 08-SEP-2005 RECEIVED: APP TYPE: Full Planning Permission
SITE: St. Joseph's School and Convent, Sandy Lane Tettenhall PROPOSAL: Alterations to existing convent with new residential development by the erection of 4 two bedroom, 10 three bedroom, 11 four bedroom, 2 five bedroom houses and 4 two bedroom apartments plus alterations to access and landscaping.
APPLICANT: AGENT: Bellway Homes Ltd & Mr Graham Fergus St Joseph's School & Convent First City Ltd C/O Bellmay House 19 Waterloo Road Relay Drive Wolverhampton Tamworth WV1 4DY B77 5PA
REPORT:
1. Site Description
1.1 The site comprises a former preparatory Convent School, nursery and Convent House with associated sports hall, classrooms and playing field located on the north side of Sandy Lane, Tettenhall. The application site frontage is approximately 70 metres (excluding land required for a visibility splay to the west of the frontage) and the site depth varies between approximately 117 and 139 metres. The site area is 1.05 hectares. An allotment site adjoins the western boundary, semi- detached housing in Burland Avenue adjoins the northern boundary and a former domestic waste landfill site adjoins the eastern boundary of the application site, now retained as public open space. The side boundary of an end-terraced house, 22 Sandy Lane, also adjoins the eastern boundary. A public footpath runs across the adjacent allotment site linking Burland Avenue to Sandy Lane.
1.2 The application site ground levels are markedly higher than the adjacent highway and adjacent land and properties to the north and east. Sandy Lane runs horizontal to Codsall Road and Aldersley Road and is on a gradient sloping upwards in an easterly direction towards Codsall Road. The site frontage presently comprises a stone retaining wall with a belt of trees behind. Sandy Lane has a narrow carriageway and there are extensive parts, including the site frontage, that have no footway. The site frontage and adjacent allotment site present a rural character to this part of Sandy Lane, the remainder comprises a variety of terraced, semi- detached and detached dwellings of various ages and architectural styles.
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2. Planning History
2.1 The planning history reveals 8 applications made between 1977 and 1992 for various proposals at the school including a new and extended classroom, regrading of the sports field, a covered play area, landscaping, garage and car parking area and domestic extensions to the Convent house itself.
2.2 Planning application reference 04/2007/FP/M, for erection of 25 houses and 6 apartments (31 dwellings total) on this site was refused by Planning Committee and the decision notice dated 3 rd February 2005. (This was originally submitted as an application to erect 32 houses and 8 apartments (40 dwellings total) but revised plans were received.)
3. Constraints
3.1 A significant part of the site falls within 50m of the adjacent land fill site which has a gas control system adjacent to the boundary.
3.2 There is a Tree Preservation Order covering the site which identifies the belt of trees along the frontage and three other individual specimens (reference 02/2/338).
3.3 The Sandy Lane allotment site adjacent, of which the proposal encompasses a slither of this land, is a statutory allotment site and would therefore require de-designation consent from the Ministry Office prior to any development taking place on the land.
4. Application Details
4.1 The proposal is for demolition of the school buildings, rear extensions at the Convent and other ancillary buildings to permit the erection of 31 no. dwellings. The schedule of proposed accommodation is as follows:
2 no. 5 bedroom houses 11 no. 4 bedroom houses 10 no. 3 bedroom houses 4 no. 2 bedroom houses 4 no. 2 bedroom apartments 31 no. dwellings total
The proposed dwellings include a variety of 2, 2½ and 3 storey houses and the proposed apartment block is a 2 storey building. The proposal includes removal of the existing two storey extensions at the rear of the Convent itself and erection of a replacement extension to give a total floorspace of 4000m² (an increase of 2340m²). The agent advises that the Convent own 43 Burland Avenue. The application is a joint application made on behalf of St.Joseph’s School & Convent and Bellway Homes Limited.
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4.2 The proposal utilises the existing means of access on the west side of the site frontage but incorporates provision of a visibility splay (2.4m X 70m) involving demolition of the existing retaining wall and removal of trees on the east side of the access, rebuilding a wall and replanting a belt of trees at the back of the visibility splay. It is proposed to incorporate a 2m footway on this side of the road junction which peters away along the site frontage. A continuous 5.5m wide carriageway is to be maintained, plus provision of a dropped crossing for pedestrians, footway improvements and road markings. The site boundary also encompasses a segment of Council owned land along the frontage of the adjacent allotment site which is required to provide a visibility splay in this direction and requires removal of part of the existing hedge and replanting behind the visibility splay.
4.3 The proposal includes demolition of a single storey toilet block at the rear of the Convent building, a replacement porch on the west side of the building, remodelling a two-storey bay on the east side of the building and a new pitch roof to replace an existing flat roof above the existing two-storey extension at the rear. Four parking spaces are retained for Convent use.
4.4 The proposed access road is generally aligned along the western half of the site ending in a hammerhead cul-de-sac with a “spur” leading off this to the east serving a row of dwellings along the rear boundary. A “pocket park” (communal open space) is incorporated adjacent to the western side of the turning head with new dwellings facing the access road immediately behind this. A second “spur” branches off the access road just beyond the Convent building giving access to the Convent itself, proposed apartment block and four houses in the centre of the site. The driveways leading off the head of cul-de-sac flank pathways at each end of the cul-de-sac. The pathways provide footpath links leading to the allotments site and public open space respectively. The access to the parking area serving plots 16-21 lies between the pocket park and plot 20 and is to be block paved and will be gated for security purposes.
4.5 The layout indicates the apartment block located to the east of the retained Convent building on the site frontage. The footprint of the proposed apartment block is approximately 18m long and between 7 and 9.8m deep incorporating two storey projecting gable features. A pitched roof is indicated with an overall height of 8.4m. The building is two-storey providing two apartments per floor with a communal lobby. A parking court lies to the rear (4 spaces plus 2 visitors) and a bin/cycle store is indicated to the east of the building. There is limited amenity space around the perimeter of the building. The remainder of proposed development on site comprises a variety of 2, 3, 4 and 5 bedroom 2, 2½ and 3 storey houses in terraced, semi-detached and detached formation. Some dwellings have vehicular access immediately off the access road and others have driveways leading off the private drives. A range of tenure is anticipated and 8 units are identified as social/affordable housing (The apartment block and terrace of four dwelling facing - Plots 24 - 31).
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4.6 The layout shows provision of 2 off street parking spaces for each of the dwellings, including garages and driveways. A parking court for the apartments shows 1 space per unit plus 2 visitor spaces. There are also 4 spaces provided for the Convent.
The application was accompanied by the following documents: • Planning Statement • Geoenvironmental Assessment • Playing Pitch & Open Space Assessment • Playing Pitch & Open Space Assessment - Appendices • Arboricultural Survey • Supplementary Planning & Design Framework
5. Relevant Policies
5.1 Relevant policies in the adopted UDP include the following: - H2 – Development of Other Sites for Housing H3 – Housing Development on Contaminated, Unstable & Derelict Land H4 – Infill Development H6 – Large Housing Sites H7 – Affordable/Social Housing H10 – Housing suitable for occupation by people with disabilities H18 – Planning Considerations ENV1 – Development Principles ENV2 – Design Standards ENV13 – The Urban Forest and the Protection of Trees ENV22 – Provision of Public Art R2 – Open Space Provision R3 – Priorities for Open Space Provision R4 – Protection of Existing Public Open Space R7 – Loss of Sports Pitches to Development. R11 –Allotments R12 – Children’s Play and New Housing Development TP5 – Access and New Developments TP14 – Planning Standards – Car Parking
5.2 Relevant policies within the emerging Revised UDP include: - D1 – Design Quality D2 – Design Statement D3 – Urban Structure D4 – Urban Grain D5 – Public Realm (Public Space/Private Space) D6 – Townscape and Landscape D7 – Scale-Height D8, Scale-Massing D9 – Appearance D10 – Community Safety D11 – Access for People with Disabilities D12 – Nature Conservation and Natural Features D13 – Sustainable Development (Natural Resources and Energy Use) D14 – The Provision of Public Art R3 – Protection of Open space, sport & Recreation Facilities 88 R4 – Development adjacent to Open Spaces R5 – Sports Grounds R7 – Open space Requirements for New Development H6 – Design of New Housing Development H9 – Open Space, Sport & Recreation Requirements for New Housing Developments H10 – Housing Density & Mix H11 – Affordable Housing. AM6 – Transport Assessments AM9 – Provision for Pedestrians AM10 – Provision for Cyclists AM12 – Parking and Servicing Provision.
5.3 Supplementary Planning Guidance No.3 “Residential Development” is also relevant. In particular, matters relating to space and separation standards, standards of design and layout and provision of communal open space and parking.
5.4 The following National Planning guidance is also applicable: PPS1 – Delivering Sustainable Development PPG1 – General Policies & Principles PPG3 – Housing (including companion Good Practice Guide) PPG13 - Transport PPG17 – Planning for Open Space, Sport & Recreation
6. Publicity
6.1 A press notice was published on 25 th June 2005, site notice displayed on 30 th June 2005 and direct neighbour notifications sent to properties in Sandy Lane, Burland Avenue, Lowlands Avenue, Sandford Rise, Tyninghame Avenue, Aldersley Road, Blackburn Avenue and Pendeford Avenue (this included all respondents from the previous refused application). Ward Councillors were also notified. The consultation period expired on 21 st July 2005.
6.2 As a result of publicity two petitions of objections has been received, one bearing 753 signatures and one bearing 10 signatures. Also, 65 individual letters of objection, including letters from Rob Marris MP and Councillor’s Findlay and Yardley. However, it is noted that the total number of letter stated above does include a number of letters from individual occupiers of the same households. The objections are summarised below: • Over-development of the site • Adverse environmental impact • Loss of an open green area • Loss of wildlife habitat • Loss of mature trees • Proposed buildings are too high at 3 storey • Proposed design out of keeping • Loss of privacy through overlooking • Loss of light • Adverse impact on outlook
89 • Concerns over the altered right of way • Lack of adequate parking • Traffic congestion • Pedestrian and Road Safety • Drainage concerns • No indication of boundary treatment • Loss of allotment land • Added pressure on local facilities • Pocket Park encourages anti-social behaviour • Concern over the treatment of the public footpath • Spoil the character of Sandy Lane • Loss of allotment land • Relationship of site levels to adjacent housing • Noise & pollution • Potential for increase in crime • Inappropriate density • Impact from adjacent methane gas site • Unclear refuse and bicycle storage
Many writers consider this amended application does not address previous concerns with development of the site.
6.3 A representative of the Sandy Lane Residents Association has made a request to speak to Planning Committee.
7. External Consultees
7.1 Severn Trent Water – No objections subject to a condition requiring prior approval of drainage works for surface water and foul sewage.
7.2 Environment Agency – No objections subject to conditions requiring approval of drainage works and surface water run-off limitation on the site.
7.3 Sport England – The proposal has been assessed against Sport England’s policy to protect playing fields. The results are as follows: • There is no surplus of playing pitches but in fact a shortage which is exacerbated by poor quality • The land has been used for sport when the school was functioning. It’s use was dictated by the size/priorities of the school and limited in winter by poor drainage. It would be capable of use as a playing field if managed as such. It is big enough to contain a junior pitch (or smaller). It has potential to be used as a playing field for the community but does not fall within the statutory definition of a playing field • No replacement pitch is proposed. However, a compensatory package has been put forward to include: - Enhancement of the adjacent open space by allowing footpath diversion to link with existing open space - Enhancement of Claregate playing fields (improved drainage) and Newbridge playing fields (improved drainage) to the value of £63,550 (paragraph 4.39 of the applicants Playing Pitch & Open 90 Space Assessment supporting document) or “62,500 (paragraph 5.5 of the same). - In the Planning Pitch & Open Space Statement Claregate is noted to be of reasonable quality but deteriorating due to overuse with action needed to continue investment in the surface and drainage to sustain viability. Newbridge Playing Fields have no qualitative issues identified. The photographs of the playing fields to be improved show significant wear and tear from overuse at the goal mouths. On the basis of the above Sport England do not object to the application however, the compensatory investment to improve the quality of other nearby pitches needs to include the provision of facilities to enable the movement of the goal mouth/pitch alignments to reduce wear and tear, and provide a reasonable sum towards the maintenance of the pitches.
8. Internal Consultees
8.1 Transportation – Several issues are raised as highlighted below:
Sandy Lane – access arrangements and footway improvements The applicants supplied a proposal for a continuous footway along the southern side of Sandy Lane. However, revised plans showing an improved horizontal alignment are awaited.
Adoption of highways The road serving plots 28-31 plus parking for the convent is not suitable for adoption but would not qualify as a private access due to the number of dwellings. There is no footway provision for plots 9-14 and the footway does not directly serve the main entrance to the apartments.
Internal arrangements – parking The Council’s existing SPG standards would require a total of 94 spaces for this mix of housing styles compared to the 53 proposed (34 spaces plus 19 garages). Of particularly concern is the low allocation for the 4/5 bedroom houses and the 2 bedroom properties. There are detailed concerns with the following areas: • Garages for private dwellings should be a minimum of 2.8 x 5.5m so that they can easily be used for the design purpose. None of the garages on the site meet these dimensions. The detached garages for plots 8 & 15 (five bedroom properties) are shown on plan as only 2.50 x 4.96m. This discourages or prevents the use of garages for owners of larger vehicles and leads to extra on-street parking. • Some of the private driveways on the site are smaller than recommended in Council Adoption Standards and DB32. For instance, the driveways for plots 4 & 5 are only 2.7 x 5.00m compared to the recommended 3.00 x 5.5m. • The driveway to plot 8 does not have sufficient manoeuvring space for vehicles reversing onto the highway. • Two parking spaces is not sufficient for five bed 91 dwellings at this location. If extra parking cannot be accommodated then the dwellings should be made smaller. • The parking spaces at the rear of plots 16 –19 are too far from the main entry points to these dwellings. Residents would tend to park on the road outside or on the access drive to the car park as these would be closer alternatives. Parking spaces for plots 16-19 should be moved into the rear gardens – a smaller car park could then be used for manoeuvring space and visitors. The fences of adjacent properties would have to be carefully designed to allow natural surveillance to the parking area and should be lit. • Vehicles exiting the garages at the rear of plot 21 will have insufficient view of vehicles entering the car park area. A splay should be incorporated in the fence to the rear of plot 20 to reduce this. • The cramped arrangement of parking and insufficient number of spaces for plots 24-31 may lead to conflict between neighbours. Sustainability The applicant has failed to show any dedicated cycle storage for the flats. Storage for at least one cycle per apartment should be provided.
The layout plan shows two footpaths leading to the site boundary for “future connection”. Given the poor pedestrian links along Sandy Lane and the importance of walkways to local services the footpath links should be completed before any of the proposed dwellings are occupied.
A pedestrian entering the site from the allotments and wishing to reach the public open space to the east would have to either detour to the south along the proposed footways or, more likely, walk along the road past plots 10-13 to rejoin the footway. The developer should give more consideration to pedestrian movements in this part of the site and possibly revise the layout of the “pocket park”.
Other matters No details have been provided of how refuse from the apartments is to be stored, within 25m of an adopted highway, prior to collection.
The layout plan indicates a structure between plots 19 & 20 - presumably a feature entrance to the rear parking area. Details of this are required for further assessment.
The footway crosses the vehicular access to the rear car park. Details of surface treatments or any safety features at this location are therefore required.
Conclusion Whilst this proposal is an improvement on the previous submission there are still a number of problems that have not been resolved. Satisfactory drawings showing a continuous footway on Sandy Lane and consideration of the above matters are required.
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8.2 Trees – Awaiting response.
8.3 Policy – The proposal site is a convent and redundant school building with approximately 0.5 hectares of associated informal playing fields. PPG17 and Policy R7 of the adopted UDP resists the loss of sports pitches (including school playing fields) unless there is an excess of such provision in the local area or alternative equivalent provision is made available. As the school itself is closed, school playing field disposal regulations should not apply.
In line with PPG17 requirements the applicant has provided a Playing Pitch and Open Space Assessment. This shows the site is located in the Claregate Park Neighbourhood Park Area, where residents have access to a large quantity of open space (5.58 ha per 1000 population) and playing fields (1.38 ha per 1000 population). The Wolverhampton Playing Pitch Assessment concludes that there is a shortage of sports pitches overall in Wolverhampton but that the poor quality of existing pitches is also a major issue. The site is sandwiched between the Sandy Lane open space to the east and allotments to the west. Claregate Playing Fields and Newbridge Playing Fields are located nearby. Both playing field sites could benefit from improvement works. The backland location of the school playing field and the difference in levels with Sandy Lane open space, means that it is not well suited for continued use as playing fields or public open space. However, the proposed development could help to increase use of Sandy Lane open space, which is in a backland location, through provision of a direct access.
In conclusion, the loss of the playing field to housing use is acceptable providing that an appropriate commuted sum can be secured to improve local playing fields and improve access to the public open space adjoining the site. As the area of open space lost is approximately 0.496 hectares and the formula currently used for provision of 10 years maintenance of open space is £12.8125 per m², compensatory provision should be no less than £63,550 and should be secured through a S106 agreement.
The application site is part brownfield and part greenfield. The City Council is currently exceeding targets for brownfield development and therefore the loss of a small area of Greenfield land is acceptable. The retention and re-use of the Convent building is to be commended.
The applicant plans to provide 8 units of shared ownership housing. This should be secured via a S106 agreement.
The layout shows a density of 30 dwellings per hectare which is appropriate for this area. The Housing Needs Survey reveals a shortfall in private sector 4 bedroom houses in this area, therefore the mix of house types proposed for the site is welcomed.
8.4 Access – All dwellings must comply with specific requirements in terms of Part M of the Building Regulations.
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8.5 Landscap e – The planting for the above site is satisfactory (plan 05-41- 01). However, it may be a good idea to introduce some evergreen hedging to provide cover in the winter months.
8.6 Building Consultancy – Awaiting response.
8.7 Environmental Services – There are potential problems for any new development to suffer from odour from the flare stack on the adjacent landfill site. However, it is noted that the applicant’s have submitted an application to increase the height of the vent pipe on the flare stack to overcome this problem (application 05/1266/FP/C) and the works will be funded by the applicants. A condition to ensure gas protection measures are incorporated into all buildings on site is also recommended.
8.8 Leisure – A commuted sum in lieu of the loss of the school playing field is required towards off site improvements to sports pitches within a mile of the application site. This should be included in a S106 agreement and should account for inflation. Any land for public open space purposes to be transferred to the Leisure Directorate of the Council will carry with it the need for payment of a commuted sum equivalent to £5.125 per m².
It would be desirable for the developers to provide a financial contribution towards accessibility works required on the adjoining open space as new residents will directly benefit from using this open space for their recreational needs.
Careful boundary treatment to the spaces adjacent to the proposed footpath links from Burland Avenue and towards the open space is required as well as to the private garden boundaries with other footpaths. The pocket park will be the responsibility of the site management company to manage and maintain.
It would be preferable for the space adjacent to the west of the road junction to be incorporated as open space under the control of Leisure services.
8.9 Local Authority Liaison Officer (Police ) – Offer advice to reduce opportunities for crime within the development and suggests the following: - - Exclusion of the public footpaths through the site - Incorporation of a rumble strip and piers at the site entrance - Careful use and management of landscaping - Robust boundary treatments - Incorporation of adequate street lighting - Considered design of courtyard parking area - Security lighting - Controlled access to common entrances for apartments - Robust door and window specifications - Flush fitting downpipes - Intruder alarms
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9. Appraisal
9.1 The key issues are: 1. The appropriate use for the site 2. The impact of the proposals on the street scene 3. The impact of the proposals on neighbour’s amenities 4. Intensity of the development 5. Design & Layout 6. Means of Access and Parking Provision 7. Open Space/Loss of Playing Fields 8. Flood Risk 9. Odour Mitigation from adjacent land fill site
9.2 The appropriate use for the site – The site is unallocated within either the adopted or revised UDP. The redevelopment of the site for residential purposes is generally in accordance with PPS1 and PPG3 in so far as it proposes re-use of previously developed land and buildings in the urban area. Given that it is located in a primarily residential area, residential development is considered an appropriate use. Although part of the site does include a slither of land at the front of the adjacent allotment site (allocated as such in the adopted and emerging UDP), the proposal does not prejudice the functioning of the allotment site as such.
9.3 The impact of the proposals on the street scene – Presently there is a stone wall with dense screen of trees along the Sandy Lane frontage. The trees are covered by a Tree Preservation Order. It is vital therefore, that any new development should seek to preserve as many of these trees as possible in order to assimilate new development into its surroundings and preserve the character of the area. However, in order to achieve adequate visibility to the access the existing stone wall must be re-built along a revised sight line, which will inevitably result in loss of some of the trees and shrubs. It is recommended that only those trees directly affected by the visibility splay should be removed initially and other replacements gradually carried out over time. Larger scale landscape drawings showing greater retention of trees and proposed new planting have been requested. It is recommended that planning permission should only be granted subject to the local planning authority’s prior approval of these matters to ensure preservation of as many of the trees as possible. The design and detailing of the rebuilt wall in high quality appropriate materials is also very important to the street scene and residents’ amenities. Detailed drawings are awaited.
This amended application proposes a two storey apartment building adjacent to the retained Convent on a similar building line and at an equivalent building height. This will eventually be screened by proposed new tree coverage along the site frontage. Although the building will present a different outlook for neighbouring properties it is considered not to have any adverse impact upon privacy or daylighting. The impact on the street scene may be greater initially but incorporation of adequate landscaping and replacement trees will screen the building in the medium to long term thus preserving the character of the area.
95 9.4 The impact of the proposals on neighbour’s amenities – The proposed apartment building is located at a higher ground level than 22 Sandy Lane. However, the size of the building has been reduced from the earlier scheme and the gap between the building and the neighbour at no.22 increased which, coupled with the presence of existing screening and proposed reinforced landscaping along this boundary, should reduce potential for overlooking or overshadowing. The apartment building, as mentioned above, is located on a similar building line and a similar height to the existing Covent which, given the separation to dwellings on the opposite side of the street will not adversely affect privacy or daylighting. The dwellings at the rear of the site back onto the rear gardens of properties in Burland Avenue.
Notwithstanding the difference in ground levels between the site and gardens in Burland Avenue which back onto it, these gardens are over 20m in length. The separation between dwellings is therefore in excess of 30m and is considered more than adequate to prevent overlooking or overshadowing. New fencing is proposed along this boundary which should help to maintain privacy for the existing dwellings.
There is a minimum separation between facing windows of the proposed apartment block and Convent building (15m separation). Although not ideal, the facing ground floor rooms of the Convent are not habitable rooms and the majority of facing elevations are situated at a slight angle and project beyond the rear of the proposed apartment building. Residential amenities of potential occupiers and residents of the Convent are therefore not harmed.
9.5 Intensity of the development – The provision of 31 dwellings on this site equates to a housing density of 30 dwellings per hectare. The Government requires all housing developments to achieve a density of between 30-50 dwellings per hectare, in order to make most efficient use of landing the interests of sustainability. The current proposal is therefore at the lower end of this target yet at a density considered appropriate given the surrounding context and constraints of the site.
9.6 Design & Layout - The current proposal now introduces a communal open space for residents of the scheme, referred to as a “pocket park” on the submitted plans. This provides an urban design focus as the layout of housing is grouped around this space. The layout has also been improved to address various issues raised previously and appears less cramped generally.
The amended application achieves a minimum garden length of 12.2m (plot 11) for plots adjacent the rear boundary of the site, although other plots do have larger gardens up to as much as 18m in length. Overall the garden areas are considered adequate to cater for these family sized dwellings.
The proposed dwellings are further away from the boundaries of the site than the previous scheme, particularly those boundaries with the allotments, open space and Sandy Lane frontage. This will improve sunlight penetration to the dwellings and apartments and provide greater incentive to retain existing and proposed tree planting. 96
All footpath links throughout the site are overlooked by dwellings which will improve security and surveillance for pedestrians. The connections to the existing footpath from Burland Avenue and to the Sandy Lane Open Space will also provide safe access for pedestrians and interconnections.
The access road is not as visually dominant as the previous scheme given that private front gardens are incorporated (albeit fairly small) and due to the introduction of the pocket park. It is recommended that prior approval of all surface and boundary treatments is agreed as part of conditional approval which will ensure control over the visual appearance of the development.
The proposal includes provision of 2½ and 3 storey along the rear boundary of the site. It is considered that an increase in height is appropriate for dwellings at the head of the cul-de-sac to create a “visual stop”. The siting of the dwellings still achieves adequate separation to the dwellings in Burland Avenue and the design and external appearance are in keeping with the remainder of the proposed development on this site.
9.7 Means of Access and Parking Provision - The applicants have supplied a proposal for a continuous footway along the southern side of Sandy Lane as required. Amended plans are awaited showing an improved horizontal alignment so that this can be achieved satisfactorily.
The layout provides at least 2 off street parking spaces for each of the proposed dwellings and 1.25 spaces for the apartments. This accords with government guidance given in PPG3 and is therefore considered adequate. The provision of parking for each of the dwellings has also been revised to incorporate more accessible garages and permit direct access from the private parking court serving plots 16-21 to the rear of these individual properties, thereby encouraging its use. Provision of a continuous footway across the rear of the site will also provide safer access for pedestrians linking from the public footpath from Burland Avenue and to the adjacent Open Space.
9.8 Open Space/Loss of Playing Fields – The proposal incorporates a communal open space which creates an urban design focus for the scheme. A Playing Pitch and Open Space Assessment were provided by the applicant to address matters relating to the loss of the playing field provision on this site. As referred to in paragraph 7.3 above Sport England do not object to the application as they consider this justification satisfactory subject to the provision of compensatory investment to improve the quality of other nearby pitches. It is therefore recommended that the compensatory investment is included in a Section 106 Agreement.
97 9.9 Flood Risk - No Flood Risk Assessment has been provided with the current application. However, the Environment Agency have not objected to the present proposal as further information has been provided to them by the applicant which overcome their initial objection. Conditions are required however, to ensure adequate drainage works and surface water run-off limitation.
9.10 Odour mitigation from adjacent land fill site - The applicant’s have submitted an application for alterations to the vent pipe at the existing flare stack on the adjacent open space (application 05/1266/FP/C). This increases the height of the stack so that it emerges above the eaves level of the housing proposed by the current application. If this is approved adequate measures for odour mitigation can be achieved. Implementation of the scheme of alterations to the flare stack can be included in the recommended Section 106 Agreement.
9.11 For the above reasons the current proposal is also considered to overcome the reasons for refusal of application 04/2007/FP/M which were: - Lack of details regarding provision of footway in Sandy Lane - Lack of details regarding a scheme to prevent odour nuisance to the proposed dwellings - Unacceptable design and layout - Inadequate means of access and car parking provision - Failure to address and justify the loss of the playing field - Lack of Flood Risk Assessment
9.12 At the request of local residents, the Conservation officer has reviewed the Sandy Lane area with regard to potential for designation as a conservation area. However, the appraisal shows the area does not meet the relevant criteria for conservation area designation.
9.13 The layout still needs to be improved in certain areas including boundary treatments, details of the rebuilt retaining wall along Sandy Lane, rear parking courts, security and landscaping arrangements. It is therefore recommended that approval be granted subject to receipt of satisfactory amended plans and the Section 106 Agreement.
10. Conclusion
10.1 The proposal represents a part greenfield and part brownfield development in an existing urban area. For the reasons stated in paragraphs 9.1 – 9.9 above it is considered that the current proposal is acceptable on the whole and overcomes the previous reasons for refusal of application 04/2007/FP/M. The density, layout and design are considered acceptable in principle, subject to the receipt of satisfactory amended plans.
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11. Recommendation
11.1 Delegated authority to the Chief Planning & Highways Officer to grant planning permission subject to receipt of satisfactory amended plans and to a Section 106 Agreement. The heads of terms for the S106 are as follows:
• Implementation and funding of odour mitigation measures from adjacent flare stack vent pipe. • Provision of 25% affordable housing units on site • Provision of 1% total development costs for Public Art • Contribution and commuted sum towards improvement and maintenance of playing pitches in the area
11.2 The following conditions are also recommended: - Details of materials and sample panels - Large Scale (1:10 or larger as necessary) architectural details of all external building elements to demonstrate the quality and nature of detailing. - Submission, Implementation and Maintenance of Landscaping and communal areas and details of Management Company. - Tree Protection for retained trees - Prior approval of all boundary and surface treatments - Prior approval of detailed design of communal open space and completion of approved works prior to occupation of the dwellings. - Detailed drawings of external joinery - Key fob operation of gates to parking court - Remove PD for fences - Completion of footpath links prior to first occupation of the dwellings - Visibility splay to be provided - Details of drainage - Cycle parking - External lighting
Case Officer : Alison Deakin Telephone No : 551134 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
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Planning Application No: DCSW/05/0901/FP/M Location St. Joseph's School and Convent, Sandy Lane Plan Scale 1:1250 National Grid Reference sj 389493 300751 Plan Printed 22-AUG-2005 Application Site Area 10733.820
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PLANNING COMMITTEE - 06-SEP-2005
APP NO: 05/1256/GM/C WARD: Tettenhall Regis; DATE 01-AUG-2005 TARGET DATE: 26-SEP-2005 RECEIVED: APP TYPE: GDO Determination (Ground Masts)
SITE: Land at Hills Coaches Hordern Road, Wolverhampton PROPOSAL: Telecommunications development comprising the installation of a 14.99metre high flagpole,incorporating one antenna and associated equipment cabinets.
APPLICANT: AGENT: T-Mobile (UK) Ltd Turner & Partners Imperial Place Unit 5, Hockley Court Maxwell Road 2401 Stratford Road Borehamwood Hockley Heath Hertfordshire Solihull WV6 1EA B94 6NW
REPORT:
1. Site Description
1.1 The application site is adjacent Hills Coaches which is accessed off Hordern Road, Wolverhampton. The site is actually within an area which is used for the storage of caravans although the access is from the yard of the coach company, where there are currently access gates and fencing.
1.2 To the north and the west of the site is the Smestow Valley Local Nature Reserve and an embankment beyond which the area is predominantly residential. To the south is the Staffordshire and Worcestershire Canal and playing fields to the nearby school, whilst to the east there is a primary school beyond which the area is also primarily residential. The area beyond the 150m radius is predominantly residential.
2. Planning History
2.1 An application for telecommunications equipment comprising the installation of a 15metre high mast, incorporating three antennae and associated equipment cabin was received by the Local Planning Authority on 4 May 2005. The application was subsequently refused on 14 June 2005 on the grounds that the mast would create an undesirable, visually prominent and incongruous feature, would have a visible presence, further impinging on the openness of the Green Belt, would be an inappropriate form of development in the Green Belt and detract from the character and appearance of the adjacent Conservation Area. It was also refused on the perceived health implications to the nearby 101 residents, such that the fear of danger to health on residents would have an adverse effect on the amenity of the area.
3. Constraints
3.1 The application site is within the Smestow Valley/Valley Park Green Belt area.
3.2 The application site is in very close proximity to the Staffordshire/Worcestershire & Shropshire Union Canal Conservation Area.
3.3 The site is also within the Smestow Valley Local Nature Reserve and a Site of Importance for Nature Conservation (SINC).
4. Application Details
4.1 The previous refused application consisted of a 15metre high column with externally mounted antennae at the top. The new proposal is for a 14.99metre high slimline ‘flagpole’ where the antenna is designed discretely within the flagpole structure.
4.2 The agents have stated in a covering letter submitted with the application that ‘The proposal would be seen in against a backdrop of mature trees. Its innovative design, vertical emphasis and intended paint scheme would create some consistency of appearance within the surroundings.’ The letter goes on further to state that ‘The nearest residential properties are those to the north, which are oriented such that they do not look directly onto the installation.’
5. Relevant Policies
5.1 Unitary Development Plan Policies ENV2 – Design Standards, ENV4 – Appropriate Development in the Green Belt, ENV8 – Site Protection and Interim Telecommunications Policy apply to this proposal.
6. Publicity
6.1 The application has been advertised by neighbour letter, press and site notice with deadline date for comments to be received by 3 September 2005. In the previous application (05/0679/GM/C) two petitions with 57 and 25 signatures and a further 14 letters of objection had been received.
6.2 At the time of writing this report, 5 letters of objection had been received. Concerns include visual impact, health implications in particular to the proximity of a school nearby, existing masts in the area, property de-valuation, not in keeping with the locality and the nature reserve adjacent the site.
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7. Internal Consultees
7.1 At the time of writing this report, comments were awaited from Leisure, however the comments from Leisure in the previous application stated, as the owner of the adjacent Smestow Valley Nature Reserve that further details are required to investigate if there is any buzzing noise or similar audible to birds/animals which may interfere with their natural living habitats within the Local Nature Reserve. Any erection of the tower would need to be undertaken within the Wildlife and Countryside Act, outside the recognised the bird nesting times.
7.2 Conservation comment on the proposal being approximately 3metres higher than the canal towpath and Hills Coaches boundary is marked by chain link or palisade fencing with caravans parked immediately inside. The site is almost 50metres from this boundary treatment and due to change in levels, the equipment is very unlikely to be visible from the Conservation Area other than perhaps from the bridge which carries the towpath over the basin to the north-east. Even then the views are likely to be oblique and distant and the proposal will not have any material, adverse impact on the character, appearance or setting of the Conservation Area.
8. Appraisal
8.1 The site is within the Green Belt and a Site of Importance for Nature Conservation (SINC). It is also adjacent the Staffs/Worcs & Shropshire Union Canal Conservation Area. The previous application was refused as the installation of telecommunications equipment consisting of a 15metre mast, antennas and associated equipment at this site would result in a visually prominent and incongruous feature. The site is set against a mature backdrop of trees and the proposed “flagpole” will not be easily visible from the street scene or the nearby residents, who are some 40metres to the west of the site. Also the proposed development is intended to be painted in dark green.
8.2 Telecommunications equipment is “inappropriate” development within the Green Belt as defined by PPG2, that only allows for such development in “very special circumstances”. The flagpole is relatively discrete and not readily visible. PPG 8 makes it clear that the lack of a suitable alternative site that would meet the needs of the network coverage or capacity might be considered as very special circumstances. In this predominantly residential area there is a lack of suitable alternative sites. There is no dispute as to the need for the development proposed as the site is required to enable the implementation of the new third generation network (3G).
103 8.3 Five local residents have objected to the proposal in relation to health and safety. With regards to health and safety, PPG 8 makes it clear that the planning system is not the place for determining health safeguards and that it remains the responsibility of Central Government to decide what measures are necessary to protect public health. PPG 8 goes on to advise that if a proposed mobile phone base station meets the guidelines published by the International Commission on Non-Ionizing Radiation Protection (ICNIRP) for public exposure, it should not be necessary to consider further the health aspects and concerns about them.
8.4 The proposed flagpole in this proposed location in the corner of a caravan storage area, next to palisade fencing, adjoining Hills Coaches vehicular parking area and surrounded by thick tree screening, would have a relatively minor visual impact that would not adversely affect the openness or character of the Green Belt.
9. Conclusion
9.1 It is considered that the development proposed would not harm the character or appearance of the area. The applicant’s need for the development proposed has to be considered and having regard to the advice in PPG 8, it is considered that very special circumstances sufficient to allow Green Belt development have been identified. Whilst the concerns of the local residents are keenly felt there is nothing to outweigh the thrust of Government advice or the advice in the Councils Interim Telecommunications Policy.
10. Recommendation
10.1 Grant prior approval.
Case Officer : Ragbir Sahota Telephone No : 555616 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
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Planning Application No: DCSW/05/1256/GM/C Location Land at Hills Coaches Hordern Road, Plan Scale 1:1250 National Grid Reference sj 389439 300225 Plan Printed 22-AUG-2005 Application Site Area 66.958
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PLANNING COMMITTEE - 06-SEP-2005
APP NO: 05/1036/FP/C WARD: Tettenhall Wightwick; DATE 24-JUN-2005 TARGET DATE: 19-AUG-2005 RECEIVED: APP TYPE: Full Planning Permission
SITE: 1-21 Finchfield Road West, Finchfield PROPOSAL: Erection of additional floor of residential accommodation to provide 5 No. 2 bed flats and 4 No. 1 bed flats
APPLICANT: AGENT: Hyde Park Properties D P Daw Architects 30 Pier House 1600 Park Avenue Cheyne Walk Aztec West London Bristol SW3 5HG BS32 4UA
REPORT:
1. Site Description
1.1 The application relates to an existing parade of shops with flats above located at the junction of Finchfield Road West and Finchfield Hill. There is a secondary vehicular access road in front of the building, which is set back from, and at a higher ground level than the main carriageway in Finchfield Road West. A wide grassed verge with mature trees within it separates the access road with the main carriageway. There is vehicular access to the east of the building leading to a garage court with 10 lock- up garages and parking/servicing areas for the shops and flats. There is a group of shops on the opposite side of the road, the Chestnut Tree Public House beyond these to the east, a variety of detached and semi- detached houses to the east of the site, and Westacre Infants School playing fields to the north. There are a variety of mature trees along the rear boundary of the site adjacent the school and at the rear of the buildings.
1.2 The existing building is two-storey comprising shops at ground floor and flats at first floor. The 1960’s building has red facing brickwork, a flat roof with stone coping and metal windows with concrete lintels over. There are several integral staircases serving the first floor flats plus two metal staircases at the rear. There are nine shops in total, which includes one in an apparent single storey extension on the western end of the block. At present there is one vacant shop, the majority of the remaining shops are occupied for A1 use apart from one hot food take-away (A5 use). The first floor accommodation presently comprises 3 no. 2 bedroom flats and 3 no. 3 bedroom flats.
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2. Planning History
2.1 The planning history reveals several applications in the 1980’s for changes of use at various units, including those for hot food take-away, a hi-fi retail consultancy and an insurance and mortgage brokers and property centre. Applications for hot food take-away were refused for numbers 3, 13, 15 and 21 Finchfield Road West and one approval for number 3 Finchfield Road West (A/C/2796/86). Minor applications for signs and shop fronts are also revealed.
3. Application Details
3.1 The proposal is to retain the shops at ground floor level and flats at first floor level but to develop a second floor of residential accommodation above the existing. The proposed extension would raise the overall height of the building by 2.4m (plus the roof). The proposed second floor accommodation has been set back from the front of the existing building parapet to enable provision of individual balconies to the new flats. It is proposed to convert one of the existing 3 bedroom flats into 1 no. 2 bedroom flat and 1 no. 1 bedroom flat, increasing accommodation on the first floor to 7 no. flats total. The proposed new second floor has 8 no. flats comprising 3 no. 1 bedroom and 5 no. 2 bedroom.
Proposed First Floor Proposed Second Floor 1 X 1 bedroom flat 3 X 1 bedroom flats 4 X 2 bedroom flats 5 X 2 bedroom flats 2 X 3 bedroom flats 7 in total 8 in total
Access to the new second floor flats will be provided by providing replacement and new staircases. The proposal includes demolition of the existing garages and refurbishment of this the area to provide parking and landscaping for the new flats.
3.2 The new storey is contemporary design using standing seam profiled metal roofing curved in an “s” shape with predominantly glazing to the frontage with infill panels between the glazing in vertical timber boarding. The rear elevation is proposed as alternative panels of render with windows and storey height vertical timber panels.
3.3 24 parking spaces are provided at the rear of the site to replace the 10 lock up garages. The existing mature trees at the rear of the site are retained and some parking will occur beneath the canopies of these as occurs informally at present. The only trees to be removed are a row of conifers in the centre of the proposed extended private drive.
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4. Relevant Policies
4.1 Within the adopted Unitary Development Plan the following policies are relevant: S6 – Local Shops S12 – Shopfronts and the Use of Upper Floors S13 – Planning Standards H4 – Infill Development H18 – Planning Standards ENV1 – Development Principles ENV2 – Design Standards TP5 – Access and New Developments TP14 – Planning Standards – Car Parking
4.2 Supplementary Planning Guidance No.3 “Residential Development is also applicable.
4.3 Within the Revised Deposit Unitary Development Plan the following policies are relevant: D1 – Design Quality D2 – Design Statement D4 – Urban Grain D5 – Public Realm (Public Space/Private Space) D6 – Townscape and Landscape D7 – Scale-Height D8 – Scale-Massing D9 – Appearance D11 – Access for People with Disabilities D12 – Nature Conservation and Natural Features D13 – Sustainable Development (Natural Resources and Energy Use) SH1 – Centres Strategy SH4 – Integration of Development into Centres SH8 –Local Centres (Site 20 – Finchfield) H1 – Housing H6 – Design of Housing Development H8 – Residential Intensification Sites H10 – Housing Density and Mix AM9 – Provision for Pedestrians AM10 – Provision for Cyclists AM12 – Parking and Servicing Provision
4.4 Planning Policy Guidance 3 “Housing” (and companion guides), Planning Policy Guidance 13 “Transport”, Planning Policy Statement 1 “Delivering Sustainable Development” and Planning Policy Statement 6 “Planning for Town Centres” are also relevant.
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5. Publicity
5.1 A site notice was displayed on 12 th July 2005 and direct neighbour notifications sent to properties in Finchfield Road West, Fern Leys, Finchfield Hill and The Dingle. The consultation period expired on 2 nd August 2005.
5.2 As a result of publicity three individual letters of objection were received (from a local shop keeper and neighbours at 25 Finchfield Road West and 29 Finchfield Hill) plus a letter (from 23 Finchfield Road West) and petition containing 85 signatures. The objections are summarised as follows: - • Over-development • Lack of demand • No need for further housing in Finchfield • Concern over the structure of the building • Eye sore detracting from the character of Finchfield • Reduction in sunlight to adjacent gardens • Increased traffic congestion • Lack of parking • Unwanted precedent for erection of 3 storey buildings • Loss of privacy to nearby gardens • Increased noise pollution
6. Internal Consultees
6.1 Transportation - No transportation objections in principle but raise the following comments:
• The service road in front of the properties and the first section of the side access would remain as existing. The side access narrows to 3.47m at a pinch point that is only sufficient for one vehicle. The access should be widened to a minimum of 4.1m as soon after the pinch point as possible and through to the parking area.
• The much improved parking provision should be adequate for residents and their visitors but it is difficult to assess how many retail staff would use the car park. This is unlikely to cause any problems Monday to Friday as most of the shop opening hours would not overlap with residents who drive to work elsewhere. However, on Saturdays residents and staff will both be present at the same time. It is therefore suggested that the spaces should be rented separately from the building management company rather than being allocated to specific units.
• No parking spaces for disabled users are indicated on the site plan. Although it is probable that few disabled persons would live in first or second floor apartments with no lift, it is possible that retail staff or visitors could be disabled. Preferably two parking spaces suitable for the disabled are recommended – spaces 15 &
109 16 would seem the obvious choices. Secure cycle storage should also be provided within the communal area to the rear, a minimum of 5 spaces are recommended.
• To reduce conflict between vehicles using the service road and those exiting the car park give way markings should be applied.
6.2 Building Consultanc y – Access for Fire – access for a fire appliance to be within 45 metres of each flat front door, flats 2 & 3 may be outside this. Access for Disabled – Part M applies to new flats and the stair case needs to be in accordance with requirements.
6.3 Education – Awaiting response.
7. Appraisal
7.1 The key issues are: - • Principle of providing further residential accommodation • Design • Residential Amenity • Access and Parking
7.2 Principle of providing further residential accommodation – The principle of developing a further storey of living accommodation on top of this existing building achieves a greater intensity of residential development at a local centre with good public transport links. It is therefore considered a sustainable proposal as it makes more effective use of land and buildings in a way that is compatible with the surrounding environment. The second floor residential use is considered to compliment the existing in a satisfactory way. This accords with policy H4 as it contributes towards meeting housing demand in a way that does not harm the character of the area and with policy S12(b) as it promotes use of upper floors above shops. It is also in accordance with emerging policies in the revised Unitary Development Plan and Government guidance in PPG3, PPS1 and PPG13.
7.3 Design – The existing building is beginning to show signs of age and disrepair and is considered to have no specific features of architectural merit from its 1960’s aesthetic. The proposal introduces a third floor of modern design to create a feature of the roof and also involves refurbishment of the public elevations of the building with rendered panels and other cladding. It is considered that this modern renovation of the building will not harm the character and appearance of the townscape as the building, although imposing, is set behind a screen of mature trees and is separated from the nearest house by the access way and from the school playing fields by the mature trees also.
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7.4 The overall height of the resulting building is still below the height of adjacent trees and given the separation between the building and adjacent property, is acceptable visually. The tongue and groove timber cladding suggested on the submitted drawings is not acceptable however, and a condition is recommended to ensure prior approval for a substitute material. The principles of policies H18 and ENV2 of the adopted Unitary Development Plan and emerging design policies within the Revised Deposit Unitary Development Plan have therefore been adhered to.
7.5 Residential Amenity – The proposal adds a further storey onto the existing building making it three storeys overall. Although increased in height, the building is set well back from the highway and is separated from the main road by the existing open space which has substantial mature trees on it (17 metres high). In the circumstances, given that the separation to first floor flats above shops opposite the site is between 28m and 40m it is considered not to harm neighbour’s amenities in terms of outlook, privacy or daylighting. The nearest neighbour at 23 Finchfield Road West is a semi-detached house with large two storey extensions at the side that project at front and rear. The outlook for no.23 will be no different to existing, the only change being the addition of the third floor and provision of staircases at the rear of the building. The separation of the driveway, existing boundary treatments and retained landscaping will also preserve residential amenities for this property. The rear of the building is screened from the school by mature trees hence overlooking will be no greater.
7.6 All flats are dual aspect and the new floor of accommodation provides individual balconies to the front elevation of these flats, which face south. These balconies have a pleasant outlook onto the trees and open space which separates the service road from Finchfield Road West and give greater separation from potential traffic noise. It is considered that this private amenity space is therefore adequate to cater for new occupiers. The existing space at the rear of the building is to be reconfigured to create more usable amenity space for the existing flats. The convenience of location is also considered worthwhile in terms of amenity value. The residential amenities of potential occupiers is therefore satisfactory. The proposal therefore accords with policies H18 and ENV2 of the adopted Unitary Development Plan and to Supplementary Planning Guidance No.3 “Residential Development.
7.7 Access and Parking - The proposal indicates 24 parking spaces at the rear of the site which replaces the 10 garages and informal parking which presently takes place. This is more than adequate to cater for residents and visitors plus some overspill parking for shop staff. Additional parking for the shops is available on the service road immediately in front of the shops. The proposal therefore provides adequate parking to serve demand of existing and proposed uses. This accords with policy TP14 of the adopted Unitary Development Plan.
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7.8 The transportation officer has raised concerns regarding the width of the access at its pinch point and lack of disabled parking and cycle parking provision. However, these points can be accommodated on site and amended plans have been requested.
7.9 As the submitted location plan also encompasses land forming part of the adopted highway an amended application site boundary has also been requested.
8. Conclusion
8.1 It is considered that the principle of residential intensification of this site is an acceptable sustainable option as it is located close to shops, public transport and local facilities and provides an appropriate residential environment. The proposal is an acceptable design that will improve the appearance of the existing building, subject to the submission of a suitable alternative to the proposed timber cladding. The proposal has no greater impact upon the outlook, daylighting and privacy of adjacent properties and provides adequate amenity space and parking provision for potential occupiers. In the circumstances residential amenities are preserved. Although some adjustments to the access and parking arrangements are required this can be conditioned.
8.2 Overall, for the reasons specified in paragraphs 7.2-7.8 of this report the proposal is considered to comply with policies H4, H18, ENV2 and TP14 of the adopted Unitary Development Plan and to Supplementary Planning Guidance No.3 “Residential Development”. It is also compliant with National Policy Guidance referred to in paragraph 4.4.
9. Recommendation
9.1 That Delegated Authority be given to the Chief Planning & Highways Officer to grant permission subject to receipt of satisfactory amended plans showing a corrected application site boundary and adjustments to the access, provision of disabled parking spaces and cycle storage. Also subject to conditions covering the following: • Details & Samples of Materials to be submitted and approved • Driveway to be in block pavors of a type to be submitted & agreed beforehand (not macadam as indicated on drawing 05) • Not approved vertical tongue and groove timber cladding shown on drawing 07. • Protection of existing trees and provision of landscaping • Details of glazing and joinery details to be submitted and approved • Provision of Disabled Parking and Cycle Parking
Case Officer : Alison Deakin Telephone No : 551134 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou 112 Planning Application No: DCSW/05/1036/FP/C Location 1-21 Finchfield Road West, Plan Scale 1:1250 National Grid Reference so 388486 298093 Plan Printed 22-AUG-2005 Application Site Area 2890.827
PLANNING COMMITTEE - 02-AUG-2005
APP NO: 05/0779/FP/R WARD: Wednesfield South; DATE 18-MAY-2005 TARGET DATE: 13-JUL-2005 RECEIVED: APP TYPE: Full Planning Permission
SITE: 36 Moat House Lane East, Wednesfield PROPOSAL: Single storey side extension
APPLICANT: AGENT: Mr Singh Mr Kumar 36 Moat House Lane East 'Inglewood' Wednesfield 65 Albert Road Wolverhampton West Park Wolverhampton WV6 0AG
REPORT:
1. Site Description
1.1 This application was reported to Planning Committee of 2 August 2005 and was deferred for a site visit.
1.2 The property concerned is a semi detached property (ex-council), situated on a prominent corner location with Olinthus Avenue, with established building lines to both Moat House Lane East to the front, and Olinthus Avenue to the side.
Other properties within the streetscene are of similar character and design, and there is a shopping parade and school close by. The area is predominantly residential.
1.3 The property has been previously extended to the rear with a single storey extension comprising of kitchen, bathroom and detached garage.
2. Planning History
2.1 05/0198/FP – Single storey side extension – Refused 21 March 2005
Reasons for refusal: Projection beyond the established building line to Olinthus Avenue at the side, resulting in an obtrusive feature.
3. Application Details
3.1 The proposal is a resubmission of the above refused application. The extension has been amended slightly taking into consideration the reason for refusal.
The extension comprises a single storey side extension, measuring: 3.650m wide and 7.05m long, level with the existing front elevation, and 114 the original rear elevation. The design incorporates a flat roof appearance, and the proposal is for a study/lounge.
4. Relevant Policies
4.1 ENV2 Design Standards SPG 4 Extensions to Houses
5. Publicity
5.1 Neighbour letters expire on 14 June 2005.
No objections to the application.
Letters of support received from: Councillor Simon Jevon 27 July 2005 Councillor Arthur Newman 28 July 2005
Petition in support of the proposal received 28 July 2005 containing 17 signatures.
6. External Consultees
6.1 None Necessary
7. Internal Consultees
7.1 None Necessary
8. Need for Environmental Impact Assessment
8.1 Not Necessary
9. Appraisal
9.1 The width of the extension has been reduced from 4.1m wide to 3.650m, and the pitched roof has been removed, and replaced with a flat roof design.
9.2 The design of the extension is unacceptable on this prominent corner location, projecting beyond the established building line to Olinthus Avenue. The extension is particular prominent looking south/west towards the rear of the property, and looking north/east towards the front of the property, therefore, the extension would be out of character with the established pattern and layout of properties within the surrounding street scene.
115 9.3 The design of the extension with its flat roof appearance would also be out of character and appearance with the existing property and those surrounding the street scene.
9.4 There are no neighbouring properties directly affected by this proposal.
9.5 The property has a medium sized garden to the rear which will support the property as extended; there is also an element of garden to the side of the property, currently enclosed by a 2m high privet hedge.
10. Conclusion
10.1 The Agent has highlighted 2 cases where he feels extensions in the area are similar to that proposed.
10.2 68 Hyde Road – Two storey side and single storey rear extension – Granted 22 December 2004. This property is positioned on a corner location with Wright Road running alongside. The building line in question would be to Wright Road.
The setting is somewhat different to the proposed application at Moat House Lane East, whereby, there is significant landscaping (highway land) to the side of the property, separates the extension from the public footpath, thereby reducing its prominence.
There is ample screening to the rear of the property along the side boundary with fencing and trees, hiding part of the extension.
Although the extension projects out past the existing side elevation to 53 Davenport Road to the rear, which is positioned some 40m away, the extension is in line with other properties to Wright Road namely 11 and 13, within the building line.
10.3 75 Waddensbrook lane – 03/0938/FP – Single storey side extension – Granted 3 September 2003. This property is positione d on a corner location with March End Road. The building line in question would be to March End Road.
The position of this property is again different to Moat house Lane East, whereby, the property is not square to those properties in March End Road, but angled away, providing a large element of landscaped area to the side of the property.
Part of the extension does slightly project forward of the building line, however, due to the angled position of the property, forward projection of garages, and porches in March End Road, and large landscaped area to the side, the extension is not be visually obtrusive, with the design matching that of the existing property and those surrounding.
116 10.4 It is not considered that these 2 cases should act as a precedent for allowing the proposed application for the reasons stated above.
11. Recommendation
11.1 Refuse due to the following reasons:
1. The proposed extension, with its flat roof design, would be out of character and detract from the appearance do the existing dwelling and would also detract from the character and appearance of the street scene. 2. the proposed extension would project beyond the established building line and thus making the building unduly prominent and obtrusive, especially on this prominent corner location, detracting from the existing character and appearance of the street scene. 3. Contrary to Unitary Development Plan Policy ENV2 Design Standards, Supplementary Planning Guidance Note 4 Extensions to Houses.
Case Officer : Tracey Homfray Telephone No : 555645 Head of Development Control - Andy Johnson Chief Planning & Highways Officer - Costas Georghiou
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Planning Application No: DCNC/05/0779/FP/R Location 36 Moat House Lane East, Plan Scale 1:1250 National Grid Reference sj 395215 301117 Plan Printed 22-AUG-2005 Application Site Area 410.516
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