Committee Date: 03/10/2013 Application Number: 2013/05711/PA Accepted: 05/08/2013 Application Type: Full Planning Target Date: 04/11/2013 Ward: Billesley

Billesley Common, Yardley Wood Road, Billesley, , B13 0PT

Construction of new 712 seat spectator stand with associated rugby facilities, indoor bowls multi-use centre, and new community sports changing facilities. Applicant: Rugby Club & c/o Agent Agent: PD Architects Milford House, 260 Lichfield Road, Sutton Coldfield, Birmingham, B74 2NH Recommendation Approve Subject To Conditions

1. Proposal

1.1. The application is for the erection of a 712 seat spectator stand for Moseley Rugby Club with associated facilities, along with a new indoor bowls centre and replacement community changing rooms to the rear of the stand.

1.2. The stand would be centred on the halfway line at the western edge of the rugby pitch, in place of an existing 628 seat temporary stand which would be relocated. However, the applicants wish this location to be determined at a later date. The total length of the new stand would be approximately 40m, with the proposed cantilever roof rising to a maximum of 12.7m above ground level, 5.3m below the height of the previously approved 5,000 seat east stand (2009/04190/PA). At 31m deep, the stand would house home, away and officials changing facilities, weights, medical and physio rooms, and a spectator undercroft with toilets and food/ drinks counters all on the ground floor. Beyond the spectator undercroft would be a kitchen area shared with the bowls centre which would have a café, toilets and changing facilities. A dumb waiter from the ground floor kitchen would serve a 511 sq m function room for the rugby club above, which would have a separate bar and toilets, along with lift and stair access from the ground floor.

1.3. To the rear (west) of the proposed stand would be the proposed indoor bowls centre. This would contain a 1,060 sq m bowling area with 6 rinks, with views into the bowling area from the café at the rear of the rugby stand. Attached to the indoor bowls building would be 6 new community changing rooms to serve Billesley Common, replacing the existing isolated and dilapidated changing block 200m to the south west.

1.4. In terms of design, the cantilever stand would be constructed in blockwork with cladding panels, powder coated aluminium framed windows for the upper level

Page 1 of 11 viewing area and the ribbed roof design would be clad in aluminium fascia panels. Spectator seating would be fixed to a pre-cast concrete terrace. The proposed indoor bowls centre would be in similar blockwork and metal clad panels with a low pitched roof 7.5m high to its ridge, 2m lower than the lowest part of the proposed stand. A simple glazed lobby constructed in power coated aluminium would form the entrance to the bowls centre, with separate doors for the community changing facilities on the opposite side of the building.

1.5. Access to the bowls centre would be via a new footpath running along its northern boundary and along the eastern edge of the existing Billesley Indoor Tennis Centre building. A 37 space car park to the north of the tennis centre building would be utilised, with vehicular access off Wheelers Lane (A4040). Access to the new stand for the rugby club would be as per the existing arrangements, with the main vehicular access and unsurfaced 316 space car park entered from Yardley Wood Road and a separate pedestrian turnstile access at the northern end of the site. The community changing facilities would be accessed either via the rugby club or from a new path and access gate leading to Billesley Common itself. The changing rooms would serve the common and the recently constructed all weather sports pitches on the common to the south west (2005/00394/PA).

1.6. In terms of operating hours, the applicant has stated that this will as per the existing operations. Which are as follows:- • 1st XV team games 14:00-18:00 Saturdays or 19:00-22:00 Fridays (during the September to May rugby season); • 1st XV training 18:00-21:00 Tuesdays and Thursdays/18:00-21:30 Mondays and Wednesdays. Pre-season training commences in mid July; • Mini/Junior teams 10:00-12:00 Sundays; • School/University games 15:00-18:00 Wednesdays; • Administration 08:00-18:00 Monday to Friday; • Ground Preparation 08:00-16:00 Monday to Friday; • Hospitality 12:00-15:00 and 18:00-23:00 Monday to Friday, 12:00-23:00 Saturdays and 12:00-15:00 and 19:00-22:30 Sunday; • Indoor Bowls Centre 10:15-22:15, seven days a week;

1.7. The proposal is the result of requirements for Moseley Rugby Club to erect a permanent spectator stand on Billesley Common following the decision to scale back original proposals for a new 5,000 seat east stand (2009/04190/PA). Plus, there is a need to find a new home for Stirchley Indoor Bowls Centre on Pershore Road/ Hazelwell Lane. The indoor bowls centre is earmarked for redevelopment as part of a Tesco-led redevelopment scheme (2010/05404/PA and 2013/03997/PA).

1.8. Total area of development- 3,483 sq m on a 3.27ha site. It is anticipated that an additional two full-time and twelve part-time jobs would be created by the development.

Proposed Plans

Proposed Elevations

2. Site & Surroundings

2.1. The application site lies at the northern end of Billesley Common. The wider site comprises a 120m long by 70m rugby pitch enclosed with low boarding, a two storey hospitality complex and associated seating, club shop and toilet facilities, clubhouse and changing facilities and a demountable stand which can accommodate 628

Page 2 of 11 spectators. The demountable stand measures 33m in length, 8.8m in width and 6.5m in height. Around the edge of the pitch there are eight 15m high floodlighting columns. The application site would centre on this demountable stand and land to the rear (west) of this which is fenced off within the rugby club and used as an informal training area.

2.2. To the west of the site is an all weather pitch and a number of tennis courts associated with the adjacent Billesley Indoor Tennis Centre. To the north is an area of public open space and a children’s play area and to the south, the large expanse of Billesley Common, much of which is laid out with sports pitches. The closest residential properties to the site lie on Yardley Wood Road about 35m from the overspill parking area and about 150m from the main rugby club facilities.

2.3. There is a public footpath along the northern boundary of the site, which provides a link from Yardley Wood Road past the rugby pitch and tennis centre onto Wheelers Lane.

Site location

Street View

3. Planning History

3.1. -24/07/03- 2002/06270/PA- Construction of rugby pitch, clubhouse, stand, hospitality accommodation, floodlighting, turnstiles, fencing, gates, embankments, parking spaces, servicing areas and means of access- Approved for a temporary 5 year period -23/03/05- 2005/00394/PA- Installation of all purpose weather pitch with 4 metre high fencing and floodlights- Approved -15/05/06- 2006/01519/PA- Amendment to existing planning permission 2002/06270/PA comprising revised layout of hospitality complex- Approved for a temporary 2 year period -16/10/08- 2008/04103/PA- Variation of condition C1 of application 2006/01519/PA to allow a further 5 year period for temporary hospitality complex to remain on site in association with Moseley Rugby Club- Temporary planning permission granted -16/10/08- 2008/03502/PA. Variation of condition C4 attached to planning permission 2002/06270/PA to extend the period of time of the temporary planning consent for a further 5 years- Temporary planning permission granted. -21/01/10- 2009/04190/PA- Construction of 5000 seat spectator stand with associated facilities and permanent consent for Rugby Pitch, clubhouse, floodlighting, fencing, gates, embankment and means of access- Approved.

4. Consultation/PP Responses

4.1. Transportation Development- No objections subject to construction management plan and updated travel plan conditions.

4.2. Regulatory Services- No objections subject to extract and odour control details and a scheme of noise insulation for the function room.

4.3. Leisure Services- Fully support the scheme.

4.4. Sport England- No objections, the indoor/outdoor sports facility is of sufficient benefit to sport to outweigh the loss of playing field.

Page 3 of 11 4.5. WM Police- Fully supportive of the proposals.

4.6. WM Fire Service- No objections.

4.7. Centro- Awaiting comments.

4.8. Environment Agency- No objections.

4.9. Rugby Football Union (RFU)- Support the application. The RFU has worked closely with the club in the relocation from their old ground at The Reddings to Billesley Common and in the establishment of both professional and amateur rugby union. The RFU sees the further development of this site as essential to the growth of rugby in the , accordingly the project has been identified by North Midlands RFU as a high priority and the RFU is keen to support its Championship Rugby Clubs to have appropriate training facilities of the very highest standard.

4.10. English Indoor Bowling Association- Support the application, the project will bring forward significant sporting, leisure and community benefits.

4.11. 4 statutory site notices posted, application advertised in press, Ward Councillors, MP, residents associations and surrounding residents notified- 45 comments of support received: Local residents, rugby supporters, bowls clubs and a local nature conservation group have written in supporting the application as the proposal would:- • Generate further economic benefits and employment opportunities for the area; • Would further establish Billesley Common as a sports village; • Current facilities are limited and the scheme would enhance youth rugby via better changing and meeting facilities; • Promote healthier lifestyles and sport in Birmingham; • Would benefit the local community and rugby club; • The rugby club attracts increasing crowds and this will enhance the spectator experience; • The indoor bowls centre would be a suitable new bowls venue, especially with a number closing in the West Midlands; • A new bowls centre to replace Stirchley Indoor Bowls is welcomed; and • Both the rugby club and City Council should be commended for promoting this initiative.

5. Policy Context

5.1. Adopted UDP (2005), NPPF, draft Birmingham Development Plan (2010), Places for All SPG (2001).

6. Planning Considerations

6.1. Background Billesley Common was originally selected by the City Council as the most suitable site in Birmingham for the location of a rugby stadium to meet the criteria for Premiership rugby for the following reasons:- • Good public transport links; • The size of the Common and its number of publicly available sports pitches; • Distance separation from the nearest dwellings; • The existence of the Billesley Tennis Centre with outdoor floodlights; and

Page 4 of 11 • Billesley Common being promoted by the City Council as its Centre of Excellence for sport in south Birmingham.

6.2. In 2003, temporary planning permission was granted (under application 2002/06270/PA) for the relocation of Moseley Rugby Club to Billesley Common following their move from Reddings Road to the University of Birmingham’s Bournbrook Playing Fields. The reason for granting only a temporary approval was that before granting a permanent planning permission, the Local Planning Authority wished to further assess the impact of the development on highway safety and the amenities of nearby residential occupiers. At that time, the development was considered acceptable in order to maintain the Club’s significant presence within the City, facilitate the City’s objective of promoting sporting activity on Billesley Common and it was suitable to accommodate the future needs and capacity of a top level rugby club. This temporary consent was extended for a further five years in 2008 and made permanent in 2010 (2009/04190/PA).

6.3. The City Council has a legal obligation to provide permanent replacement rugby facilities at Billesley Common as part of a Section 106 Agreement linked to the redevelopment of the Club’s former home at the Reddings in Moseley. This secured £1.75m for the replacement rugby facilities and placed a legal obligation on the City Council to deliver new facilities at Billesley Common. As part of delivering these facilities, the City Council has already spent £0.5m on laying out a quality pitch with new drainage facilities, providing floodlights, perimeter fencing and infrastructure. If approved, the intention is to spend the remainder of the money delivering permanent facilities. If refused, there still remains a legal obligation on the City Council to deliver a permanent stand, clubhouse and hospitality facilities at the ground before 2014 or the funds would have to be returned to Taylor Woodrow Developments Limited.

6.4. Stirchley Indoor Bowls Centre has been identified as a suitable site for a supermarket-led redevelopment since the early 2000s (2002/01752/PA). Previous applications included a new bowls club as part of the development, however the current supermarket application (2013/03997/PA) does not include a replacement bowls club. The City Council’s Leisure Services Department now believe that greater economies of scale could be achieved by combining the bowls centre with a new stand for the rugby club with some shared building space.

6.5. Policy Within the adopted UPD, policy 3.52A states that proposals which would result in the loss of open space will only be permitted in exceptional circumstances, with the availability of public open space nearby taken into account. Policy 3.53 notes that a standard of 2 hectares of public open space per 1000 head of population will be used to assess the adequacy of public open space provision and 3.57 adds that development of playing fields would not normally be allowed in areas where playing field provision falls below 1.2 hectares per 1000 head of population. Policy 3.60 promotes improvements to sports pitches including changing facilities and policy 3.63 encourages new sports facilities including multi-purpose buildings.

6.6. Policy SP45 of the draft Birmingham Development Plan reiterates public open space and playing field space standards in the UDP and states the planning permission would not normally be granted on public open space except where the proposal would result in the loss of a small part of a larger area of open space, and would result in significant improvements to the quality and recreational value of the remaining area. Policy SP46 supports the expansion of existing sports facilities within the City. Billesley Common is seen as a key multi-pitch sports site by BCC

Page 5 of 11 Leisure Services, who have identified the current changing facilities for the common as inadequate in their 2011 draft Playing Pitch Strategy Document. This document, although not a statutory planning document, provides guidance around the improvement and development of Billesley Common for investment in new sports facilities.

6.7. Nationally, paragraph 74 of the NPPF states that existing open space and sports and recreational buildings should not be built on unless the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location.

6.8. Use and siting The use of this part of Billesley Common for Moseley Rugby Club now benefits from a permanent planning consent (2009/04190/PA), with the 2010 approval also granting consent for a 5,000 stand, albeit on the eastern side of the pitch. Therefore the principle of a permanent stand for the rugby club has been established and this proposal is only one-seventh of the capacity of the previous approval. I consider that a new 712 seat stand, retention of the demountable stand and the ancillary facilities is an appropriate use of the land in association with its primary use by Moseley Rugby Club. The position of the stand, centred on the halfway line and close to the club house and all-weather pitch is considered optimal, with the stand well located in the context of the indoor tennis centre buildings further to the west.

6.9. Concerning the demountable stand, the drawings provided indicate this on the east side of the pitch. The applicants have stated that their preferred location for the demountable stand has not yet been determined, therefore the future location of the demountable stand around the pitch will be considered in a later application.

6.10. In terms of the indoor bowls centre, it has been part of the long-term vision for the common by the City’s Leisure Services Department. The building would be located between the indoor tennis centre and the rugby club, forming a cluster of sporting facilities. Its location would allow for kitchen facilities to be shared with the rugby club and would be ideally sited within a group of buildings at the northern end of Billesley Common, leaving the southern end as a large open expanse of playing fields with a nature reserve further to the south. The bowls centre would be positioned on land which is fenced off and used for informal training by the rugby club, thus not encroaching onto the open area of the common and allowing easy access for pedestrians from the car park off Wheelers Lane. Therefore the use and siting of the indoor bowls club building is considered appropriate.

6.11. With regard to building on Billesley Common, it should be noted that the provision of new sporting facilities is encouraged by both national and local policy. Within the Billesley Ward, public playing field provision is 3.24 hectares per 1000 head of population, well above minimum UDP standards. The location of both the stand and bowls centre would also not affect the existing pitch provision on the common, with the new community changing facilities further encouraging the use of the common for all grass based team sports. I therefore consider the new buildings to justify the loss of the common land and to be in accordance with policies within the UDP, draft Birmingham Development Plan and the NPPF. Sport England and Leisure Services share this view and have raised no objections to the scheme.

6.12. Design and scale Both the stand and indoor bowls centre have been designed so that the form of the buildings follows their function. The design of the bowls centre mirrors that of the indoor tennis centre, with low level blockwork, metal cladding and a pitched roof with

Page 6 of 11 gable ends. This design is considered appropriate in the context of both the use and similar buildings within its surroundings at the northern end of the common. In terms of the proposed spectator stand, its design is simple, with the cantilevered roof offering unfettered views of the rugby pitch and adding to the overall clean and uncluttered appearance of the stand. The depth of the stand is designed as such to accommodate the specified number of spectators, along with new facilities for the club and its spectators. As with the bowls centre, the stand is considered suitable in its context and location.

6.13. Concerning scale, the ridge of the indoor bowls centre would be 7.5m high, with the roof of the proposed spectator stand roof rising from 9.5m to 12.7m at the edge of the rugby pitch. The overall scale of each roof is seen as acceptable in the context of both the existing tennis centre buildings to the west, where the ridge of the roof is approximately 10m in height built on land 2m higher than the spectator stand, existing 15m high floodlight poles around both the rugby pitch, tennis centre and all- weather sports pitch all contribute towards tall structures at the northern end of the common. The scheme would also be around 5m shorter than the previous consent for the 5,000 seat stand to the east. Therefore the development is not considered to have an adverse effect on the openness of the common and would not dominate its surroundings. My City Design Officer is satisfied with the scheme proposed and conditions regarding materials samples, landscaping, hard surface materials, boundary treatments and detailed drawings of the entrance areas for both the stand and bowls centre would ensure a suitable high quality finish for each building and surrounding spaces.

6.14. Parking and access Parking and access arrangements would remain as is for the rugby club, with informal parking for up to 315 cars in the north eastern corner of the common, plus additional matchday parking provided at Swanshurst School to the north. This arrangement, along with the marshalling of traffic during matchdays is considered sufficient for the current operations of the club and was seen as acceptable when a 5,000 seat stand was proposed in the 2010 application. Parking for the community changing facilities would be via the north eastern car park, rather than at the tennis centre car park access from Wheelers Lane. An amendment to the existing travel plan, to assess the changes brought about by the new stand and community changing facilities is recommended as a condition by Transportation Development to ensure the operations at the club are as well managed as they are at the present time.

6.15. For the proposed indoor bowls centre an existing car park, immediately to the north of the indoor tennis centre, accessed from Wheelers Lane, would be used. The scheme would involve resurfacing the car park to create 37 spaces, with a new access path built from the car park to the entrance of the bowls centre. The use of this car park for the bowls centre is seen as appropriate and would not have an adverse impact on highway safety or the free flow of traffic in the wider area given the current low usage of the car park and the limited parking required by the proposed bowls centre. Transportation Development support this view and have raised no objections.

6.16. Noise and disturbance Operating hours for the rugby club, bowls centre and ancillary functions carried out would cease at 23:00 at the very latest, in-line with the current operations at the rugby club and a condition attached to the permanent consent. The scheme is therefore not considered to have an adverse impact on nearby residential properties, the closest of which would be around 250 metres away, to the east off Yardley Wood

Page 7 of 11 Road. Regulatory Services have requested details of extract and odour control equipment for the kitchen and a scheme of noise insulation for the function room. Both conditions are considered reasonable and necessary to protect the amenity of nearby residential properties.

6.17. Other issues Both governing bodies for each sport have welcomed the development, with a number of letters of support received from local residents, bowls clubs and supporters of the rugby club. The development is seen as a positive in terms of its overall impact on improving the facilities for Moseley Rugby Club, for bowls clubs in the midlands and for providing better changing facilities for local sports clubs utilising Billesley Common.

7. Conclusion

7.1. To summarise, the application is recommended for approval subject to safeguarding conditions. Both the new spectator stand and indoor bowls centre with community changing facilities would deliver significant benefits for sport and recreation within the locality and wider area of south Birmingham, without having an adverse impact on the amenity of nearby residential properties. The scheme is welcomed as it utilises monies allocated for permanent and up to date facilities for the rugby club, whilst finding a suitable new site for the indoor bowls centre in Stirchley, which is earmarked for redevelopment.

8. Recommendation

8.1. Approve subject to conditions

1 Requires the prior submission of a construction method statement/management plan

2 Requires the prior submission of extraction and odour control details

3 Requires the prior submission of noise insulation (variable)

4 Requires the prior submission of entrance details

5 Requires the prior submission of sample materials

6 Requires the prior submission of hard and soft landscape details

7 Requires the prior submission of hard surfacing materials

8 Requires the prior submission of boundary treatment details

9 Requires the prior submission of a commercial travel plan

10 Requires the scheme to be in accordance with the listed approved plans

11 Limits the approval to 3 years (Full)

Reason for Approval

1 Birmingham City Council grants planning permission subject to the conditions listed

Page 8 of 11 above. The reasons for granting planning permission is that the development is in accordance with Policies 3.8, 3.10, 3.14, 3.14 A-E, 3.52A, 3.53, 3.57, 3.60 and 3.63 of the Birmingham UDP 2005 and the National Planning Policy Framework.

Case Officer: Neal Allcock

Page 9 of 11 Photo(s)

Figure 1: Proposed indoor bowls centre location

Figure 2: Existing demountable stand and location of proposed new stand

Page 10 of 11 Location Plan

Tennis Courts

Billesley Indoor Tennis Billesley Centre Indoor Tennis

Centre

Path

Tennis Courts 651 Billesley Common

Depot

665

Greenridge Primary

Care Centre

Car Park

Full Gospel Tabernacle

689

148.3m

701

Billesley Common

Surgery 713

This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Birmingham City Council. Licence No.100021326, 2010

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