Barley Mow PH, 117 St Margarets Road, Ward End, Birmingham, B8 2BD
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Committee Date: 28/11/2013 Application Number: 2013/06583/PA Accepted: 03/09/2013 Application Type: Full Planning Target Date: 03/12/2013 Ward: Hodge Hill Barley Mow PH, 117 St Margarets Road, Ward End, Birmingham, B8 2BD Demolition of existing public house and removal of existing bowling green to provide a development of 24 residential dwellings of 2 and 3 bedrooms, with associated landscaping and parking. Applicant: Punch Partnerships (PML) Ltd & ID4 Living Ltd Jubilee House, Second Avenue, Burton-on-Trent, Staffordshire, DE14 2WF Agent: BBLB Architects LLP The Old Library, Hagley Road, Stourbridge, West Midlands, DY8 1QH Recommendation Approve Subject To A Section 106 Legal Agreement 1. Proposal 1.1. Planning permission is sought for the demolition of the existing public house and bowling green for the erection of a 24-dwelling residential development with associated landscaping and parking. 1.2. The proposed layout includes a pair of houses to the front entrance facing St Margaret’s Road. Beyond the entrance pair of housing, the site opens out to provide an access road to run centrally throughout the length of the site with housing to each side of it. All dwellings would be two-storey. The housing comprises 15 No. 2-bed dwellings, and 9 No. 3-bed dwellings with a parking provision of 47 spaces (196%). 1.3. All of the dwellings are to be managed by Midland Heart with a 100% provision of affordable housing. The applicant has stated that the proposed development will meet Code for Sustainable Homes Level 3 and the code assessment will investigate the most suitable measures including renewable energy measures and technologies to adopt in order to achieve Level 3. The applicant has offered (by way of a legal agreement) a sum of £24,000 to be spent by Birmingham City Council on other sport/leisure/recreation facilities within the local area. 1.4. A Design and Access Statement, Financial Appraisal, a list of alternative Bowling Greens within the locality, Archaeological Field Investigation, Ecology Report, Tree Survey and a Transport Statement have been submitted as part of this application. Proposed layout Proposed Elevations Page 1 of 9 2. Site & Surroundings 2.1 The 0.46ha application site is a rectilinear plot of land that is located between St Margarets Road and Washwood Heath Road, Ward End. The site contains a purpose-built public house. The building is two-storeys with early Edwardian design features. The application site is located within the Ward End Settlement, which is an area of archaeological significance. 2.2 The existing public house is elevated above street level by approximately 500 mm and is on a higher level in comparison to the neighbouring buildings and road. There is a forecourt and a parking area to the front. The existing building includes a hipped roof design, with a forward-facing gable to the front. 2.3 The existing site includes a large amenity space to the rear with soft landscaped boundaries and mature trees. None of the trees are protected by Tree Preservation Orders. There are demountable buildings sited to the rear of the building. 2.4 There is a disused bowling green to the rear that is elevated by approximately 1.5 metres. There is a dwellinghouse adjacent to the bowling green at No. 6 Grange Avenue. This dwelling includes a first-floor non-habitable room window that faces towards the bowling green. 2.5 The surrounding area contains a mixture of uses. There is a three-storey council- managed property at No’s 99 to 109 St Margaret’s Road, which includes sheltered flats. Some of the flats have access to a private garden. To the west of the application site, there is a mixed-use that comprises motor-mechanical based sales, dismantling, and repairs. There are 5 units, and unit No. 5 is located adjacent to the south-west corner of the application site. Site Location Street View 3. Planning History 3.1. 15/02/1996 (Ref 1994/04355/PA) Convert part of existing car park into beer garden with play equipment – Approved Subject to Conditions. 4. Consultation/PP Responses 4.1. Transportation Development – No objections subject to conditions relating to, amongst others, S278 works and pedestrian visibility splays. 4.2. Regulatory Services – Raise concerns with the proximity of residential dwellings to the adjoining industrial uses. 4.3. Leisure Services – No objection subject to financial contribution towards loss of bowling green and for POS and play improvements. 4.4. CYPF – Request a financial contribution towards education. Page 2 of 9 4.5. Housing – Support the proposal on the basis that 100% affordable housing is proposed. 4.6. West Midlands Police – No objections. Comments made in relation to ‘Secure By Design’ and the parking layout. 4.7. West Midlands Fire Service – No objections. 4.8. Severn Trent – No objections subject to drainage condition. 4.9. Adjoining properties and local Councillors, residents associations and MP consulted with site and press notices posted. 4.10. 4 representations received from local residents making the following comments: • Loss of Public House. • Over-intensive development. • The section of Road between St Margaret’s Road and St Margaret’s Avenue should be widened to improve highway safety. • Request to provide access to rear gardens in Asquith Road. 5. Policy Context 5.1. UDP (2005), Draft Birmingham Development Plan, Places for Living SPG, Development involving former Public Houses SPG, Car Parking Guidelines SPD, Mature Suburbs SPD, 45-Degree Code SPG, Archaeology Strategy SPG, Affordable Housing SPG, Public Open Space and New Residential Development, and the NPPF. 6. Planning Considerations 6.1. Loss of Public House: 6.2. Development involving former Public Houses SPG recognises that many public houses perform a valuable function as a focal point for local social/community activities. A key consideration involving the loss of a public house includes the availability of alternative public houses to serve the needs of the local community. The closest alternative public houses are the Fox and Goose and Hornet, which are both located in the Fox and Goose District Centre at a distance of some 1km from the application site. Whilst it is recognised that the public house is currently operating and serves the local community, in view of the proximity of alternative public houses in the nearby Fox and Goose District Centre, it is considered that the loss of this public houses could not be resisted in principle. 6.3. Loss of Bowling Green: 6.4. Regarding playing fields, the UDP seeks a standard of 1.2ha per 1000 population and development of playing fields will not normally be allowed particularly in areas which fall significantly below this standard. Where exceptional circumstances are demonstrated, the provision of equivalent long-term recreational community benefit will be sought. The UDP is clear that planning permission will not be granted because a playing field has fallen out of use and become derelict. Page 3 of 9 6.5. The applicant understands that the bowling green has not been used for over 25 years. It is highlighted that the Birmingham Playing Pitch Strategy 2011 demonstrates that the overall supply of playing fields within the area is below the UDP standard, this is specifically in relation to football, cricket and rugby pitches. The document also notes that there may be an opportunity to use existing bowling greens for other sports and a disused green in Ward End Park is specifically mentioned. Reference is also made to a surplus of bowling greens generally. In response, the applicant has analysed alternative bowling green facilities within 2.25kms (Ward End Park, Ward End Social Club, Ward End Conservative Club, Beaufort Sport and Social Club and Lad in the Lane). Furthermore, within a 8km radius there are three bowling affiliated to Bowls England (Erdington, Handsworth Wood and West Midlands Police Bowling Clubs), which are open to new members. Planning Strategy and Leisure Services have evaluated this appraisal and agree that there is adequate capacity to accommodate new members or participants and the loss of the existing bowling green is acceptable subject to a financial contribution. 6.6. Design: 6.7. The proposed layout would create a new cul-de-sac with a centrally positioned shared surface access with the new houses facing onto this space and creating a strong sense of enclosure. This arrangement would generate a good level of natural surveillance and security to the development including boundaries to adjoining properties. All the proposed houses would be 2 storey in height, which is predominant in this locality, incorporating a subtle modern interpretation of a conventional red brick / render and tile house. 6.8. The proposal would retain boundary trees but see the removal of a limited number from within the site. The Tree Officer has evaluated the proposals and recognised that their retention would significant impact upon the site’s ability to create a layout that would meet good urban design principles. The proposed layout would see new tree planting within the public realm of the new street. She raises no objection to the proposal and advises that suitable tree pits would be required to ensure that they have a reasonable chance of becoming established and mitigate against the lost trees. 6.9. Highway Safety: 6.10. The proposal would provide a total of 47 parking spaces, representing a 196% provision. Car Parking Guidelines seeks an average provision of 200% in such a location. In view of the smaller nature of the family housing proposed (2 and 3-bed), and the site’s close proximity to Ward End Neighbourhood Centre, it is considered that this level of parking provision is acceptable.