Committee Date: 11/06/2015 Application Number: 2015/01789/PA Accepted: 12/03/2015 Application Type: Full Planning Target Date: 07/05/2015 Ward:

Birmingham Dental Hospital & School Of Dentistry, Land At Former Pebble Mill Studios, Pebble Mill Road / Road, Edgbaston, , B5 7QQ

Erection of single storey temporary general anaesthetic unit, with plant room above, including ancillary works for parking, landscape and waste storage. Applicant: Birmingham Community Healthcare NHS Trust 3 Priestley Wharf, Holt Street, Birmingham Science Park, Aston, Birmingham, B7 4BN, Agent: One Creative Environment 5 The Triangle, Wildwood Drive, Worcestershire, WR5 2QX Recommendation Approve Temporary

1. Proposal

1.1. A three year temporary consent is sought for the erection of a single storey general anaesthetic unit with 228sq.m of accommodation provided with plant room above and ancillary works relating to parking, landscaping and waste storage.

1.2. The temporary building would measure 14.86m in width, 12m in depth and 6.9m in height (which includes the plant box on the roof). Without the plant, the building would measure 4.2m in height. The plant area on the roof would measure 12m in width, 4m in depth and 2.7m in height. The plant room would be constructed from powder coated aluminium louvres whilst the unit would be clad in white Kingspan panels with a brick plinth matching the existing Dental Hospital building.

1.3. The building would have an internal layout comprising one operating theatre with scrub and prep area, anaesthetic room and dirty utility; staff restroom; recovery area; staff areas, office area and a waiting room.

1.4. The temporary anaesthetic unit would be located in the east corner of the site adjacent to the site boundary with Plot 5 (fronting Pebble Mill Road) and the brook to the rear. The unit would be located on the car park to the Dental Hospital and would remove 15 car parking spaces from use by the Dental Hospital staff and visitors. An ambulance drop off point and 1 disabled parking space would be provided.

1.5. A gas manifold and waste hold area would be located separate and to the south east of the unit and would measure 1.5m by 5.9m. The area would be enclosed by timber hit and miss panelling.

Page 1 of 10 1.6. The application is supported by a Design and Access Statement, Flood Risk Assessment, Transport Technical Note and Landscape Specification.

1.7. Site area: 1.23Ha.

Link to Documents

2. Site & Surroundings

2.1. The site is located within the wider Pebble Mill site and is defined by Pebble Mill Road to the east, Plot 4 and the three/six storey dental hospital to the south west; the proposed Bourn Brook promenade to the south and the internal estate road and rear gardens of the houses on Bristol Road to the north and west.

2.2. The BBC site was vacated in 2003, and cleared during 2003/2004.

2.3. The immediate area surrounding the Pebble Mill site primarily consists of a mix of two, three and occasionally four storey late nineteenth and twentieth century houses. Playing fields lie to the south and west. The main leisure uses in the area are Cannon Hill Park to the south east and Edgbaston Golf Course and King Edward’s School to the north, adjacent to which is the ’s main campus.

2.4. Less than half a kilometre from the site along Pershore Road is the 8 storey West Midlands Police Training Facility, and a series of 1960’s twenty storey local authority flats. The urban character of this area is varied including: Edwardian villas, early twentieth century detached homes, and more recently with the increased commercialisation and redevelopment of some sites, larger and taller buildings being built along some of the main roads of this part of Birmingham, such as Edgbaston Mill.

2.5. Bourn Brook and its tributary Chad Brook are important features in the local landscape and they run through and link within the Science Park. They are features which are identified in the adopted development plan as wildlife corridors. These two Brooks along with the retained bands of semi-mature trees divide the larger Medi park site into distinct areas.

2.6. Edgbaston is known for its ‘green and leafy’ image, the wider site reflects this with its mix of mature and semi-mature trees. The historic use of the site as a campus with one large building on about a third of the site with sporting facilities on the remainder has resulted in a treescape which follows former field boundaries within the site.

Site Location Map

Street View

3. Planning History

3.1. The wider Pebble Mill site benefits from outline consent for a science and technology park with revised accesses onto Bristol Road and Pebble Mill Road and reconfigured sporting facilities, dating from the first consent (2003/00992/PA).

3.2. 4 April 2014. Outline planning permission with all matters reserved granted for the erection of a building up to 15,000sqm for the use as B1b (research and

Page 2 of 10 development), C2 (hospital) and/or D1 (non-residential institutions). Plot 5 site (Circle Hospital).

3.3. 6 March 2014. 2013/09519/PA. Outline planning permission granted with all matters reserved for the erection of a building up to 5,000sqm for the use as B1b (research and development), C2 (hospital) and/or D1 (non-residential institutions). Plot 4 site.

3.4. 17 October 2013. 2013/06099/PA. Planning permission granted for the Construction of a 62 bedroom, part three and part two storey care home including secure landscaped gardens and on-site parking with ancillary earthworks.

3.5. 6 December 2012. 2012/03743/PA. Permission granted for reserved matters for Dental hospital and school of dentistry.

3.6. 28 August 2012. 2012/03756/PA. Permission granted for the landscaping of land adjacent to Dental Hospital site and proposed Bourn Brook pedestrian footpath.

3.7. 17 November 2011. 2011/05676/PA. Permission granted for the erection of Dental Hospital and School of Dentistry on plots 2 and 3, with associated research & development and teaching facilities, ancillary office and support facilities, access, parking and landscaping. Outline consent for 16,000sq.m gross internal floor space (three to six storeys), with all matters Reserved.

3.8. 18 August 2011. 2011/03010/PA. Permission granted for a package of advanced infrastructure, inclusive of internal access road, associated drainage, services, security gates and parking, substation and security kiosk, promenade, wildlife planting, area of open space, and footbridge link.

3.9. 16 October 2009. 2009/03738/PA. (Site fronting Pebble Mill Road) Permission granted for the erection of a Medical facility providing up to 15,000 square metres of accommodation for Class B1(b) Research and Development, and/or Class C2 Hospital, and/or Class D1 Clinic and/or Medical School and/or Dental School. Detailed consent for site access.

3.10. 6 April 2006. 2006/00518/PA. Permission granted for a Section 73 application to vary and remove B & C conditions of 2003/00992/PA to allow for phased implementation for up to 10 years of outline planning permission for construction of technology and science park with revised accesses on Bristol Road and Pebble Mill Road and reconfigured sporting facilities.

3.11. 8 October 2003. 2003/00992/PA. Permission granted for the construction of a technology and science park with revised accesses on Bristol Road and Pebble Mill Road and re-configured sporting facilities (outline application - only access determined).

4. Consultation/PP Responses

4.1. Ward Councillors, MP and Resident Associations notified. Site notice posted. One letter of support received from Calthorpe Estates noting that whilst the proposal is not what they would have wanted for the site, they confirm that an amendment to the Dental Hospital lease will be given for a maximum three years. This would be granted on the basis that a formal general anaesthetic unit would be provided either within the Circle Hospital on Plot 5 or with the building granted outline consent on Plot 4.

Page 3 of 10 4.2. Four letters of objection have been received from two local residents, former Councillor Hutchings and Councillor Deirdre Alden. Resident objections are based on the following grounds:  Loss of car parking spaces  Where will all the cars go if they cannot park on site?  Why is this facility required and why was it not included in the first place within the hospital building?  Roads already full with contractor parking.  In the original plans 292 parking spaces were shown, which was reluctantly accepted even though the number was too low, this has been reduced to 256 and now to 241. understand from the Birmingham Community NHS website that the current Dental Hospital treats about 115000 patients a year or about 440 a day and they expect the footfall to increase. Where are the majority of these plus any 'Overspill' staff and the 600 expected students going to park? The car park needs to be both free and expanded and not reduced, maybe on to the old BBC sports ground adjacent to the hospital.  As this car park appears to be forever contracting, what measures are to be introduced to stop hospital staff, visitors & students from parking and blocking the surrounding roads and causing problems similar to those around the QE and University?  The whole parking provision at the new hospital needs to be rethought with extra, free spaces provided and this 'Temporary' general anaesthetic unit should be sited either within the new hospital building or elsewhere on the Pebble Mill site on land not already being developed.

4.3. Letter of objection received from former Councillor Hutchings and fully supported and seconded in writing by Councillor Deirdre Alden stating:

“I write to object to this extraordinary application. Shortly before the new hospital is completed and ready to open the applicant suddenly decides that they need to provide a general anaesthetic unit. This gives a very strong appearance of incompetence tending towards negligence. Did they not know that they had, in the old dental hospital, a general anaesthetic unit which would have to be re-provided?

In general we do not want the site of the new hospital spoiled by a large temporary building. Beside – what else have they forgotten to re-provide? How many more new temporary buildings will they want if given permission for this one? Much thought was given to the design and landscaping for the hospital – and then just before it is completed - they want this blob on the end of the site. So much a coherent design plan! We know from experience in other hospitals that they will almost certainly want to extend the temporary 3 year limit.

Evidently the unit does not have to be sited immediately adjacent to the hospital so it can be relocated to an alternative site. Indeed the application stated official guidelines that the service “can be provided on any hospital site with suitably trained staff”. I suggest therefore that relocation into the vacant space at the QE Hospital be considered immediately – perhaps in the building which is being reopened for the Translational Medicine Centre?

Parking is an acute problem in this area. Local councillors and residents, despite serious concerns, did not oppose the planning for the Dental Hospital because we were assured that adequate parking would be provided. Detailed information was considered. We accepted this in good faith. Now, without warning or consultation, they propose a temporary unit which will take about 17 parking spaces. They have

Page 4 of 10 the blinding cheek to say that the site chosen “reduces the temporary loss of parking spaces” This outrageous application should be refused.

Alternatives should be considered. The new building should be reconfigured to accommodate the unit or it should be provided on another site, such as the QE, where space is available.”

Councillor Alden has also requested that if recommended for approval, the application be determined by Planning Committee.

4.4. Transportation – consider that the 15 spaces to be lost should be provided within a temporary car park elsewhere within the former Pebble Mill site and/or TRO funding secured prior to determination.

4.5. Environment Agency – No objection subject to a safeguarding condition requiring implementation of the Flood Risk Assessment.

4.6. Regulatory Services – No objection.

4.7. Birmingham Public Health – No response received.

5. Policy Context

5.1. NPPF, Birmingham Unitary Development Plan 2005, Draft Birmingham Development Plan 2013, Places for All 2001, Nature Conservation Strategy for Birmingham SPG, Car Parking Guidelines SPD, Site of Local Importance for Nature Conservation.

6. Planning Considerations

6.1. The provision of General Anaesthetic services is currently undertaken within the existing Birmingham Dental Hospital at St Chads Queensway, Birmingham. This service will cease when the new facility at Pebble Mill becomes operational in September 2015. Until Birmingham Community Healthcare Trust identifies a permanent solution for providing this service, a temporary unit is required to provide these services within the transitional period. It is for this reason that planning permission for a modular temporary General Anaesthetic Unit is sought.

6.2. A general anaesthetic suite was not included in the new dental hospital, following clinical advice at that time. The Dental Hospital was designed following the advice within the July 2000 Department of Health publication “A Conscious Decision – A review of the use of general anaesthesia and conscious sedation in primary dental care”. At the time that the design and layout of the dental hospital was being finalised, the clinical preference was for the use of conscious sedation. As such, dental treatment under general anaesthesia should be provided in a hospital setting specifying that a hospital setting should include “critical care facilities”. At that time, this facility would have been provided at the QE Hospital.

6.3. However with advances in resuscitation and the provision of retrieval services, critical care can now be provided on any hospital site so long as the attending staff are trained in Advanced Life Support techniques, and there is an appropriate retrieval service to a neighbouring facility providing immediate life support. As such, the service provision at the QE is no longer clinically considered a neighbouring facility and the provision is now required on the wider Pebble Mill site. On this basis, without the provision of this temporary general anaesthetic unit on site, the Dental

Page 5 of 10 Hospital will be unable to open due to the risk of a patient requiring general anaesthetic during routine dental work. A General Anaesthetic unit cannot be retrospectively fitted into the Dental Hospital building due to the requirement of gas/oxygen etc.

6.4. The change in legislation has opened up significant options for the service, which will allow the Trust to deliver the crucial general anaesthesia services on a wider variety of site options in the longer term. This facility is now required on a temporary basis whist the permanent solution is being finalised in either Plot 4 (site retained by Calthorpe Estates with outline planning permission for medical uses) or Plot 5 (site on lease with Circle Hospital with outline planning permission for a private hospital).

6.5. The proposed temporary unit would remove 15 car parking spaces from the 241 provided on site for the maximum temporary period of three years. The original outline planning application gave approval for a maximum 292 spaces for a 16,000sq.m building. At reserved matters stage, 241 car parking spaces were approved for a 14,758sq.m building. Based on the Car Parking SPD, a maximum 270 spaces would be required for the Dental Hospital and School of Dentistry. This temporary unit would reduce the car parking provision in the Pay and Display car park from 241 to 226 for a maximum period of three years.

6.6. I note the objections from former and current Ward Councillors and two local residents regarding the loss of 15 parking spaces and the wider car parking issues associated with a site, which apart from construction traffic, has yet to be up and running. Whilst the temporary loss of 15 spaces is unfortunate, the greater concern remains that without the unit proposed, the Dental Hospital would be unable to open. Calthorpe Estates, as landowner, have advised that whilst this is not what they envisaged for the site and its requirement now is unfortunate, an amendment to the lease to allow the temporary unit would be provided in order for the hospital to open but would only be for a maximum three years with no extension granted. The location proposed for the unit, remains within the dental hospital plot and has been utilised to minimise the number of car parking spaces lost. On this basis, I raise no objection to the proposal for a maximum three year temporary period. I consider the loss of parking to be limited and temporary. This issue is significantly outweighed, in my opinion, by the fundamental need to provide a dental health service to the City and Region.

6.7. Transportation has raised concerns regarding the car parking provision and the loss of 15 spaces from the 241 approved. In raising concern, they seek alternative parking on the wider Pebble Mill site and/or funding for a TRO in the surrounding roads. The management of the wider Pebble Mill site remains with Calthorpe Estates and all of the remaining plots have secured planning permission. As such, there are no plots available for a temporary car park to be housed on and even if provision could be provided for in the immediate short term, this could not be guaranteed for the three year maximum temporary period sought for. I also do not consider that a temporary consent is the appropriate consent by which to gain funding for TRO’s on surrounding roads that may be affected by the development once open, particularly as without this temporary unit, the hospital cannot open.

6.8. Whilst car parking provision on site would be reduced by 15 spaces, the overall provision, required by Your Committee’s SPD, are maximum provisions for the use. 241 spaces were approved against a maximum provision of 270 based on 450 staff and 670 students. As the hospital has yet to open and parking issues at present revolve around construction parking, I do not consider it appropriate to seek funding for measures that may or may not be required and I do not consider that the loss of

Page 6 of 10 15 spaces for a maximum three years to be so fundamental that temporary consent should be refused and ultimately the dental hospital prevented from opening.

6.9. The design and layout of the building and part of the wider Dental Hospital plot is considered acceptable and as sympathetic to its location adjacent to the approved Boardwalk and tree line adjacent to the brook as it can be given its size and location on a wider site that has yet to be developed. As such, the proposed building would be visible from Pebble Mill Road but would be over 140m from the nearest houses on Pebble Mill Road and over 200m from the rear elevations of properties fronting Bristol Road.

6.10. A Flood Risk Assessment has been submitted as part of the application as the site is situated in Flood Zone 3, although infrastructure works undertaken across the whole of the former Pebble Mill Site has subsequently removed the site (as a whole) from Zone 3. The Environment Agency has raised no objection to the proposal subject to a safeguarding condition relating to the implementation of the flood risk assessment and finished floor levels.

7. Conclusion

7.1. The development proposals continue to contribute to the vision and objectives for the former Pebble Mill site as a medical park. Whilst the proposal would result in the loss of 15 car parking spaces for a maximum three years, planning permission was granted for the dental hospital and school of dentistry with a car parking provision less than the maximum sought under the Car Parking SPD.

7.2. The layout and design of the proposal is considered acceptable given the unit’s size and location on the dental hospital plot. The location minimises the number of car parking spaces lost and is located to have minimal impact on the wider site proposals given the building’s temporary nature. Whilst the temporary loss of 15 spaces is unfortunate, the greater concern remains that without the unit proposed, the Dental Hospital would be unable to open. The loss of the 15 spaces for a maximum three years is not fundamental to the site in order to support a refusal on this ground, and in my opinion, is entirely secondary to the need for the provision of necessary public health dental services.

7.3. I note that the key principle in the NPPF is the presumption in favour of sustainable development and this is identified as having three stems of economic, social and environmental. The temporary unit proposed would continue to provide significant economic and social benefits in support of the dental hospital and does not have an environmental impact that could be regarded as significant. As such, I consider the proposal to be sustainable development and on this basis, should be approved.

8. Recommendation

8.1. That temporary planning permission is granted for a three year period until 11 June 2018.

1 Requires the prior submission of a scheme to show how the building would be removed on or before 11 June 2018.

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

3 Requires the agreed mobility access to be maintained

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4 Requires the implementation of the Flood Risk Assessment

5 Requires the prior submission of sample materials

Case Officer: Pam Brennan

Page 8 of 10 Photo(s)

View of application site and adjacent Dental Hospital and School of Dentistry (under construction)

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21 Location Plan 2

331

15 121. 2m 47

11

LB

4 236

31

341

PERSHORE ROAD

33 244

120. 7m 114. 4m

118. 1m

14 470

BRISTOL ROAD El Sub Sta 252

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120. 1m

PEBBLE MILL ROAD 24 117. 2m 355

115. 1m 262

Playing Field

Museum

116. 1m

113. 8m

Bourn Brook

Foot Bridge Weir

Weir

O ut f all

Bourn Brook Pond 115. 2m Pond

O ut f all Path

Pond Weir FB

Nat ure Cent r e

Spor t s G r ound

Weir

Ponds

Path Drain

FB 114. 7m

Pavilion 36

Drain River si de Dri ve

Spor t s G r ound 32 24 FB

PERSHORE ROAD 14

2 to 12 to 2 566

O akf ield House

55 45

65 581

115. 0m 35 75 4

LB

580 25

48 TCB 36

6 to 12

13 60

24 1 68

SIR JOHN'S ROAD

G ar age 115. 4m El Sub St a

22 588 to 582 12 Shelter

593

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2a

2b

15 2c

28 17

23 2 21 24 34

Tavern 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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