Planning Report for 2011/0859 Location : Arnold Daybrook And Bestwood Constitutional Club Prior Road Daybrook NOTE This map is provided only for purposes of site location and should not be read as an up to date representation of the area around the site Reproduced with the permission of the Controller of H.M.S.O. Crown Copyright No. LA 078026 Unauthorised reproduction infringes Crown copyright and may lead to prosecution of civil proceedings APPLICATION NO: 2011/0859 LOCATION: Arnold Daybrook And Bestwood Constitutional Club Prior Road Daybrook Nottinghamshire PROPOSAL: Demolition of existing club house and construction of 5 no. apartments and 8 no. houses APP LICANT: Mr R Morrell AGENT: Mr P Noble Site Description The site is located on the corner of Prior Road and Sherbrook Road, it is currently the site of the Arnold and Daybrook and Bestwood Constitutional Club. The Club building is located in the northern part of the site; to the side and front of the building is car parking. The Club building itself is a mixture of a two storey flat roofed building and a single storey building with a curved roof. Along the northern and western boundary of the site is a mixture of close boarded fencing and brick walling. The southern and eastern boundaries of the site are more open, having a low railing of approximately 0.5 metres in height. There are four small trees to the Prior Road frontage. The area in which the site is located is a mixture of commercial and residential properties. Opposite the site on Sherbrook Road is a row of shops, whilst on the immediate North and Eastern boundaries of the site are residential properties. Across the road on Prior Road are offices. Proposed Development Full planning permission is sought for the demolition of the existing building and the erection of a block of flats comprising 5 apartments and the construction of 8 houses. The apartments would be constructed to the frontage of Sherbrook Road within a building that would be three storeys in height. The building would be set 6.5m back from the boundary with Sherbrook Road to follow the building line established by nos. 150 and 152 Sherbrook Road. To the corner of Sherbrook Road with Prior Road it is proposed to provide an area of open amenity space that would be approximately 14m long by 7m wide. The plans submitted with the application indicate that this area of land will be landscaped. To the rear of the apartments it is proposed to provide a bin store and also a bike store. The bin and bike store would form part of the building and is shown as being accessible from the lobby area of the building and also from the outside. The ground floor apartments would be provided with a small terrace that would be enclosed by a 0.6m high boundary wall with railings of 0.6m in height above it. The first and second floor apartments would have balconies. The terraces and balconies would be provided to the Sherbrook Road frontage. The building would have a pitched roof, but the lobby and staircase to the building would be flat roofed, with a window feature running down the middle, which has been designed to create a central bay feature to the building. The 8 houses would be built fronting onto Prior Road and would be constructed to form 4 blocks of semi-detached properties. The houses would be two storeys in height and would be set back approximately 8m from the boundary with Prior Road, so that the buildings would follow the same building line established by nos. 2, 4, 6 and 8 Prior Road (which are located further up the street). Each house would be provided with its own car parking space. A total of 18 car parking spaces would be provided as part of the development. 6 car parking spaces would be provided to the front of the flats, which would be accessed off Sherbrook Road and 12 would be provided for the proposed houses. The proposed development would be constructed using a mix of red and buff bricks, with red brick to window heads and cills and a concrete tile roof. Following comments received from the Urban Design Consultant, the street elevation of the proposed apartment block has been amended to provide more visual interest. Visitor spaces have also been created for the proposed houses in order to increase the number of car parking spaces to be provided as part of the development. The alterations do not raise any substantial changes to the proposed development and therefore no further consultations have been undertaken. A Design and Access Statement; Sustainability Statement; Bat survey and a Tree Survey has been submitted with the planning application. The Sustainability Statement indicates that the dwellings will be built to meet code level 3 of the Code for Sustainable Homes. It is indicated that rainwater collection system, heat recovery systems and solar panels will be considered for South facing roof slopes, which will reduce the environmental impact of the development. If the dwellings do achieve Code Level 3 then the buildings will be built to outperform the current minimum requirements of Building Regulations. Consultations 104 Neighbouring properties have been notified of the proposed development by letter. I have received no representations as a consequence of this publicity. However as the site notice consultation period does not expire until the 13 th of January 2012. Any representations received shall be reported at Planning Committee, any representations received in the interim will be verbally reported at Planning Committee. However, given that the site notice will expire two days after the Committee meeting is held, I am requesting that the decision be delegated to the Corporate Director to avoid any delay which may affect the redevelopment of the site, should Members concur with the recommendation. Nottinghamshire County Council Senior Forestry Officer: - The Senior Forestry Officer notes that whilst the group of trees on the Prior Road boundary make some contribution to the visual amenity of the area they are of limited quality and stature, and that as a consequence it may be preferable if they were removed and were replaced with semi-mature trees. Nottinghamshire County Council Highways:-The Highway Authority has raised no objections to the proposed development. The Highway Authority considers that the site is close to good transport links and notes that if any on-street car parking is to occur as a result of the proposed development, then this is likely to be on Prior Road and as such would not raise any highway safety implications. If householders did require an additional space in the future, the front gardens to the properties could accommodate one more car parking space. The Highway Authority has requested that should planning permission be granted that conditions be imposed to ensure that car parking spaces are provided in accordance with the approved plans, that a scheme is submitted to ensure that no surface water from car parking areas is discharged onto the public highway and that the car parking spaces are surfaced in a bound material. An informative has also been suggested to advise the applicant that works will be required to the Public Highway in order to provide the necessary vehicular accesses to the car parking spaces. The Highway Authority has been notified of the proposed changes to the proposed car parking and has verbally raised no objections to the alterations. Nottinghamshire County Council Education: - The proposed development meets the threshold at which a contribution can be sought in relation to providing education facilities. The Education Authority has advised that there is a shortage of primary school places in the area and that the proposed development could exacerbate the existing situation. The development is likely to generate the need for 3 primary school places and using the Department of Education cost multiplier figure of £11,455 per primary place the Local Education Authority would wish to seek a developers contribution of £34,365. Gedling Borough Council Environmental Protection: - Public Protection raises no objections to the proposed development. Gedling Borough Council Planning Policy: - Planning Policy raises no objections to the proposed development. Gedling Borough Council Direct Services: - I have received no comments from Direct Services. Any comments received will be verbally reported at Planning Committee. Gedling Borough Council Urban Design Consultant: - The Urban Design Consultant has raised no objections to the proposed development, but has suggested that the street elevation of the apartments could be made more visually interesting through the provision of Juliette balconies. Environment Agency: - The proposed development is not in a high risk environment or is able to offer significant environmental benefit from the Environment Agency’s perspective, and as such the Environment Agency has no comments to make in relation to this application. Severn Trent: - Severn Trent raises no objection to the proposed development, but has requested that a drainage condition be attached should planning permission be granted. Nottinghamshire Wildlife Trust: - I have received no comments from the Wildlife Trust. Any comments received will be verbally reported at Planning Committee. Natural England: - Natural England has assessed the application and has concluded that the proposed development would not have any adverse impact on any statutorily protected sites or species. Police Architectural Liaison Officer: - The Police Architectural Liaison Officer has not raised any objections to the proposed development, however it has been suggested that access to the rear of the houses should be restricted through the use of gates and that the rear garden areas should be protected by appropriate boundary fencing. The Police Architectural Liaison Officer has also requested that the area to the rear of the apartments should be restricted and that lockable gates should be provided.