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Committee Date:
16/04/2015
Application Number:
Accepted:
26/02/2015
Application Type:
Target Date:
23/04/2015
Ward:
Sutton Four Oaks
2015/01344/PA
Full Planning
Land rear of 30-44 Grange Lane, Sutton Coldfield, Birmingham, B75
5NA
Erection of 4 detached dwellings and detached double garages
Applicant:
Cerda Planning Ltd
Suite 322 Fort Dunlop, Fort Parkway, Erdington, Birmingham, B24
9FD
Agent:
,
Recommendation
Approve Subject To Conditions
1.
Proposal
1.1.
Consent is sought for the erection of 4 detached houses and a pair of detached
garages extending a scheme for 15 detached and semi-detached houses currently
under construction.
1.2.
The development would provide four 4-bedroom dwellings.
1.3.
The application site would be accessed from the proposed access road off
Worcester Lane. The access would run west to east from Worcester Lane into the
site and would then extend south west to north east running parallel with the
boundary with properties in Clarendon Road.
1.4.
The proposed dwellings would be two storey in height with a traditional design to
reflect the design of the dwellings approved under planning permission
2014/02515/PA and the interwar houses along Worcester Lane. Elevations are
generally asymmetrical with a variety of fenestration and material palettes (brick, offwhite render and tile hanging). Gable projections, porches and bay windows also
give additional articulation and a high quality to the elevations. The appearance of
the houses and quality architectural detailing and use of quality materials would
ensure that the development would reflect the character of the area.
1.5.
The general internal layout for the proposed dwellings would consist of a lounge,
kitchen, dining, study, WC, utility on the ground floor and bedrooms (some with ensuites/ dressing rooms) and a bathroom at first floor. The proposed private amenity
spaces would exceed your Committee’s minimum numerical guidelines set out in
Places for Living.
1.6.
Plots 1 and 2 would benefit from integral garages and plots 3 and 4 would benefit
from the proposed detached garages.
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1.7.
All of the dwellings would be constructed to Code Level 3 standard.
1.8.
17 low quality trees and hedges are to be removed.
1.9.
The following documents have been submitted in support of the planning
application:
Planning Statement
Design & Access Statement
Tree Survey
Bat and Protected Species Survey
1.10.
Site Density – 7 dwellings per hectare
Link to Documents
2.
Site & Surroundings
2.1.
The application site comprises an irregular shaped parcel of land that has historically
been used for informal recreational use located behind residential properties on
Worcester Lane and Grange Lane.
2.2.
The topography of the site is generally flat with groups of planting and trees located
within the site. More mature trees and planting is located along the northern and
eastern boundaries of the site.
2.3.
There is a dilapidated single storey building in the north east corner of the site.
2.4.
Worcester Lane is characterised by pairs of semi detached properties with hipped
roof design, bay column features. The surrounding properties are similar in design
vernacular and set back from the highway with front driveways and gardens.
2.5.
Parking along Worcester Lane is unrestricted and parking and traffic was noted to
be light during the site visit.
2.6.
Within the wider area there are examples of cul de sac developments such as
Coburn Drive (to the south east), The Grange (to the south west) and Rednall Drive
(to the north west).
2.7.
A development for 15 houses (approved under planning permission 2014/02515/PA)
is currently under construction immediately to the north of the application site.
Site Location Map
Street View
3.
Planning History
3.1.
16th April 2014 – 2015/02515/PA
Demolition of 29 &31 Worcester Lane, replacement of number 29, together with the
erection of 10no. 4 bed detached & 4 no. three bed semi detached dwellings,
associated access road and landscaping – Approved with conditions
20th February 2014 – 2013/08941/PA
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Demolition of 31 Worcester Lane, alterations and erection of a first floor side and
single storey rear extension to 29 Worcester Lane and erection of 13 dwellings,
associated access road and landscaping – Approved with conditions
4.
Consultation/PP Responses
4.1.
Site notice displayed and local residents, residents associations, local Councillors
and MP notified.
6 objections received from local residents expressing the following concerns:
The development would result in congestion on Worcester Lane;
Facilities in the local area are already overburdened;
Overlooking and loss of privacy;
Loss of trees;
Loss of wildlife; and
The development would affect property prices in the area
Comments have been received that the site has been cleared prior to submission of
the planning application; residents have endured 12 months of construction work and
damage has been caused to the rear access that serves properties on Worcester
Lane.
Transportation – no objection.
Regulatory Services – no objection
Seven Trent – no objection subject to condition for drainage scheme.
West Midlands Police – no objection
5.
Policy Context
5.1.
The following local planning policies are applicable:
Birmingham UDP
Draft Birmingham Development Plan
Mature Suburbs SPD
Places for Living SPG
Car Parking Guidelines SPD
The following national planning policy is applicable:
The National Planning Policy Framework
6.
Planning Considerations
6.1.
The proposal should be assessed against the objectives of the policy context set out
above.
6.2.
Your Committee may recall a planning application for the demolition of Nos.29 and
31 Worcester Lane and the erection of 15 dwellings approved in February 2014.
Following granting of planning permission an additional parcel of land has come
forward for development at the southern end of the site. The applicant is seeking
planning permission for 4 detached dwellings and a pair of detached garages. The
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dwellings would follow a similar design vernacular and would be accessed from the
proposed access road off Worcester Lane.
Policy
6.3.
The NPPF states that one of the Government’s key objectives is to increase
significantly the delivery of new homes that are well designed and located in
sustainable locations. The NPPF encourages the reuse of land that has been
previously developed (brownfield land) and advises that private residential gardens
are excluded from the definition of previously developed land. The NPPF does not
prevent development from taking place on residential gardens providing it satisfies
policies contained within the development plan and relevant planning documents
which resist inappropriate development of residential gardens, for example where
development would cause harm to the local area.
6.4.
The Birmingham UDP requires new developments to protect and enhance what is
good in the environment and to improve what is less good. Proposals, which would
have an adverse effect on the quality of the built environment, would not normally be
allowed. Paragraph 3.14D identifies good urban design principles which new
development must comply with. Policy 5.20 requires all new residential
developments to have a good standard of design to ensure that they do not detract
from the character of the surrounding area.
6.5.
Mature Suburbs SPD states that new housing can have a significant impact on local
distinctiveness and the character of an area and that new development must be of
'good design' resulting from a good understanding of the local character and
circumstances. It states that design should determine density and not vice versa. It
concludes that proposals that undermine and harm the positive characteristics of a
mature suburb will be resisted.
6.6.
Places for Living requires new residential developments to respond well to the local
context to ensure that the unique identity of a place is not harmed.
Principle
6.7.
The application site would provide a suitable place to live for future occupiers within
an existing residential area and with good accessibility to local services and
amenities. I therefore consider that the proposed development would make efficient
use of land and is acceptable in principle, in line with the Birmingham UDP and the
NPPF which seeks to deliver new homes in sustainable locations.
Impact on Character
6.8.
Mature Suburbs SPD identifies 7 factors which can be used to assess whether a
proposed development is in keeping with the character of an area. These factors
are; built form, spatial composition, architectural style, enclosure, density, degree of
landscaping and the character of the public realm.
6.9.
Worcester Lane is located within an established residential area and characterised
by predominantly semi-detached houses set on a linear building line with generous
sized and well established gardens. Within the wider area there are a number of culde-sac developments. I do not consider that there is an overall consistent or
prevailing layout type of cul-de-sac developments in the area which provides a
blueprint for other cul-de-sac schemes in the area.
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6.10.
The siting of the dwellings would provide a coherent building line and a sense of
enclosure at the end of an access road serving 14 other dwellings. The arrangement
and design of the dwellings would create a visual connection with the houses
approved under planning permission 2014/02515/PA to ensure the development
would not appear isolated and unrelated from the existing residential development.
A satisfactory gap between each dwelling would be provided to ensure an
appropriate spatial separation.
6.11.
I therefore consider that the proposed development would provide a high quality
residential development, which would reflect the character of cul-de-sac
developments in the local area and would not undermine or harm the positive
characteristics of the local area, in accordance with the local and national planning
policy.
6.12.
I note that the Council’s City Design Officer and Landscape Officer support the
proposed development subject to appropriate conditions.
Residential Amenity
6.13.
Places for Living states that there should be a minimum set back of 5m per storey
where proposed habitable room windows would face existing private amenity space.
The first floor habitable room windows in the proposed dwellings would be more
than 10 metres from existing rear gardens of neighbouring properties which accords
with your Committee’s guidelines. Therefore I am satisfied that there is adequate
distance between the proposed dwellings and existing rear gardens to ensure there
is no adverse impact on the amenities of adjoining occupiers in terms of loss of
privacy. Notwithstanding residents concerns, I do not consider that the proposed
development would generate an issue of loss of light taking into consideration the
separation distances between proposed and existing dwellings.
6.14.
All of the bedroom sizes would exceed your Committee’s guidelines set out in
Places for Living. It is noted that all of the bedrooms would have a satisfactory
outlook and all of the private amenity areas would exceed minimum guidelines for
family dwellings. I therefore consider that the dwellings would provide future
occupiers with a satisfactory standard of residential accommodation.
6.15.
I have attached a condition to prevent the proposed houses being enlarged with
extensions and additional windows from being inserted, as this would reduce the
size of their gardens and potentially have a detrimental impact on the amenities of
adjoining occupiers in terms of overlooking. A condition is also attached to ensure
the side facing non-habitable windows within each of the new houses are installed
with obscure glazing to avoid overlooking.
Highway Issues
6.16.
Transportation Development have not objected to the proposed development. The
car parking provision (200%) would exceed the minimum guidance outlined in Car
Parking Guidelines SPD and the turning areas for refuse and other heavy goods
vehicles is considered acceptable. I consider that the additional traffic generated by
the proposal would not adversely affect highway safety and free flow of traffic on
Worcester Lane or surrounding roads.
Trees & Ecology
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6.17.
The Tree Officer raises no objection to the application. I concur with this view and
note that the trees identified to be removed are not subject to a tree preservation
order and have a very limited public amenity value because they are not significant
or visible from Worcester Lane. It is noted that the better quality perimeter trees
would be retained as part of the development. I have attached conditions to ensure
appropriate tree protection for the retained trees on site, to secure replacement
trees, and to prevent any further tree works without the prior written approval from
the local planning authority.
6.18.
Notwithstanding the comments received from local residents the applicant has
submitted an Ecological Assessment. The assessment identifies that the site does
not include any habitats or species of particular significance. The habitat
enhancement measures recommended in the applicant’s original ecological
appraisal report to reduce the potential impact on nesting birds during site clearance
works has been secured by condition. I also note that the landscaping condition
includes measures to secure suitable native and “wildlife-friendly” plant species. I
therefore do not consider that the proposed development would significantly affect
the wildlife in the local area.
Affordable Housing
6.19.
The proposed development would provide 4 new dwellings at the end of the
development of 15 dwellings. A proposal for 19 dwelling would normally attract a
S106 agreement for affordable housing. The application sites have come forward at
different times and are in separate ownership I therefore consider that in this
particular instance a contribution cannot be sought.
Other Issues
6.20.
Regulatory Services raise no objection to the application. I concur with this view and
consider that the proposed development would not adversely affect the amenities of
nearby residents in terms of noise, disturbance or pollution.
6.21.
Severn Trent raise no objection to the application. I concur with this view and
consider that subject to the implementation of a sustainable drainage scheme the
proposed development would be acceptable.
6.22.
Property value is not a material planning consideration and therefore has not been
taken into consideration in assessment of this planning application.
7.
Conclusion
7.1.
The proposed development would provide 4 well designed new dwellings within an
existing mature suburb close to local amenities and services including public
transport services. It would reflect other cul-de-sac developments in the local area
in terms of design, layout, access point and density and would not undermine or
harm the positive characteristics of the area. The proposed development would have
an acceptable impact on the amenities of adjoining occupiers, highway safety, trees
or wildlife.
7.2.
I therefore consider that the proposed development would comply with Mature
Suburbs, Places for Living, the Birmingham UDP and the NPPF, which all seek to
make efficient use of land and to deliver new houses in sustainable locations that do
not harm the built and natural environment.
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8.
Recommendation
8.1.
Approve subject to the following conditions:
1
Requires the prior submission of sample materials
2
Requires the prior submission of hard and/or soft landscape details
3
Requires the prior submission of hard surfacing materials
4
Requires the prior submission of boundary treatment details
5
Requires the prior submission of a drainage scheme
6
Requires the prior submission details obscure glazing for specific areas of the
approved building
7
Removes PD rights for extensions
8
Removes PD rights for new windows
9
Protects retained trees from removal
10
Requires the implementation of tree protection
11
Requires the prior submission of a scheme for ecological/biodiversity/enhancement
measures
12
Requires the scheme to be in accordance with the listed approved plans
13
Limits the approval to 3 years (Full)
Case Officer:
Bhupinder Thandi
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Photo(s)
Photograph 1 – Site
Page 8 of 10
Photograph 2 – Existing dwellings under construction
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Location Plan
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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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