Committee Date: 07/03/2013 Application Number: 2013/00204/PA Accepted: 11/01/2013 Application Type: Reserved Matters Target Date: 12/04/2013 Development Ward: Erdington Land off Stonnal Grove, & Rowden Drive (Phase 1A), Lyndhurst Estate, Sutton Road, Erdington, Birmingham, B23 5US Reserved matters application for the erection of 26 no. 2, 3 & 4 bed houses (Phase 1A) associated with outline planning permission 2012/07153/PA Applicant: Agent: Recommendation Approve Subject To Conditions BMHT Housing & Regeneration Team, PO Box 16572, Birmingham, B2 2GL PRP Architects Ferry Works, Summer Road, Thames Ditton, Surrey, KT7 0QJ 1. Proposal 1.1. Reserved matters application for Phase 1A of the regeneration of Lyndhurst Estate consisting of 26no. houses. This is the first of a number of reserved matters applications that will provide approximately 300 new houses across the wider redevelopment site. This initial small-scale phase would provide 6no. 2-bed, 18no. 3-bed and 2no. 4-bed houses, in either detached or semi-detached form. The houses would be 2 or 2.5-storey, adopting a contemporary twist on a traditional house design and with a limited materials palette consisting of light grey multi stock buff facing brickwork, dark cement board panels and slate coloured tiles. 20no. would be for social rent and 6no. for private sale. 1.2. This phase focuses on the northern parcel of land within the wider redevelopment site adjacent to the existing Standleys Tower and the Cross City Railway Line. Either 100% or 200% in-plot parking would be provided to each new house as well as a number of unallocated communal/visitor parking equating to an overall provision of 150% across the phase. The existing public highway (Rogerfield Road and Stonnal Grove) would remain and new roads constructed that would, in essence, create a square around Standleys Tower 2. Site & Surroundings 2.1. Generally level parcel of vacant/cleared land to the northern tip of the Lyndhurst Estate, that wraps around Standleys Tower (9-storey sheltered housing scheme) and backs onto the Cross City Railway Line, a number of small workshops accessed off Chester Road as well as adjoining houses that face Chester Road. Standleys Tower dates back to the Estate s original construction during the 1960s and has been recently refurbished to give it a more modern appearance, being clad in grey/blue brickwork at groundfloor and white coloured render above with projecting Page 1 of 5
grey coloured bay windows. Retained 2-storey houses and maisonettes are located to the southeast and south west of the site along Rogerfield Road and Rowden Drive. These were also constructed during the 1960s and have a more traditional red/brown/buff brick and grey tile appearance. 3. Planning History 3.1. 06/12/12 2012/07153/PA. Minor material amendment attached to planning approval 2010/04319/PA for outline application for up to 316 new dwellings and reprovision of public open space and playing fields. Omission of relocated youth centre and new health centre surgery previously proposed and reduction of minimum on-site playing field re-provision from 0.4ha to 0.3ha. All matters reserved for subsequent approval excluding access. Variation of conditions 24, 34, 35 & 37 and deletion of conditions 18, 19, 20, 21, 22, 23, 25 & 26. Approved. 3.2. 21/10/10 2010/04319/PA. Outline application for up to 316 new dwellings, revised highway layouts, new open space, relocated youth centre, new multi games area and new D1 facility: healthcentre surgery. All matters reserved for subsequent approval excluding access. Approved. 3.3. Various applications for the refurbishment of the retained high rise tower blocks and prior determination for the demolition of houses/flats on the Lyndhurst Estate. 4. Consultation/PP Responses 4.1. Transportation Development Awaiting comments 4.2. Regulatory Services No objection. 4.3. West Midlands Police No objection. Considers that the layout could achieve Secure By Design. 4.4. West Midlands Fire Service No objection. 4.5. Network Rail No objection. 4.6. Local residents, residents associations, Councillors and MP consulted with site and press notices posted. No responses received. 5. Policy Context 5.1. Birmingham UDP 2005, Draft Birmingham Development Plan, Places for Living SPG, Car Parking Guidelines SPD and NPPF. 6. Planning Considerations 6.1. The principle of the use of this parcel of land for housing has been previously established with the existing outline planning permission. The issues for consideration are those that were reserved for subsequent approval, namely access, appearance, landscaping, layout and scale. 6.2. The layout would reinforce existing streets and create new streets that would be suitably enclosed by the new houses with good levels of natural surveillance and security. Standleys Tower would remain the focal point to this part of the wider estate. West Midlands Police raise no objection and, whilst not required, believes Page 2 of 5
that Secured By Design accreditation could be achieved. The design of the new houses reflects a traditional approach with facing brickwork and tiled pitched roofs but with more contemporary detailing to the fenestration and architectural features such as bay windows and porches. In light of the retained 1960s buildings on the estate, of which the high-rise tower blocks have been given a contemporary refurbishment, it is considered that this design approach is appropriate and would significantly enhance the character and quality of the area. The use of light grey buff bricks are considered acceptable in this location, which contain a variety of red, brown and buff brick buildings. It is anticipated that the future phases located next to Sutton Road will consist of red brickwork to respond to the existing traditional properties to the opposite side of Sutton Road. 6.3. An important characteristic of the wider redevelopment site are the mature trees, of which some reflect the historical boundaries prior to the Estate s construction in the 1960s. This application would see the removal 7no. Cat C trees (Sycamore, Norway Maple and Horse Chestnut) along the north boundary. 2no. Young Maple and a Common Lime (all Cat B) within the vicinity of the Standleys Tower would be removed to accommodate new highway. This new highway would create, in essence, a square around Standleys Tower and has clear benefits in terms of urban design and natural surveillance and security from residential properties. Phase 1 also incorporates new landscaping, to be in accordance with the BMHT External Works Design Guide. The submitted landscape strategy includes 18no. medium sized street tree planting (Wild Cherry, Rowan, Acer and Silver Birch) within the new front gardens. Furthermore, 6no. trees (Rowan and Whitebeam) would be planted along the north boundary. Prominent trees surrounding Standleys Tower would be retained and the new landscaping proposed would complement the development s setting. The Tree Officer is satisfied with this approach. The detailed landscaping scheme would be covered by the phased landscaping condition attached to the outline consent. 6.4. 150% parking would be provided either with in-plot allocated bays within the front garden or unallocated bays that are easily accessible and well overlooked by surrounding properties. Whilst the site of this first phase is to the extreme-end of the estate, it is still in a sustainable location, within close proximity to Erdington Town Centre, Wylde Green Neighbourhood Centre and good public transport links. Access to and from the Estate s existing junctions with Sutton Road were approved under the outline consent. 6.5. The proposal would have no adverse impact on either existing residential amenity within or adjoining the estate, achieving the relevant setback and interface distances contained within Places for Living. The proposed houses would provide an appropriate level of accommodation with bedroom and garden sizes also achieving Places for Living guidelines. The outline consent established that only those properties within a particular distance of Sutton Road would require additional noise insulation measures. The houses subject to this application are not affected. 7. Conclusion 7.1. This reserved matters application is in accordance with the parameters established in the outline planning application and relevant policy and guidance, and as such planning permission should be granted. 8. Recommendation 8.1. Approve subject to conditions. Page 3 of 5
1 Requires the scheme to be in accordance with the listed approved plans Reason for Approval 1 Birmingham City Council approves the following reserved matter(s) subject to the condition(s) listed below (if appropriate). The reason for granting permission is because the development complies with outline consent 2012/07153/PA and is in accordance with: Policies 3.8, 3.10, 3.14, 3.16A, 3.53B, 3.57, 3.71-3.76, 5.37, 5.7-5.40, 6.17, 6.39 of the Birmingham Unitary Development Plan 2005; and Places for Living (2001); and the National Planning Policy Framework. Case Officer: Peter Barton Page 4 of 5
Page 5 of 5
32 11 656 3 5 9 128 APPENDIX 16 Boro Works 5 N 20 15 Works 658 660 667 660 1 25 670 CR Boro Const & Ward Bdy 33 FF STONNAL GROVE Standleys Tower 19 21 El Sub Sta 14 15 Und 1 to 12 14 to 37 ROGERFIELD ROAD 11 7 15 1 17 11 3 122 124 Malcolm Lo Youth 126 144 130 132 106 148 140 90 92 98 96 94 100 102 104 ROWDEN DRIVE ROWDEN DRIVE 150 146 154 152 142 134 136 156 138 158 78 This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon 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, 2009 SCALE 1:2500 1:1250 Land off Stonnal Grove & Rowden Drive (Phase 1A) Lyndhurst Estate Sutton Road Erdington Birmingham B23 5US 2013/00204/PA This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon 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, 2009 Statutory Listed Building Locally Listed Buildings Conservation Area Neighbourhood Offices Site Boundary Site Location Development Directorate 1 Lancaster Circus Queensway Birmingham B2 2JE. Date:25/9/2007 SCALE 1:5000 Birmingham City Council