PLANNING COMMITTEE

20th February 2018

SCHEDULE OF APPLICATIONS

REPORT OF THE CHIEF OPERATING OFFICER

BOROUGH OF TAMWORTH

PLANNING COMMITTEE

SCHEDULE OF APPLICATIONS

20th February 2018

A Reports for Consideration 2 B Variations to approved applications 0 C Appeals received 0 D Appeal decisions 0 E Issues Papers 4 F Footpath diversion applications 0

BACKGROUND PAPERS

All other documents referred to in individual reports

SUMMARY OF PLANNING APPLICATIONS FOR DETERMINATION Part A Applications Received Application Number: 0566/2017 Development: Reserved matters application for the construction of 44 dwellings and retail unit

including layout, appearance, scale and landscaping Location: Land at Kerria Centre, Kerria Road, Amington, Tamworth B77 4EW Recommendation Approval subject to the conditions ………………………………………………………………………………………………………………………………. Application Number: 0567/2017 Development: Reserved matters for the construction of 97 dwellings including layout,

appearance, scale and landscaping Location: Land off Tinkers Green Road, Wilnecote, Tamworth B77 5DD Recommendation Approval subject to the conditions ………………………………………………………………………………………………………………………………. Part E Issues papers Application Ref: 0341/2017 Development: Outline application for up to 165 dwellings, public open space, landscaping,

sustainable urban drainage and associated infrastructure - All matters reserved except access

Location: Land at Rush Lane, Dosthill, Tamworth Recommendation: The Planning Committee are recommended to note the item for

information and raise any relevant planning issues on which they require further clarification and which are requested to be addressed in any future planning application

………………………………………………………………………………………………………………………………. Application No.: 0055/2018 Developments: Hybrid Application – Full application for the construction of Car showroom with

associated sales facility, car repairs, MOT, storage and valet facility with associated infrastructure, parking, access and landscaping. Outline application for approximately 7 B1(b,c) B2 and B8 Units, 2 car dealerships and 2 drive-thru restaurants (A3/A5) with associated access, servicing, landscaping and parking.

Address: Land South of A5, Tamworth, Staffordshire Recommendation: The Planning Committee are recommended to note the item for

information and raise any relevant planning issues on which they require further clarification and which are requested to be addressed in any future planning application

……………………………………………………………………………………………………………………………….

Application No.: 0065/2018 Development: Demolition of existing A1 Supermarket and Petrol Filing Station (5000 square

metres) and construction of 2,125 sq.m. Supermarket, three A1/A3 Units (total of 720 sq.m.), a crèche (279 sq.m.), a gym (1533 sq.m.) and Retail terrace (7237 sq.m.) (Total of 11894 sq metres)

Location: MIDLAND CO-OP EXTRA Brent Tame Valley Industrial Estate Tamworth Recommendation: The Planning Committee are recommended to note the item for

information and raise any relevant planning issues on which they require further clarification and which are requested to be addressed in any future planning application

………………………………………………………………………………………………………………………………. Application No.: 0069/2018 Developments: Extension of the retail terrace [unit 7] to provide a new unit [unit 8] Address: Land adjacent to Unit 7 Ventura Retail Park, Tamworth Recommendation: The Planning Committee are recommended to note the item for

information and raise any relevant planning issues on which they require further clarification and which are requested to be addressed in any future planning application

……………………………………………………………………………………………………………………………….

Application Number: 0566/2017 Development: Reserved matters application for the construction of 44 dwellings and

retail unit including layout, appearance, scale and landscaping Location: Land at Kerria Centre, Kerria Road, Amington, Tamworth B77 4EW Extended Target Date: 19/03/2018 1. Introduction 1.1 On 7th July 2015 the Committee granted outline planning consent for the comprehensive

redevelopment of the Kerria Centre consisting of the erection of up to 44 residential (Class C3) dwelling units, retail (Class A1) unit of up to 381 m2 gross and associated car parking, and means of access with all other matters reserved.

1.2 This application is for reserved matters relating to layout, appearance scale and landscaping. 1.3 “layout” means the way in which buildings, routes and open spaces within the development are

provided, situated and orientated in relation to each other and to buildings and spaces outside the development;

1.4 “appearance” means the aspects of a building or place within the development which determines the

visual impression the building or place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture;

1.5 “scale” means the height, width and length of each building proposed within the development in

relation to its surroundings; 1.6 “landscaping”, means the treatment of land (other than buildings) for the purpose of enhancing or

protecting the amenities of the site and the area in which it is situated and includes— (a) screening by fences, walls or other means; (b) the planting of trees, hedges, shrubs or grass; (c) the formation of banks, terraces or other earthworks; (d) the laying out or provision of gardens, courts, squares, water features, sculpture or public art;

and (e) the provision of other amenity features;

2. Site and Surroundings 2.1 The Kerria site is positioned to the east of Tamworth Borough. There are a number of three and four

storey 1970’s maisonettes focused around a local shopping area (Neighbourhood Centre 4). The site is bordered by a public footpath on most sides and sits adjacent a more modern (approximately 1990’s) housing estate to the south. An area of land exists fronting onto Kerria Road which has remained vacant and untended since the demolition of the Gardners Arms which previously occupied the site. Within the Local Centre is a mix of existing retail and commercial units with residental flats above and vehicular access from ‘Robinia’ to the south of the site. A similar communal parking arrangement exists to the north close to ‘Magnolia.’

2.2 The existing buildings on the site are inward facing and are surrounded by pockets of poorly defined open space, hardstandings and pedestrian links all with little natural surveillance or apparent ownership or territoriality. Such factors contribute to a lack of obvious defensible space in the area which typically would contribute to the ASB and crime.

3. Proposal 3.1 Outline planning consent has been granted for the demolition of the existing 1.06 Ha site which will

result in the loss of 36 flats, a community centre known as ‘Amington One Stop’ and 5 No. small shop units.

3.2 The area will be redeveloped to provide up 44 residential dwellings (net gain of 8 units) and a retail store (A1 use class) up to 381sqm.

3.3 The 44 residential units will comprise of 8 one bed apartments 4 two bed apartments 24 two bed houses 8 three bed houses 3.4 The layout of the site has been designed to be outward facing with active frontages, incorporating

landscaping and boundary treatments appropriate to the local context. 3.5 The layout has 4 distinct elements based on Plots 1-19 Plots 20-23 Plots 24–36 Plots 37–44 and the shop 3.6 Plots 1-19 comprise the northern part of the site and are accessed via a loop road from Kerria Road.

All of the properties have their own private gardens and in curtilage parking (the only exception being plots 10 and 11 which front Kerria Road and hence parking is located nearby on the proposed loop road.

3.7 Plots 20-23 sit in the south western corner of the site, adjacent to a proposed flatted scheme that is

being developed by a private developer. These properties have an area of communal open space and parking directly opposite their entrance.

3.8 Plots 24-36 comprise the southern part of the site and area access via the loop road serving plots 1-

19, and the existing road, Robinia, which forms the southern boundary to the development. All of the properties have their own private gardens and in curtilage parking

3.9 Plots 37-44 and the shop are located in the south eastern part of the site, with the 8 apartments

sitting above the proposed shop. 9 parking spaces, accessed from Robinia, will be available for residents, with a further 6 parking spaces provide for shop customers. An additional 17 customer and staff parking spaces are available on the existing communal car park to the south west of the site. Servicing to the shop will be from Robinia

3.10 The appearance of the properties is traditional brick and tile construction, with some rendering in

key locations to provide variety and landmark buildings. Pitched roofs are to all of the houses, but the store, with apartments above will have a more distinctive part pitched, part flat roof. The final design of the shop frontage will be the subject of a separate application

3.11 The scale of the buildings is predominantly 2 storey in height, but the shop/apartment block will be 3

storey 3.12 A comprehensive landscaping scheme has been submitted, incorporating trees and hedges

designed to soften the impact of the development, to provide visual interest and screen parking areas

3.13 The following documents have been submitted in support of the application and all are available to

view at www.tamworth.gov.uk

1 Design and Access Statement 2 Location Plan 3 Layout Plan 4 Landscape Plan 5 Levels 6 Street scenes 7 Floor plans 8 Elevations

4. Key Issue

• Housing Mix, Density and Affordable Housing • Layout (including consideration of highway matters, parking, residential amenity i.e. garden

sizes and separation distances • Appearance • Scale • Landscaping including existing and proposed trees and biodiversity implications • Other matters

5. Conclusion 5.1 The proposals now presented for consideration are the culmination of many months of deliberation

by the applicants, the community and the planning officers. The application has evolved since the submission of the application, addressing issues relating to highway matters, parking, design and landscaping. It is considered that the development now proposed represents a high quality development fully compliant with the requirements of the development plan.

5.2 Taking into account all of the above matters and those raised in the submitted representations, for

the above reasons the application is considered to comply with Tamworth Local Plan Policies TRA3, ENV7, ENV8, ENV9, ENV14, ENV19, Policies HG3 and EC4 of the Emerging Local Plan and Paragraph 7 of the NPPF.

Recommendation Approval subject to the conditions

0566/2017

This material has been reproduced from Ordnance Survey digital map data with the permission of the controller of Her Majesty’s Stationery Office, © Crown Copyright.

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6 Relevant Site History 0111/2015 Comprehensive redevelopment consisting of the erection of up to 44 residential (Class C3)

dwelling units, retail (Class A1) unit of up to 381 m2 gross and associated car parking, and means of access with all other matters reserved. Approved subject to conditions 7th July 2015

0294/2017 Demolition of flats, shops and community centre, strip out and removal of all paving and hardstandings Approved subject to conditions 11th August 2017

0551/2017 Removal of condition 10 (duplicated condition) and 14 (parking space/junction

distance from public carriageway edge) of planning permission 0111/2015 Current application

7 Consultation Responses 7.1 Tamworth Borough Council Development Plan Team

The principle of development at this site was agreed at outline application stage (0111/2015). This response concerns matters of detail including housing mix, parking, Local Centre and open space. The site is located within the Tamworth Road, Amington local centre (LC8) as defined on the Local Plan 2006-2031 Policies Map. As such Local Plan policy EC4 Supporting Investment in Local and Neighbourhood Centres applies. Policy EC4 states that proposals which enhance the vitality and viability of local centres will be supported including higher density residential development and improvements to existing housing provision, particularly in those centres located within regeneration priority areas identified in Policy HG3. As the applicant points out, the site is within a regeneration priority area and so higher density residential development would be supported where it contributes to the regeneration of the area. The application proposes a retail unit of 360sqm, therefore complies with Policy EC4. Policy EN3 (Open Space and Green and Blue Links) The scheme proposes 44 dwellings, which is a net increase of 8 dwellings. No on site open space is being provided but there is a large open space adjacent to the development (Foxglove/Greenheart open space). With the adjacent open space it would be desirable for the development to link with it and improve access if at all possible. Parking The development would generate a requirement for 101 car parking spaces, which meets current TBC Local Plan car parking standards Policy HG5 Housing mix The development provides a mix of dwellings:

Development Local Plan 1 bed 18% 4% 2 bed 64% 42% 3 bed 18% 39% 4 bed 0% 15%

The scheme proposes the majority smaller dwelling types, with a predominance of 2 bedroom houses therefore does not adhere to the housing mix outlined in Policy HG5. The scheme, however, proposes a mix of smaller affordable dwellings for specific local needs, which is acceptable. Policy EN5 design of New Development Policy EN5 advocates refusal where proposals do not improve the character or quality of an area and the way it functions. The design of the development includes a 360sqm retail unit with flats above. The flats overlook the service area of the retail unit, which is not ideal from an amenity point of view. In terms of the materials palette, this seems to be deliberately limited as although there is contrast within the scheme, a small palette will not achieve a great deal of variation. The detailing of the properties is also unimaginative and will not contribute to the Council’s commitment to raising design quality. The scheme has been designed to a narrow brief and cost schedule and this is clear in the streetscape drawings provided. A Design Supplementary Planning Document is currently in preparation and will provide further detail on assessing schemes and their relative design merits. Conclusion Policy EC4 has been set aside for this application as the shopping facilities will be lost and not replaced. The car parking provision, mix of accommodation and density is appropriate for the location. The proposal accords with the Local Plan. However, the overall design is lacking in imagination and although it will enhance the local area, it will not be setting any benchmarking standards that encompass the local context, history and characteristics of the area.

7.2 Staffordshire County Council Highway Authority

Initial comments (3rd January 2018)

• The application needs to be accompanied by a plan showing what areas are to be put forward for adoption by the Highway Authority (Section 38 of the Highways Act 1980). The areas proposed for adoption is usually highlighted in pink;

• The Proposed Site Plan (Drawing No. D01, Revision E) shows red tarmac on the main internal (loop) road network and on parts of the footway network. If this is to be put forward for adoption by the Highway Authority we can only accept BLACK tarmac due to the high cost of future maintenance of such materials. Secondary, we would not wish to see the use of any block paving as a substitute within the main carriageway where turning manoeuvers take place (e.g. at the junction between Plots 23 & 24) due to future maintenance issues with blocks being damaged and moving;

• The Refuse Vehicle Tracking plan (Drawing No. SK1002) currently shows a 9m long refuse vehicle. The vehicle used in the tracking plan is too small and is smaller than the refuse vehicles currently used by Tamworth Borough Council. If the proposed road network is to be adopted by Staffordshire County Council, a swept path analysis of an 11.9m vehicle needs to be undertaken. It should be noted that all of the refuse vehicles wheels need to stay within the area that will be adopted carriageway (road) and the whole length of the vehicle needs to remain within the area which is to be put forward for adoption (this includes the footway);

• The Proposed Site Plan (Drawing No. D01, Revision E) shows a section of red tarmac on the main internal (loop) road network and 2no. traffic calming chicanes. My comments on the use of red tarmac are as previous described above, however, due to future issues with refuse vehicle tracking and forward visibility, I would recommend that the 2no. chicanes are removed. Due to the nature of the road, I believe traffic speeds should be low and therefore calming not required;

• Either the Proposed Site Plan (Drawing No. D01, Revision E) or a new plan needs to show a forward visibility splay along the street edge especially around the corner of Plot 19. Any new or revised plan needs to show a 20m forward visibility envelope around the inside of the corner of Plot 19. The visibility envelope should remain clear of any building and parking spaces. An example of a forward visibility envelope can be found in Manual for Streets published by the Department for Transport in 2007 – page 94, Figure 7.19;

• The visibility available for a car when leaving the proposed driveway of Plot 30 would be limited if the proposed frontal shrubs or hedge were planted (as shown on Drawing No. D300 – Landscape Plan). This also applies to Plots 01, 02, 03, 04, 19, 32 and 33 for example. Would the applicant be happy for a condition to limit the height of any boundary planting to 600mm or would the applicant prefer to remove all boundary planting and to keep all frontages open in order to increase vehicular and pedestrian visibility;

• The second allocated parking space on Plot 25 (closest to the road) is too short and needs to be a minimum length of 4.8m along both edges of the parking space. Please amend;

• Plots 37-44 are located on the first and second floors above the ground floor commercial unit. Tamworth Borough Council parking standards currently require 1no. residential parking space per flat and 1no. visitor space per 4no. flats. Each flat currently provides the required 1no. residential parking space but only 1no. visitor space is shown within the row. 2no. parking spaces should be provided and I’m guessing that the second is within the block of 6no. currently labelled as ‘Com Visitor Spaces’ on the Proposed Site Plan (Drawing No. D01, Revision E). Can the applicant please clarify these parking arrangements and maybe explain how they anticipate making sure these spaces are used by visitors to the residential properties rather than the commercial unit(s). On a side issue, I note that the staff and commercial unit visitor parking spaces are in the far south west corner of the site and are shown within a blue edge on the Proposed Site Plan (Drawing No. D01, Revision E). Should this area not be included within the red edge of the application as this relates to car parking associated with the commercial unit? ;

• Both the Refuse Vehicle Tracking plan (Drawing No. SK1002) and the Proposed Site Plan (Drawing No. D01, Revision E) show a service vehicle delivery compound at the rear of the commercial unit. Firstly, neither plan shows a swept path analysis of the vehicle entering and leaving the compound and therefore it is difficult to be sure that a vehicle of this size can safely carry out this manoeuvre. Secondly, I believe that compound access is extremely tight and a vehicle of this size would cause disruption to the local highway network whilst trying to use it. Service vehicles should enter a compound in a forward gear and leave in a forward gear. I also note that the gates into the service vehicle compound open outwards towards the highway which is not acceptable. Does the applicant have any additional information with regards to how many times a day and or week the proposed service vehicle delivery compound at the rear of the commercial unit would be used;

• The application needs to be accompanied by a Stage 1 Road Safety Audit. The Road Safety Audit is needed to identify any potential road safety issues or problems (e.g. service vehicle delivery compound) that may affect all users of the highway and to recommend measures to eliminate or mitigate any identified problems. Further comments following receipt of revised plans (22nd January 2018) Drawing No. SK1002, Revision D (Refuse Vehicle Tracking) The plans also shows a 10m rigid lorry reversing into the service compound off Robinia Road – it doesn’t show a track of the vehicle leaving the site (e.g. turning left). It would be useful to see if the exit track of the lorry runs over any of the highway kerbing. Drawing No. D300, Revision A (Landscape Plan) I still have concerns with regards the proposed traffic calming chicanes. The response below states that “As per our meeting the traffic chicanes have been retained as a client requirement”. Can I ask why these have been retained? Firstly, I’m not convinced chicanes are needed and if they were, why two? The southernmost chicane adjacent to Plot 19 gives me the most concerns. A road safety audit at this stage of the process would be really helpful but this looks to have been declined by the applicant. I’m just concerned that when Staffordshire County Council comes to do the design

check prior to adoption we may find an issue which then has a knock-on effect for the approved planning layout. One concern for example is that as we don’t have any adopted highway verge on the western side of the site which would then restrict us from being able to place the appropriate road signs. If the applicant is determined to have a chicane, could we just not have one – maybe adjacent to Plot 01 or 02’s front garden? At least this would give drivers good forward visibility when on the wrong side of the road and it wouldn’t conflict with any proposed driveways. With regards the forward visibility splay that’s shown on this drawing, again the splay shows it cutting through a boundary hedge. As discussed on the Tinkers Green scheme, it would make sense for highway adoption purposes for the footway to be widened very very slightly which would allow the whole of the visibility splay to be kept within the control of the highway authority and it wouldn’t then impose any height restriction on the proposed boundary hedge.

7.3 Tamworth Borough Council Environmental Protection

I have evaluated this scheme and on the whole have no comments to add, with the exception of concerns with regard to the proposed flats above the shops (commercial unit). The delivery area seems adequately screened in the main from the houses opposite, but the location of reversing vehicles and unloading directly below flats above that have windows in close proximity should be tested prior to occupancy to ensure the noise criteria is met. A scheme should be considered on Plot 37 bedroom 1 & 2, Plot 41 beds 1 & 2, Plot 40 bed 1 & Plot 44 bed 1, that have potentially affected windows within acoustic range of the delivery area. Noise levels should be compiled from a similar site and these figures used to calculate above requirements, (i.e. glazing requirements, ventilation etc.) to comply with below. 1 Noise Before the development hereby approved commences a scheme of sound insulation shall be submitted to and approved in writing by the local planning authority. The scheme shall take account of the need to provide adequate ventilation, which may be by mechanical or passive means and shall be designed to achieve the following criteria with the ventilation operating: Bedrooms 30 dB LAeq, 8 hr (2300 hrs to 0700 hrs) 35 dB LAeq, 16 hr (07:00 hrs to 23:00 hrs) Living rooms 35 dB LAeq, 16 hr (0700 hrs to 2300 hrs) Dining room / area 40 dB LAeq, 16 hr (07:00 hrs to 23:00 hrs) Bedrooms 45 dB LAmax (2300 hrs – 0700 hrs) Before this part of the development is occupied the completed scheme shall be validated by a competent person and a validation report submitted to and approved in writing by the local planning authority.

7.4 Joint Waste Service Refuse/recycling storage and collection. Each house needs to be provided with facilities for the storage of 1 wheeled refuse bin (larger families have may have 2 bins), at least 1 wheeled recycling bin (households may need another bin if they produce a lot of recycling) and at least 1 wheeled garden waste bin (depending upon garden size). On collection days these receptacles have to be left on the front boundary of the property adjacent to the adopted highway (not on the highway) for collection. The council does not encourage the use of bin collection points as these have the potential to cause nuisance such as bins being left out after collection, fly tipping, littering, contamination of recycling and preventing participation from being monitored. An individual property should present their waste at the curtilage of their property. The Council’s refuse and recycling service does not normally take vehicles into private roads and courtyards unless indemnified to do so. The road surface should be sufficient to take a 32 tonne

vehicle and there should be sufficient room to allow safe access and egress for an RCV. The refuse/recycling collectors should have a pull distance of no greater than 10m. Apartment blocks and other multi-occupied residential buildings will normally be serviced by the provision of bulk refuse bins in the following ratios: - For 6 households/20 persons. • 1 of 1100 litre bulk wheeled bin • 1 x 1100 or 3 x 360l bins for recycling • 2 garden waste bins 240 litre (if applicable) • Adequate storage for bulky items e.g. large furniture, white goods, etc. A suitable bin store will need to be provided with: - • Doors / access designed to allow bins and bulky items to be safely and easily manoeuvred in and

out. • Adequate space for users to have safe easy access to the bins • Adequate internal and external lighting • Protection from inclement weather for users • Positioned to be within a reasonable walking distance of the furthest apartments that it serves

(taking account of the weight to be carried and that some residents may be physically incapacitated).

• Must be directly accessible from the adopted highway (with a dropped kerb) to allow bulk bins to be emptied.

• 3m² Bin store The Council’s refuse and recycling service does not normally take vehicles into private roads and courtyards. It is not acceptable to rely on residents to move bulk refuse bins to the highway for collection. The road surface should be sufficient to take a 32 tonne vehicle and there should be sufficient room to allow safe access and egress for an RCV. The refuse/recycling collectors should have a pull distance of no greater than 10m.

7.5 Staffordshire Lead Local Flood Authority

Unable to comment as no drainage strategy or flooding information has been submitted

7.6 Staffordshire County Council School Organisation

This development falls within the catchments of Amington Heath Community School and Landau Forte Academy – Amington. The School Organisation Team was consulted on Outline Application (0111/2015), which was granted on 7th July 2015 without an education obligation.

7.7 Severn Trent Water

I can confirm that we have no objections to the proposals subject to the inclusion of the following condition: • The development hereby permitted should not commence until drainage plans for the disposal of foul and surface water flows have been submitted to and approved by the Local Planning Authority, and • The scheme shall be implemented in accordance with the approved details before the development is first brought into use. This is to ensure that the development is provided with a satisfactory means of drainage as well as to prevent or to avoid exacerbating any flooding issues and to minimise the risk of pollution.

Severn Trent Water advises that there are public sewers located within this site. Public sewers have statutory protection and may not be built close to, directly over or be diverted without consent. You are advised to contact Severn Trent Water to discuss the proposals. Severn Trent will seek to assist in obtaining a solution which protects both the public sewer and the building. Please note, when submitting a Building Regulations application, the building control officer is required to check the sewer maps supplied by Severn Trent and advise them of any proposals located over or within 3 meters of a public sewer. Under the provisions of Building Regulations 2000 Part H4, Severn Trent can direct the building control officer to refuse building regulations approval.

7.8 Staffordshire Police Architectural Liaison Officer The Police support the proposed layout as it provides outward looking aspects and back to back

security of the proposed plots. They also provide some detailed comments/guidance as follows

• Provision of lockable gates where rear access is proposed

• Restriction of the height of any boundary treatment at the front of the property to enable natural surveillance to occur

• Provision of higher boundary treatments to the rear of the properties and in vulnerable locations

• Provision of in curtilage car parking, or where not possible in sight of respective dwelling

• Restriction in height of landscaping adjacent to car parks

• Avoidance of blank gables

7.9 Staffordshire Fire and Rescue Service

Appropriate suppies of water for firefighting and vehicles access should be provided at the site, as indicated in Approved Document B Volume 1 requirement B5 section 11

Roads and drives upon which appliances would have to travel in order to proceed to within 45 metres of any point within the property should be capable of withstanding the weight of a Staffordshire firefighting appliance (G.V.W. of 17800 kg).

The Staffordshire Fire and Rescue Service recommend the provision of a sprinkler system to a relevant standard.

8 Public Representations

8.1 No public representations have been made in respect of this planning application

9 Planning Considerations

• Housing Mix, Density and Affordable Housing • Layout (including consideration of highway matters, parking, residential amenity i.e. garden

sizes and separation distances • Appearance • Scale • Landscaping including existing and proposed trees and biodiversity implications • Other matters Housing Mix, Density and Affordable Housing

9.1 The scheme proposes the majority smaller dwelling types, with a predominance of 2 bedroom

houses therefore does not adhere to the housing mix outlined in Policy HG5. The scheme, however, proposes a mix of smaller affordable dwellings for specific local needs, which is acceptable.

9.2 The application proposes a density of 42 dph on the 0.31 ha net developable area. This meets the

minimum required by Emerging Policy HG6 Housing Density. 9.3 The application will result in the addition of 44 dwellings to the council housing stock, resulting in the

provision of a 100% affordable housing. This is well above the minimum standard stated in Emerging Policy HG5 and will assist in meeting the target of 1000 over the plan period.

Layout

Highway Matters

9.4 Comments were initially received from the Highway Authority on 3rd January 2018 which led to

requests for further information and amendments to the scheme. These were received on 17th January and forwarded to the Highway Authority for further comment. Further comments were received from the Highway authority on 22nd January 2018 identifying 3 outstanding issues as follows

1. Need for tracked path information in respect of vehicles servicing the shop 2. Concerns about the provision of 2 chicanes at the western end of the loop road 3. Concerns about planting within a forward visibility splay adjacent plot19

In response to these concerns the applicant has submitted further revised plans providing further information /amendments as follows 1. A tracked path has been provided for the service vehicle which shows that the wheels of a

10 metre vehicle can be accommodated within the confines of the road. 2. No change has been made to the chicanes, as this was a specific request of the Council’s

working party 3. The forward visibility splay is now wholly contained within the footpath

Given compliance with all the Highway Authority requests, with the exception of the chicanes, it is now considered that the development is acceptable. A final “sign off” response was awaited at the time of writing of this report

Parking 9.5 The development would generate a requirement for 101 car parking spaces, which meets current

TBC Local Plan car parking standards 9.6 Whilst parking is for the most part within the curtilage of the respective dwelling there are isolated

instances where this is not the case, attention is drawn in particular to plots 10, 11, 20-23 and apartments 37–44.

9.7 Plots 10 – 11 front onto Kerria Road, the main distributor road serving the area. Whilst the fronting

onto Kerria Road represents good urban design, creating a defensible attractive appearance the potential to introduce individual accesses is limited. Kerria Road currently has no individual properties with direct access to the highway, and the presence of landscape features, road junctions and bus stops make the introduction of new vehicular accesses impossible. It is recognised that the owners of vehicles belonging to residents of plots 10 and 11 would not be able to view their cars from their property, but they would be in close proximity and would be highly visible to other residents and the community at large. It is considered that this arrangement is acceptable

9.8 The car parking facilities provided for plots 20-23 lie on the opposite side of the road to the

apartments they serve. In this location they are accessible to the respective residents and in clear view to them. This is considered acceptable

9.9 Car parking for the apartments above the shops is close to the entrance to the apartments and is

visible from their property. It is considered that this arrangement is acceptable 9.10 Members did raise a concern about the number of parking spaces available for the shop, and the

potential for customers to park on resident’s parking spaces. The suggestion was made that these spaces should be protected to prevent unauthorised use, but this should not be done in a manner that would restrict movement on the highway. Signage would be the most appropriate mechanism to achieve this

Amenity 9.11 All of the houses have access to a reasonable sized, secure and private rear garden. The

apartments at plots 20-23 have access to a small communal garden located on the southern side of the building, which will afford residents the opportunity to relax at their property. The apartments above the shop have no dedicated private amenity space. All properties will have access to nearby public open space with good links by foot and cycle already being in existence.

9.12 Separation distances between the houses, particularly taking into account changes in levels across

the site meet all reasonable expectations, and as a consequence the potential for overlooking or overshadowing is significantly reduced.

9.13 The separation distances between the apartments on plots 20-23 and permitted development to the

south has been carefully considered. A distance of 19.45 metres is provided and given the nature of the accommodation and the internal floor layouts of the respective buildings it is considered that this is acceptable.

Appearance . 9.14 In considering matters of design, which includes scale and appearance, consideration must be given

to the both the decision making context and where the development sits within the Borough, and consequently the character and appearance of the area.

9.15 From a decision making perspective the local planning authority must be guided by adopted policy

and in particular policy EN5. This policy identifies a number of key factors that must be taken into account when determining planning applications. These factors include

a) Respect and where appropriate reflect existing local architectural and historic characteristics but without ruling out innovative or contemporary design which is still sympathetic to the valued characteristics of an area. b) Take into account the impact of the proposal on the significance of heritage assets. c) Be of a scale, layout, form and massing which conserves or enhances the setting of the development. d) Utilise materials and overall detailed design which conserves or enhances the context of the development. e) Be outward facing with active frontages which incorporate landscaping and boundary treatments appropriate to the local context. f) Be legible and allow users to navigate the area with ease by providing landmark buildings at key locations and a choice of routes to walk, cycle or drive along. g) Minimise or mitigate environmental impacts for the benefit of existing and prospective occupants of neighbouring land. Such impacts may include loss of light, privacy or security or unacceptable noise, pollution, flooding or sense of enclosure. h) Pay particular regard to highway safety and servicing requirements, the capacity of the local road network and the adopted parking standards set out in Appendix C. i) Incorporate landscaping appropriate to the site, using native species wherever possible. j) Maximise health benefits through the incorporation of usable open space and footpaths and links to the wider green infrastructure network, in accordance with Policy EN3 Given the nature of the current development that abuts the site to attempt to replicate, or follow, the characteristics of those developments would not secure good design. Consequently the only option is to seek a new development which, in itself will be of a scale, layout, form and appearance that enhances the area. Clearly anything could be viewed as being better than what currently exists, which was a development designed with the best intentions, but failed to live up to expectations and was beset by anti-social problems. It is important that these problems are not replicated in the redevelopment of the site It is considered that the development creates interesting and varied street scenes, capitalising on the variation in levels for the site, without creating problems of overlooking, overshadowing etc.

9.16 In considering the appearance of the development the provision of predominantly brick and tile properties with some element of render the architect has attempted to introduce variety, allowing for

the identification of landmark buildings which assist the community in their attempts to navigate around the area. The building accommodating the shop and apartments above has been the subject of considerable discussion with the architect, in an attempt to blend it into its surroundings, taking into account the changes in level across the site. Your officers now believe that the scheme presented would provide a high quality development

9.17 Other aspects of policy EN5 relating to being outward facing, providing a choice of routes for

walkers and cyclists, providing adequate levels of car parking etc., are fully addressed within the scheme.

Scale 9.18 The current development comprises on a single unified development, set around a central courtyard.

The properties, which comprise a mixture of residential and business uses, are accommodated within a 3 storey building which gives the development a very substantial mass and scale. The proposals break down the accommodation into smaller independent units which introduces a more human scale to the development. It is considered that this represents a considerable improvement over the previous development.

Landscaping 9.19 It is considered that the landscaping scheme submitted represents a well balanced approach to the

desire to provide a level of development, car parking, whilst also retaining existing landscape features

Other matters 9.20 The Local Lead Flood Authority has indicated they have insufficient information to make further

comment. This matter was considered at the outline planning application stage and condition 9 of was imposed. This condition still needs to be discharged

9.21 Severn Trent Water indicated the need for drainage details to be agreed. This was condition 4 on the

outline consent which still needs to be discharged 9.22 The Environmental Protection Team has made reference to the need to have details of the noise

prior to commencement of development, with specific reference to the shop and nearby dwellings. It is considered that by introducing a slight variation to the condition suggested by the Environmental Protection Team would address the situation and not delay the commencement of development. The revised condition is set out as conditions below

9.23 There are a number of other conditions that were imposed on the outline planning consent as follows Condition 6 – Ecological mitigation strategy to be agreed prior to commencement of development Condition 7 - Approval of bat license prior to commencement of demolition/development Condition 11 – Contaminated land strategy to be agreed prior to commencement of development Condition 15 – Agreement over the position of the relocated zebra crossing on Kerria Road prior to

the commencement of development Condition 17 –Construction Management Plan to be agreed prior to commencement of development Condition 20 - Scheme of open space enhancements or on site public realm improvements prior to

occupation 10 Conclusion 10.1 The proposals now presented for consideration are the culmination of many months of deliberation

by the applicants, the community and the planning officers. The application has evolved since the submission of the application, addressing issues relating to highway matters, parking, design and landscaping. It is considered that the development now proposed represents a high quality development fully compliant with the requirements of the development plan.

Conditions / Reasons

1. The development hereby approved shall only be carried out in accordance with the

application form, the supporting letter, the Design and Access statement and drawing numbers

D00 Location plan D01 Revision G Site layout plan D02 Revision D Site boundary plan D100 House type 2A Plans and elevations D101 House type 2D Plans and elevations D102 House type 3B Plans and elevations D104 Revision A A1-Commerial Block GA plans D105 Revision B A1-Commercial Block elevations D161 Boundary details D200 Revision C Street Scenes – Sheet 1 D201 Revision C Street Scenes – Sheet 2 D300 Revision B Landscape Plan SK1002 Revision E Refuse vehicle Tracking unless otherwise agreed in writing by the Local Planning Authority.

Reason: To define the approval.

2. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the buildings or the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: In the interests of the setting and visual appearance of the development, and in compliance with policies EN4: Protecting and Enhancing Biodiversity and EN5: Design of New development as set out in the Tamworth Local Plan 2006-2031.

3. Prior to the erection of any dwelling on plots 28-30 or 37- 44 a scheme of sound insulation shall be submitted to and approved in writing by the local planning authority. The scheme shall take account of the need to provide adequate ventilation, which may be by mechanical or passive means and shall be designed to achieve the following criteria with the ventilation operating:

Bedrooms 30 dB LAeq, 8 hr (2300 hrs to 0700 hrs) 35 dB LAeq, 16 hr (07:00 hrs to 23:00 hrs) Living rooms 35 dB LAeq, 16 hr (0700 hrs to 2300 hrs) Dining room / area 40 dB LAeq, 16 hr (07:00 hrs to 23:00 hrs) Bedrooms 45 dB LAmax (2300 hrs – 0700 hrs) Reason: To ensure that residents of plots 28-30 and 37-44 are not unduly disturbed by activity generated by the approved retail unit

4. Before any dwelling in plots 28-30 of 37-44 are occupied the completed sound insulation scheme shall be validated by a competent person and a validation report submitted to and approved in writing by the local planning authority.

Reason: To ensure that residents of plots 28-30 and 37-44 are not unduly disturbed by activity generated by the approved retail unit

5. No dwelling shall be occupied until such time as its associated parking space has been surfaced in a bound material, and sustainably drained, in accordance with the details shown on drawing entitled Proposed Site layout Plan D01 revision G. Reason: To ensure that adequate provision is made for the parking of vehicles clear of the highway in the interests of highway safety and in accordance policy EN5: Design of New development and Appendix C (parking standards) as set out in the adopted Tamworth Local Plan 2001-2031.

6. The shop shall not be brought into use until such time as provision has be made for the parking of cars and the loading and unloading of delivery vehicles in accordance with the details shown on the drawings entitled Proposed Site layout Plan D01 revision G and Refuse vehicle Tracking SK1002 Revision E

Reason: In order to minimise danger and inconvenience to other users of the highway in accordance with the requirements of policy SU2: Delivering Sustainable Transport as set out in the Tamworth Local Plan 2006-2031

Application Number: 0567/2017 Development: Reserved matters for the construction of 97 dwellings including layout,

appearance, scale and landscaping Location: Land off Tinkers Green Road, Wilnecote, Tamworth B77 5DD Extended Target Date: 14/03/2018 1. Introduction 1.1 On 9th June 2015 the Committee granted outline planning consent for the comprehensive

redevelopment of land at Tinkers Green Road consisting of the erection of up to 108 residential (Class C3) dwelling units, associated car parking, and means of access with all other matters reserved.

1.2 This application is for reserved matters relating to layout, appearance scale and landscaping. 1.3 “layout” means the way in which buildings, routes and open spaces within the development are

provided, situated and orientated in relation to each other and to buildings and spaces outside the development;

1.4 “appearance” means the aspects of a building or place within the development which determines the

visual impression the building or place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture;

1.5 “scale” means the height, width and length of each building proposed within the development in

relation to its surroundings; 1.6 “landscaping”, means the treatment of land (other than buildings) for the purpose of enhancing or

protecting the amenities of the site and the area in which it is situated and includes— (a) screening by fences, walls or other means; (b) the planting of trees, hedges, shrubs or grass; (c) the formation of banks, terraces or other earthworks; (d) the laying out or provision of gardens, courts, squares, water features, sculpture or public art;

and (e) the provision of other amenity features;

2. Site and Surroundings 2.1 The site is positioned to the south of Tamworth Borough close to Wilnecote High School and is

accessed from Tinkers Green Road, a looping estate road. There are a number of three and four storey maisonettes focused around the central Cottage Walk neighbourhood shopping area which backs onto the playing fields associated with Wilnecote High School. Immediately adjoining Tinkers Green Road there are rows of inward looking terraced properties with rear elevations facing onto communal parking areas and vehicular access areas where a number of recent demolished garages previously existed. The area was developed as Council housing in the late 1960’s in a Radburn style layout.

3. Proposal 3.1 Outline planning consent has been granted for the demolition of seven blocks of maisonettes and

the Tinkers Green Neighbourhood Centre (referenced NC11 in the Emerging Local Plan) made up of four shop units with four flats above. There are presently 86 dwellings on the site that are proposed to be demolished.

3.2 The outline application sought consent for the erection of 108 dwellings, resulting, a net gain of 22

dwellings from what currently exists. An existing on-site play area is shown as being upgraded as part of the development.

3.3 Following detailed discussion between the applicant and officers of the planning department, the ideas being promoted in the masterplan came under detailed scrutiny and it was established that a high quality development, which maintained good levels of amenity for future residents and car parking in accordance with adopted standards could not be provided and still deliver 108 dwellings. The proposals now presented for consideration provide 97 dwellings

3.4 The 97 residential units will comprise of 24 one bed apartments 12 two bed apartments 39 two bed houses 19 three bed houses 3 four bed houses 3.5 The layout of the site has been designed to be outward facing with active frontages, incorporating

landscaping and boundary treatments appropriate to the local context. 3.6 The layout has 2 distinct elements based on Plots 1-55 Plots 56-97 3.7 Plots 1-55 comprise the northern part of the site and are accessed via a cul de sac which joins

Tinkers Green Road, to the east of the Wilnecote High School. All of the properties, excepting plots 50-55, have their own private gardens and in curtilage parking.

Plots 50-55 have an area of communal open space and parking directly opposite their entrance.

3.8 Plots 56-97 sit in the south eastern corner of the site. All these properties, excepting plots 56-61,

have private gardens and in curtilage parking. Plots 56-61 have an area of communal open space and parking directly opposite their entrance.

3.9 The appearance of the properties is traditional brick and tile construction, with some rendering in

key locations to provide variety and landmark buildings. Pitched roofs are to all of the houses 3.10 The buildings are predominantly 2 storey in height, however the four bed dwellings have rooms in

the roof space which gives them a higher ridge height, and the apartment blocks are all 3 storey in height.

3.12 A comprehensive landscaping scheme has been submitted, incorporating trees and hedges

designed to soften the impact of the development, to provide visual interest and screen parking areas

3.13 The following documents have been submitted in support of the application and all are available to

view at www.tamworth.gov.uk

1 Design and Access Statement 2 Location Plan 3 Layout Plan 4 Landscape Plan 5 Levels 6 Street scenes 7 Floor plans 8 Elevations

4. Key Issue

• Housing Mix, Density and Affordable Housing • Layout (including consideration of highway matters, parking, residential amenity i.e. garden

sizes and separation distances • Appearance • Scale • Landscaping including existing and proposed trees and biodiversity implications • Other matters

5. Conclusion 5.1 The proposals now presented for consideration are the culmination of many months of deliberation

by the applicants, the community and the planning officers. The application has evolved since the submission of the application, addressing issues relating to highway matters, parking, design and landscaping. It is considered that the development now proposed represents a high quality development fully compliant with the requirements of the development plan.

5.2 Taking into account all of the above matters and those raised in the submitted representations, for

the above reasons the application is considered to comply with Tamworth Local Plan Policies TRA3, ENV7, ENV8, ENV9, ENV14, ENV19, Policies HG3 and EC4 of the Emerging Local Plan and Paragraph 7 of the NPPF.

Recommendation Approval subject to the conditions

0567/2017

This material has been reproduced from Ordnance Survey digital map data with the permission of the controller of Her Majesty’s Stationery Office, © Crown Copyright.

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6 Relevant Site History 0111/2015 Comprehensive redevelopment consisting of the erection of up to 108 residential (Class

C3) dwelling units, associated car parking, and means of access with all other matters reserved Approved subject to conditions 9th June 2015

0348/2016 Prior Notification: Demolition of 3 Blocks of flats formally No's 1-71 Hastings Close (odd only) Decision – Prior approval not required

0387/2016 Prior Notification: Demolition of 5 blocks of flats at 1-19 Saxon Close, 2-24 Saxon Close, 17-20 Cottage Walk, 1-23 Linthouse Walk, and 1-23 Stonehill Walk, Tamworth B77 5LT

Decision – Prior approval not required

7 Consultation Responses 7.1 Tamworth Borough Council Development Plan Team

The principle of development at this site was agreed at outline application stage (0110/2015). The site contains the Tinkers Green Neighbourhood Centre (NC11) defined on the Local Plan 2006-2031 Policies Map. As such Local Plan policy EC4 Supporting Investment in Local and Neighbourhood Centres applies. Policy EC4 states that proposals which enhance the vitality and viability of local centres will be supported including higher density residential development and improvements to existing housing provision, particularly in those centres located within regeneration priority areas identified in Policy HG3. The site is within a regeneration priority area and so higher density residential development would be supported where it contributes to the regeneration of the area. However, policy EC4 also states: Within local and neighbourhood centres the loss of A1 (retail) uses will only be supported where: a) at least one of the units remaining in the centre acts as a general convenience store b) the new use is compatible with the retail character of the centre or directly serves the needs of the local community c) the new use would not undermine the function and vitality of the centre The community consultations that were carried out leading to the outline application 0110/2015 attached less importance to retail provision given that there were other retail provision nearby and that a commercially realistic and viable scheme would be hard to achieve in this location. The priority attached to providing a higher level of affordable housing justified the setting aside of the emerging Policy EC4. It would be helpful to identify other local retail provision that future residents can access as well as their location relative to the development site. It would be pertinent to give consideration to improving linkages to these facilities and ensure they are safe, attractive and accessible to all members of the community. Policy EN3 (Open Space and Green and Blue Links) The scheme proposes the retention of a children’s play facility at Linthouse Walk. It would appear appropriate to retain the location and secure improved facilities within the play area although it sits at the rear of existing properties there will be some overlooking from new properties. The location of parking spaces and garages indicate that there will be vehicle movements close by and pedestrian safety particularly small children should be taken into account.

Parking The development would generate a requirement for 170 car parking spaces and the scheme exceeds that number by providing a total number of 176 spaces. Policy HG5 Housing mix The development provides a mix of dwellings:

Development Local Plan 1 bed 25% 4% 2 bed 52% 42% 3 bed 20% 39% 4 bed 3% 15% The scheme is heavily skewed towards smaller housing units and does not therefore adhere to Policy HG5 Housing Mix. Given that the scheme is providing a significant number of affordable housing units and geared to meet local need, the proposed mix would be acceptable if the relevant justification is set out as well as the tenure mix. Policy EN5 Design of New Development Policy EN5 advocates refusal where proposals do not improve the character or quality of an area and the way it functions. The area exhibits little design quality and the development will introduce variety into the streetscape. The secure by design principle are evident in promoting perimeter block structures that will safeguard the entrance points in to the residential area and provide a more secure outlook. The integration of existing pedestrian routes into the new movement hierarchy is achieved to a good level although it is not clear whether the routes do continue through the existing and new development. There is one location where a route leads towards a blank elevation that may put off users as it may not feel as secure. The location of parking spaces close to the properties that they serve is in stark contrast to the large communal parking areas of the existing properties. In terms of the materials palette, this seems to be deliberately limited as although there is contrast within the scheme, a small palette will not achieve a great deal of variation. The detailing of the properties is also unimaginative and will not contribute to the Council’s commitment to raising design quality. The development site is near to a Conservation Area and several Local Nature Reserves and little reference is made to the character and historic importance of the local area. The scheme has been designed to a narrow brief and cost schedule and this is clear in the streetscape drawings provided. A Design Supplementary Planning Document is currently in preparation and will provide further detail on assessing schemes and their relative design merits. Conclusion Policy EC4 has been set aside for this application as the shopping facilities will be lost and not replaced. The car parking provision, mix of accommodation and density is appropriate for the location. The proposal accords with the Local Plan. However, the overall design is lacking in imagination and although it will enhance the local area, it will not be setting any benchmarking standards that encompass the local context, history and characteristics of the area.

7.2 Staffordshire County Council Highway Authority

Initial comments sent 3rd January 2018

• The application needs to be accompanied by a plan showing what areas are to be put forward for adoption by the Highway Authority (Section 38 of the Highways Act 1980). The areas proposed for adoption is usually highlighted in pink;

• The Proposed Site Plan (Drawing No. D01, Revision E) shows red tarmac on the main internal (loop) road network and on parts of the footway network. If this is to be put forward for adoption by the Highway Authority we can only accept BLACK tarmac due to the high cost of future maintenance of such materials. Secondary, we would not wish to see the use of any block paving as a substitute within the main carriageway where turning manoeuvers take place (e.g. at the junction between Plots 23 & 24) due to future maintenance issues with blocks being damaged and moving;

• The Refuse Vehicle Tracking plan (Drawing No. SK1002) currently shows a 9m long refuse vehicle. The vehicle used in the tracking plan is too small and is smaller than the refuse vehicles currently used by Tamworth Borough Council. If the proposed road network is to be adopted by Staffordshire County Council, a swept path analysis of an 11.9m vehicle needs to be undertaken. It should be noted that all of the refuse vehicles wheels need to stay within the area that will be adopted carriageway (road) and the whole length of the vehicle needs to remain within the area which is to be put forward for adoption (this includes the footway);

• The Proposed Site Plan (Drawing No. D01, Revision E) shows a section of red tarmac on the main internal (loop) road network and 2no. traffic calming chicanes. My comments on the use of red tarmac are as previous described above, however, due to future issues with refuse vehicle tracking and forward visibility, I would recommend that the 2no. chicanes are removed. Due to the nature of the road, I believe traffic speeds should be low and therefore calming not required;

• Either the Proposed Site Plan (Drawing No. D01, Revision E) or a new plan needs to show a forward visibility splay along the street edge especially around the corner of Plot 19. Any new or revised plan needs to show a 20m forward visibility envelope around the inside of the corner of Plot 19. The visibility envelope should remain clear of any building and parking spaces. An example of a forward visibility envelope can be found in Manual for Streets published by the Department for Transport in 2007 – page 94, Figure 7.19;

• The visibility available for a car when leaving the proposed driveway of Plot 30 would be limited if the proposed frontal shrubs or hedge were planted (as shown on Drawing No. D300 – Landscape Plan). This also applies to Plots 01, 02, 03, 04, 19, 32 and 33 for example. Would the applicant be happy for a condition to limit the height of any boundary planting to 600mm or would the applicant prefer to remove all boundary planting and to keep all frontages open in order to increase vehicular and pedestrian visibility;

• The second allocated parking space on Plot 25 (closest to the road) is too short and needs to be a minimum length of 4.8m along both edges of the parking space. Please amend;

• Plots 37-44 are located on the first and second floors above the ground floor commercial unit. Tamworth Borough Council parking standards currently require 1no. residential parking space per flat and 1no. visitor space per 4no. flats. Each flat currently provides the required 1no. residential parking space but only 1no. visitor space is shown within the row. 2no. parking spaces should be provided and I’m guessing that the second is within the block of 6no. currently labelled as ‘Com Visitor Spaces’ on the Proposed Site Plan (Drawing No. D01, Revision E). Can the applicant please clarify these parking arrangements and maybe explain how they anticipate making sure these spaces are used by visitors to the residential properties rather than the commercial unit(s). On a side issue, I note that the staff and commercial unit visitor parking spaces are in the far south west corner of the site and are shown within a blue edge on the Proposed Site Plan (Drawing No. D01, Revision E). Should this area not be included within the red edge of the application as this relates to car parking associated with the commercial unit? ;

• Both the Refuse Vehicle Tracking plan (Drawing No. SK1002) and the Proposed Site Plan (Drawing No. D01, Revision E) show a service vehicle delivery compound at the rear of the commercial unit. Firstly, neither plan shows a swept path analysis of the vehicle entering and leaving the compound and therefore it is difficult to be sure that a vehicle of this size can safely carry out this manoeuvre. Secondly, I believe that compound access is extremely tight and a vehicle of this size would cause disruption to the local highway network whilst trying to use it. Service vehicles should enter a compound in a forward gear and leave in a forward gear. I also note that the gates into the service vehicle compound open outwards towards the highway which is not acceptable. Does the applicant have any additional information with regards to how many times a day and or week the proposed service vehicle delivery compound at the rear of the commercial unit would be used;

• The application needs to be accompanied by a Stage 1 Road Safety Audit. The Road Safety Audit is needed to identify any potential road safety issues or problems (e.g. service vehicle delivery compound) that may affect all users of the highway and to recommend measures to eliminate or mitigate any identified problems. Further comments received on 22nd January 2018 With regards the forward visibility splay that’s shown on this drawing, again the splay shows it cutting through a boundary hedge. As discussed on the Tinkers Green scheme, it would make sense for highway adoption purposes for the footway to be widened very very slightly which would allow the whole of the visibility splay to be kept within the control of the highway authority and it wouldn’t then impose any height restriction on the proposed boundary hedge.

7.3 Tamworth Borough Council Environmental Protection No comments

7.4 Joint Waste Service Refuse/recycling storage and collection. Each house needs to be provided with facilities for the storage of 1 wheeled refuse bin (larger families have may have 2 bins), at least 1 wheeled recycling bin (households may need another bin if they produce a lot of recycling) and at least 1 wheeled garden waste bin (depending upon garden size). On collection days these receptacles have to be left on the front boundary of the property adjacent to the adopted highway (not on the highway) for collection. The council does not encourage the use of bin collection points as these have the potential to cause nuisance such as bins being left out after collection, fly tipping, littering, contamination of recycling and preventing participation from being monitored. An individual property should present their waste at the curtilage of their property. The Council’s refuse and recycling service does not normally take vehicles into private roads and courtyards unless indemnified to do so. The road surface should be sufficient to take a 32 tonne vehicle and there should be sufficient room to allow safe access and egress for an RCV. The refuse/recycling collectors should have a pull distance of no greater than 10m. Apartment blocks and other multi-occupied residential buildings will normally be serviced by the provision of bulk refuse bins in the following ratios: - For 6 households/20 persons. • 1 of 1100 litre bulk wheeled bin • 1 x 1100 or 3 x 360l bins for recycling • 2 garden waste bins 240 litre (if applicable) • Adequate storage for bulky items e.g. large furniture, white goods, etc. A suitable bin store will need to be provided with: - • Doors / access designed to allow bins and bulky items to be safely and easily manoeuvred in and

out. • Adequate space for users to have safe easy access to the bins • Adequate internal and external lighting • Protection from inclement weather for users • Positioned to be within a reasonable walking distance of the furthest apartments that it serves

(taking account of the weight to be carried and that some residents may be physically incapacitated).

• Must be directly accessible from the adopted highway (with a dropped kerb) to allow bulk bins to be emptied.

• 3m² Bin store The Council’s refuse and recycling service does not normally take vehicles into private roads and courtyards. It is not acceptable to rely on residents to move bulk refuse bins to the highway for collection.

The road surface should be sufficient to take a 32 tonne vehicle and there should be sufficient room to allow safe access and egress for an RCV. The refuse/recycling collectors should have a pull distance of no greater than 10m.

7.5 Staffordshire Lead Local Flood Authority

Unable to comment as no drainage strategy or flooding information has been submitted

7.6 Staffordshire County Council School Organisation

This development falls within the catchments of Heathfields Infants School, Wilnecote Junior School and Wilnecote High School. The School Organisation Team was consulted on Outline Application (0110/2015), which was granted on 9th June 2015 and an education contribution was not requested.

7.7 Staffordshire Police Architectural Liaison Officer The Police have no objection to the redevelopment of the existing neighbourhood that has suffered

from crime and a large amount of anti-social behaviour as a result of the existing high level of permeability.

They object to the proposal to retain the existing right of way to Tinkers Green Road and recommend that the opportunity is taken to create a back to back layout with the existing neighbourhood and redirection of the existing footpath to the front of the proposed dwellings and alongside the proposed access road.

They are concerned that the retention of the pedestrian route, as proposed, will generate higher levels of anti-social behaviour & provide potential criminals with the opportunity to explore this neighbourhood unchallenged. The proposed links will provide ease of access and escape for criminals

They also provide some detailed comments/guidance as follows

• Provision of lockable gates where rear access is proposed

• Restriction of the height of any boundary treatment at the front of the property to enable natural surveillance to occur

• Provision of higher boundary treatments to the rear of the properties and in vulnerable locations

• Provision of in curtilage car parking, or where not possible in sight of respective dwelling

• Restriction in height of landscaping adjacent to car parks

• Avoidance of blank gables

7.8 Staffordshire Fire and Rescue Service

Appropriate suppies of water for firefighting and vehicles access should be provided at the site, as indicated in Approved Document B Volume 1 requirement B5 section 11

Roads and drives upon which appliances would have to travel in order to proceed to within 45 metres of any point within the property should be capable of withstanding the weight of a Staffordshire firefighting appliance (G.V.W. of 17800 kg).

The Staffordshire Fire and Rescue Service recommend the provision of a sprinkler system to a relevant standard.

8 Public Representations

8.1 One objection has been received on the following grounds

• Loss of privacy and overlooking as a consequence of building 3 storey apartments on plots 50-55. This part of the site was previously occupied by bungalows

• The planting of a tree behind 21 Callis walk would reduce the amount of light reaching the rear garden

• Inadequate parking for residents of 1-21 Callis Walk, with the loss of potential to park on the roads. Parking in the area is escalated by school drop offs

9 Planning Considerations

• Housing Mix, Density and Affordable Housing • Layout (including consideration of highway matters, parking, residential amenity i.e. garden

sizes and separation distances • Appearance • Scale • Landscaping including existing and proposed trees and biodiversity implications • Other matters Housing Mix, Density and Affordable Housing

9.1 The scheme proposes the majority smaller dwelling types, with a predominance of 2 bedroom

houses therefore does not adhere to the housing mix outlined in Policy HG5. The scheme, however, proposes a mix of smaller affordable dwellings for specific local needs, which is acceptable.

9.2 The application proposes a density of 47 dph on the 0.54 ha net developable area. This meets the

minimum required by Emerging Policy HG6 Housing Density. 9.3 The application will result in the addition of 97 dwellings to the council housing stock, resulting in the

provision of a 100% affordable housing. This is well above the minimum standard stated in Emerging Policy HG5 and will assist in meeting the target of 1000 over the plan period.

Layout

Highway Matters

9.4 Comments were initially received from the Highway Authority on 3rd January 2018 which led to

requests for further information and amendments to the scheme. These were received on 17th January and forwarded to the Highway Authority for further comment.

Further comments were received on 22nd January 2018 which resulted in a small change to the forward visibility adjacent to plots 39-44. Revised details have been forwarded to the highway authority

A final “sign off” response was awaited at the time of writing of this report

Parking 9.5 The development would generate a requirement for 170 car parking spaces and the scheme

exceeds that number by providing a total number of 176 spaces. Parking for existing properties in the locality, and for the nearby school, will remain unchanged as a

consequence of the proposals Amenity 9.6 All of the houses have access to a reasonable sized, secure and private rear garden. Apartments

are provided with communal gardens which will afford residents the opportunity to relax at their property.

9.7 Separation distances between the new dwellings meet all reasonable expectations, and as a

consequence the potential for overlooking or overshadowing is significantly reduced. 9.8 Consideration has been given to the relationship between apartments on plots 50-55 and 21 Callis

walk, as raised by the objector. The average distance between the front of the 3 storey apartments and the garden to 21 Callis Walk is 21 metres. This distance is considered acceptable for a back to back distance between 2 storey dwellings, and a shorter distance would of around 15 metres would be accepted between a front and side elevation. Given the juxtaposition of the properties and the ground levels it is considered that the separation distance being provided is adequate and would not result in unreasonable levels of overlooking

Defensible space 9.9 Careful consideration has been given to the views expressed by the Police Architectural Liaison

Officer. In the main he is content with the approach adopted to design out crime, but he has expressed some concern about the existing path that runs north-south on the eastern boundary. Ideally he would like to see the path closed as he feels that it provides an opportunity to escape from crime, based on previous experience in the area. Notwithstanding their concerns the path does provide good links to nearby locations including the schools so there is justification for its retention

9.10 In order to address the concerns of the Police Liaison Architects concerns the dwellings have been

designed with windows facing towards the north/south path and fences and landscaping designed to safeguard properties.

Appearance 9.11 In considering matters of design, which includes scale and appearance, consideration must be given

to the both the decision making context and where the development sits within the Borough, and consequently the character and appearance of the area.

9.12 From a decision making perspective the local planning authority must be guided by adopted policy

and in particular policy EN5. This policy identifies a number of key factors that must be taken into account when determining planning applications. These factors include

a) Respect and where appropriate reflect existing local architectural and historic characteristics but without ruling out innovative or contemporary design which is still sympathetic to the valued characteristics of an area. b) Take into account the impact of the proposal on the significance of heritage assets. c) Be of a scale, layout, form and massing which conserves or enhances the setting of the development. d) Utilise materials and overall detailed design which conserves or enhances the context of the development. e) Be outward facing with active frontages which incorporate landscaping and boundary treatments appropriate to the local context. f) Be legible and allow users to navigate the area with ease by providing landmark buildings at key locations and a choice of routes to walk, cycle or drive along. g) Minimise or mitigate environmental impacts for the benefit of existing and prospective occupants of neighbouring land. Such impacts may include loss of light, privacy or security or unacceptable noise, pollution, flooding or sense of enclosure. h) Pay particular regard to highway safety and servicing requirements, the capacity of the local road network and the adopted parking standards set out in Appendix C. i) Incorporate landscaping appropriate to the site, using native species wherever possible. j) Maximise health benefits through the incorporation of usable open space and footpaths and links to the wider green infrastructure network, in accordance with Policy EN3

9.13 The Development Plan Team consider that the overall design is lacking in imagination and although it will enhance the local area, it will not be setting any benchmarking standards that encompass the local context, history and characteristics of the area Given the nature of the current development that abuts the site to attempt to replicate, or follow, the characteristics of those developments would not secure good design. Consequently the only option is to seek a new development which, in itself will be of a scale, layout, form and appearance that enhances the area. Notwithstanding the views of the Development Plan Team it is considered that the development now proposed does provide interesting and varied street scenes, capitalising on the variation in levels for the site, without creating problems of overlooking, overshadowing etc.

9.14 Particular note should be made about the way that key buildings, including 4 bed houses and apartments, have been sited to create landmarks in corner locations, and 3 storey apartments have been integrated into the development so that they do not appear incongruous within the street scene

9.15 In considering the appearance of the development the provision of predominantly brick and tile properties with some element of render the architect has attempted to introduce variety, allowing for

the identification of landmark buildings which assist the community in their attempts to navigate around the area.

9.16 Other aspects of policy EN5 relating to being outward facing, providing a choice of routes for

walkers and cyclists, providing adequate levels of car parking etc. are fully addressed within the scheme.

Scale 9.17 The development that stood on the site, prior to demolition comprised of a mix of maisonettes,

shops with flats over and bungalows. The proposals break down the accommodation into smaller independent units which introduces a more human scale to the development. It is considered that this represents a considerable improvement over the previous development.

9.18 Notwithstanding the above there are still concerns about the scale of the shop/apartments element

of the scheme, might be seen as representing a less well thought out aspect of the development Landscaping 9.19 It is considered that the landscaping scheme submitted represents a well balanced approach to the

desire to provide a level of development, car parking, whilst also retaining existing landscape features

Other matters 9.20 The Local Lead Flood Authority has indicated they have insufficient information to make further

comment. This matter was considered at the outline planning application stage and condition 9 of was imposed. This condition still needs to be discharged

9.21 There are a number of conditions outstanding from the outline planning consent as follows Condition 6 – Ecological mitigation strategy to be agreed prior to commencement of development Condition 11 – Contaminated land strategy to be agreed prior to commencement of development Condition 15 – Agreement over the position of the relocated zebra crossing on Kerria Road prior to

the commencement of development Condition 17 –Construction Management Plan to be agreed prior to commencement of development Condition 20 - Scheme of open space enhancements or on site public realm improvements prior to

occupation 10 Conclusion 10.1 The proposals now presented for consideration are the culmination of many months of deliberation

by the applicants, the community and the planning officers. The application has evolved since the submission of the application, addressing issues relating to highway matters, parking, design and landscaping. It is considered that the development now proposed represents a high quality development fully compliant with the requirements of the development plan.

Conditions / Reasons

1. The development hereby approved shall only be carried out in accordance with the

application form, the supporting letter, the Design and Access statement and drawing numbers

D00 Location plan D01 Revision J Site layout plan D02 Revision D Site boundary plan – north D03 Revision D Site boundary plan - south

D100 Revision B House type 2A Plans and elevations D101 Revision B House type 2B Plans and elevations D102 Revision B House type 3B Plans and elevations D103 Revision B House type 3C Plans and elevations D104 Revision B House type 3E Plans and elevations D105 Revision B House type 4B Plans and elevations D106 Revision C Apartment type PDA 1 Plans and elevations D107 Revision C Apartment type PDA 1 Plans and elevations D108 Revision C Apartment type PDA 2 Plans and elevations D109 Revision C House type 2A – Sheet 2 – Plans and elevations D110 Revision B House type 2A – G Plans and elevations D161 Boundary details D200 Revision A Street Scenes – Sheet 01 D201 Revision A Street Scenes – Sheet 02 D203 Revision A Street Scenes – Sheet 03 D204 Revision A Street Scenes – Sheet 04 D300 Revision C Landscape Plan unless otherwise agreed in writing by the Local Planning Authority.

Reason: To define the approval.

2. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the buildings or the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: In the interests of the setting and visual appearance of the development, and in compliance with policies EN4: Protecting and Enhancing Biodiversity and EN5: Design of New development as set out in the Tamworth Local Plan 2006-2031.

3. No dwelling shall be occupied until such time as its associated parking space has been surfaced in a bound material, and sustainably drained, in accordance with the details shown on drawing entitled Proposed Site layout Plan D01 revision G. Reason: To ensure that adequate provision is made for the parking of vehicles clear of the highway in the interests of highway safety and in accordance policy EN5: Design of New development and Appendix C (parking standards) as set out in the adopted Tamworth Local Plan 2001-2031.

ISSUES PAPER Application Ref: 0341/2017 Development: Outline application for up to 165 dwellings, public open space, landscaping,

sustainable urban drainage and associated infrastructure - All matters reserved except access

Location: Land at Rush Lane, Dosthill, Tamworth 1. Purpose of Report 1.1 To advise members that a formal application has been submitted relating to an Outline planning

application for the development of up to 165 dwellings on land to the south of the Borough. 1.2 The purpose of this ‘Issues Paper’ is to highlight to members that a major application has been

submitted to the Council and to explain the process that is to be followed in terms of consultation and publicity. In addition, the paper will highlight what officers consider to be the key planning issues which will need to be considered when the full report comes before the Committee for their determination. It also allows an opportunity for the Committee to raise key planning issues that either they wish to be expanded upon or added to in the full report at the decision making stage. This report is therefore a precursor to the main report, which will be presented at the end of the planning application process - it is not a report for debate or decision making, but rather an opportunity to raise queries or issues to guide officers.

2. Site and Location 2.1 This application seeks outline planning permission for residential development (up to 165 dwellings)

with associated open space and drainage infrastructure. All matters are reserved with the exception of access. The application site comprises land at Rush Lane, Dosthill, Tamworth located on the southern fringe of the existing urban area of Tamworth. Only part of the proposed drainage is situated in Tamworth BC jurisdiction, the predominant area of the land is in North Warwickshire BC.

2.2 The site area equates to 7.23 hectares and is presently despoiled former landfill and mineral extraction

site; no other use has occupied the site since these activities ceased. The site comprises a single parcel of land which is bounded on two sides by the A51 Tamworth Road (west); Rush Lane (south and east). The north of the site is bounded by residential development known as Ascot Drive and Sefton Road; which is enclosed by mature vegetation, a fence and an earth bund to the south. The north eastern edge of the site is also bound by the Birmingham-Derby Railway line where Rush Lane meets and crosses the line and continuing to the east away from the site.

2.3 The proposal is to use the former by-pass road and a junction to gain access into the site from the A51

to the west. 3. Background to proposals 3.1 The planning application seeks outline planning permission for residential development for up to 165

dwellings, with associated green infrastructure, drainage infrastructure and vehicular access off the A51.

3.2 Affordable housing will comprise 30% of the dwellings proposed. Approximately 1.8 hectares of public

open space is included for active and passive uses, integrating a children’s play space and green corridor links made accessible through existing and proposed footpath links. A storm water attenuation strategy including habitat and biodiversity enhancements will form the north-eastern part of the site. The proposal also includes footpaths and associated infrastructure.

3.3 The outline application is accompanied by a masterplan which showed how the distribution of uses across the development. The Design and Access Statement contains an indicative housing mix which sets out that the scheme will broadly be split no 1 bed (5%), 2 bed (20%), 3 bed (40%), 4 bed (35%).

3.4 The application is supported by the following documents:

• Planning Statement • Design and Access Statement • Landscape and Visual Impact Assessment • Archaeology report • Air Quality Assessment • Ecology Assessment • Flood Risk Assessment and Drainage Strategy • Foul drainage and utilities assessment • Geo-Environmental Report • Noise Assessment • Transport Assessment and Travel Plan • Indicative Concept plan • Parameters drawings • Draft S106 Head of Terms.

3.8 The plans and all associated documents are available on the Council’s website by visiting the planning

application search page at www.tamworth.gov.uk (viewed by entering the application number).

3.9 Members are also invited to discuss the application further with either Andrew Collinson (the Planning Case Officer) or John Gunn (Development Manager) outside of the Committee meeting, if there are specific issues of detail on which you require further clarification.

4. Consultation

4.1 Following receipt of the planning application, the Council, as Local Planning Authority has undertaken

consultation, including with statutory and non-statutory consultees. A notice has been published in the Tamworth Herald and site notices have also been erected adjacent to the site. In addition individual notification letters have been sent to residential properties near to the site.

5. Summary of Key Issues to be considered in the Determination of the Application: 5.1 Planning Policy and Principle of the site; 5.2 Highways Issues; 5.3 Housing, Education and Open space and sports provision. Recommendation The Planning Committee are recommended to note the item for information and raise any relevant

planning issues on which they require further clarification and which are requested to be addressed in the subsequent report to Planning Committee when this application is formally considered.

ISSUES PAPER

Application No.: 0055/2018 Developments: Hybrid Application – Full application for the construction of Car showroom with

associated sales facility, car repairs, MOT, storage and valet facility with associated infrastructure, parking, access and landscaping. Outline application for approximately 7 B1(b,c) B2 and B8 Units, 2 car dealerships and 2 drive-thru restaurants (A3/A5) with associated access, servicing, landscaping and parking.

Address: Land South of A5, Tamworth, Staffordshire 1. Purpose of Report 1.1 To inform Members that we have received a major planning application with full details for a proposed

car showroom and facilities and an outline planning application for seven industrial units, with two car dealerships and 2 drive-thru restaurants.

1.2 The purpose of this ‘Issues Paper’ is to highlight to members that the major applications have been

submitted to the Council and to explain the process that is to be followed in terms of consultation and publicity. In addition, the paper highlights what officers consider to be the key planning issues which will need to be considered when the full reports comes before the Committee for their determination. It also allows an opportunity for the Committee to raise key planning issues that either they wish to be expanded upon or added to in the full report at the decision making stage. This t is therefore a precursor to the main report, which will be presented at the end of the planning application process - it is not a report for debate or decision making, but rather an opportunity to raise queries or issues to guide officers.

2. Site and Location 2.1 The site is located off a major arterial route into the town abutting the A5 bypass. To the south of the site

there lie residential properties on County Drive together with the Fazeley Road Estate. The site is bounded on its western edge by the Birmingham – Fazeley Canal and has public footpath number 24b crossing the site.

3. Background to proposals 3.1 The site forms the Local Plan employment land allocation EMP1 and so is allocated for employment (B,

(b, c), B2 and B8) use under policy EC6. The proposal covers an area of approximately is 4.6 hectares of greenfield land and, although separated from it by the A5, would form an extension to the Bitterscote Strategic Employment Area. The site is adjacent to the Fazeley and Bonehill Conservation Area and the Birmingham and Fazeley Canal forms the western boundary. Highway access can be made from the A5 slip road/A51, subject to consultation and approval by the relevant highway bodies.

3.2 As is required under the Town and Country Planning (Environmental Impact Assessment) (England and

Wales) as amended Regulations 2017, a Screening Opinion was undertaken and it was determined that the applications did not require an Environmental Impact Assessment.

3.5 The application is supported by a Planning and Retail Statement (incorporating a sequential test and

retail impact assessment), Transport Assessment, Design and Access Statement, Flood Risk Assessment, Drainage Plan, Preliminary Ecological Appraisal, Odour, Dust and Air Quality Assessment, Noise Impact Assessment, External Lighting Impact Assessment, Marketing evidence, Tree Survey and Arboricultural Impact report, Economic Statement along with supporting plans and photographs.

4. Summary of Proposals 4.1 The application 0055/2018 seeks to provide a Mercedes Benz car dealership. The installation of a new

roundabout access formed on the existing A5 slip road. The creating of estate access roads and an outline proposal for further commercial employment uses.

4.4 The plans and all associated documents with these proposals are available on the Council’s website at

www.tamworth.gov.uk (viewed by entering the application number). 4.5 Members are also invited to discuss the application further with either Andrew Collinson (the Planning

Case Officer) or John Gunn (Development Manager) outside of the Committee meeting, if there are specific issues of detail on which you require further clarification.

4.6 It is intended that formal reports will be submitted to the Planning Committee following receipt of all the

outstanding issues from the 27th March 2018 onwards. 5. Consultation 5.1 An extensive consultation is currently being undertaken and any responses will be reported to the

Planning Committee in due course. 6. Summary of Key Issues to be considered in the Determination of the Application:

Policy and principle of development; Impact on residential properties; Impact on the highway network; Public footpath; Ecology: Layout, Design and Landscaping; Position adjacent to canal; Flood risk and drainage;

7. Recommendation The Planning Committee are recommended to note the item for information and raise any relevant

planning issues on which they require further clarification and which are requested to be addressed in the subsequent report to Planning Committee when this application is formally considered.

ISSUES PAPER Application No. 0065/2018 Development: Demolition of existing A1 Supermarket and Petrol Filing Station (5000 square metres)

and construction of 2,125 sq.m. Supermarket, three A1/A3 Units (total of 720 sq.m.), a crèche (279 sq.m.), a gym (1533 sq.m.) and Retail terrace (7237 sq.m.) (Total of 11894 sq. metres)

Location: MIDLAND CO-OP EXTRA Brent Tame Valley Industrial Estate Tamworth 1. Purpose of Report 1.1 To advise members that a formal full planning application has been submitted for the re-development of

the site for retail and other ancillary purposes 1.2 The purpose of this ‘Issues Paper’ is to highlight to members that a major application has been

submitted to the Council and to explain the process that is to be followed in terms of consultation and publicity. In addition, the paper will highlight what officers consider to be the key planning issues which will need to be considered when the full report comes before the Committee for their determination. It also allows an opportunity for the Committee to raise key planning issues that either they wish to be expanded upon or added to in the full report at the decision making stage. This report is therefore a precursor to the main report, which will be presented at the end of the planning application process - it is not a report for debate or decision making, but rather an opportunity to raise queries or issues to guide officers.

2. Site and Location 2.1 The application site has an area of 3.3 hectare (8.15 acres) and is located approximately 2 miles to the

south east of the Town Centre on the Tame Valley Industrial estate. 2.2 The site is currently occupied by the Co-op extra store (gross external floor area of 5000 square

metres) 3. Background to proposals 3.1 The site is identified in the Local Plan 2006-2031 as being within an out of centre retail park under

Policy EC1. As such the proposed development is subject to the requirements of a sequential test and impact assessment.

3.2 As is required under the Town and Country Planning (Environmental Impact Assessment) (England and

Wales) (as amended) Regulations 2017, a Screening Opinion was undertaken and it was determined that the applications did not require an Environmental Impact Assessment.

3.3 The application is supported by a Planning Statement, Sequential and Retail Impact Assessment,

Framework Travel Plan, Preliminary Ecological Appraisal and Bat Roost survey, Phase 1 Environmental Desktop Study, Noise Impact Assessment, Foul Water and Utilities Assessment, Preliminary Risk Assessment and Coal Mining Risk Assessment, Sustainability Statement, Topographical Survey , Transport Assessment, Flood Risk Assessment and SUDS statement, Tree and Arboricultural Assessment, Statement of Community Involvement, Economics and Regeneration Impact Statement and supporting plans and photographs.

4. Summary of Proposals

4.1 The proposed development proposes the demolition of the existing store and petrol filling station, the

re-contouring of the site to create 2 flat areas zones on which the new development would take place. The difference in the levels would be taken up by a landscaped strip running north – south through the site. Detailed plans have been submitted with the application which indicates a contemporary styled scheme, provide mainly glazed buildings with mono pitched roofs making the most use of the levels of the land. .

4.2 On the western side of the site it is proposed to create 7 retail units varying in size from 84 sq.m. to

3345 sq.m. Two of the units will include mezzanine floors. One of these mezzanines proposed a gym or community use type facility.

4.3 On the eastern side of the site it is the proposed foodstore indicated as Lidl and the three A1, A3, A5

food and drink establishments. 4.4 A crèche would be provided in the southern part of the site, with a small outdoor play area attached. 4.5 Public access to the site will be from both Brent and Forties, leading to a total of 467 car parking spaces

(including 227 disabled spaces, 7 parent/child spaces) Provision is also made for cycle parking. 4.6 Footpath links are provided within the car park to enable customers to move between the various parts

of the development. As well as pedestrian access directly from Ninian Way, as well as Brent and Forties.

4.7 Servicing for the retail units would be via a service road that is located to the rear of the retail terrace on

the western boundary of the site. This will operate on a one way system between Brent and Forties 4.8 Servicing for the foodstore will be from Forties in the south eastern part of the site 4.9 There are no dedicated servicing facilities for the A3 units, or the crèche. 4.10 The plans and all associated documents with these proposals are available on the Council’s website at

www.tamworth.gov.uk (viewed by entering the application number). 4.11 Members are also invited to discuss the application further with either Andrew Collinson (the Planning

Case Officer) or John Gunn (Development Manager) outside of the Committee meeting, if there are specific issues of detail on which you require further clarification.

4.12 It is intended that a formal report is likely to be submitted to the Planning Committee on the 27th March

2018, however this is subject to comments received during the consultation process. 5. Consultation 5.1 An extensive consultation is currently being undertaken and any responses will be reported to the

Planning Committee in due course. 6. Summary of Key Issues to be considered in the Determination of the Application:

Policy and principle of development; The sequential test as required by national and local policy: Retail impact on town centre; Impact on the highway network; Car parking Layout, Design and Landscaping; Flood risk and drainage;

7. Recommendation The Planning Committee are recommended to note the item for information and raise any relevant

planning issues on which they require further clarification and which are requested to be addressed in the subsequent report to Planning Committee when this application is formally considered.

ISSUES PAPER

Application No.: 0069/2018 Developments: Extension of the retail terrace [unit 7] to provide a new unit [unit 8] Address: Land adjacent to Unit 7 Ventura Retail Park, Tamworth 1. Purpose of Report 1.1 To inform Members that we have received a major planning application for a proposed retail

development at Ventura Retail Park. The proposal is basically to extend the retail terrace as previously approved, however create a separate retail unit as part of the scheme.

1.2 The purpose of this ‘Issues Paper’ is to highlight to members that the major applications have been

submitted to the Council and to explain the process that is to be followed in terms of consultation and publicity. In addition, the paper highlights what officers consider to be the key planning issues which will need to be considered when the full reports comes before the Committee for their determination. It also allows an opportunity for the Committee to raise key planning issues that either they wish to be expanded upon or added to in the full report at the decision making stage. This t is therefore a precursor to the main report, which will be presented at the end of the planning application process - it is not a report for debate or decision making, but rather an opportunity to raise queries or issues to guide officers.

2. Site and Location 2.1 The application sites relate development on Phase 1 of Ventura Park which includes the car parking area,

servicing areas and units in the western phase of Ventura Park which includes Next, Halfords, Mothercare, Toys R Us and Matalan. The site extends to approximately 0.33 hectares.

3. Background to proposals 3.1 The site is identified in the Local Plan 2006-2031 as being within an out of centre retail park under

Policy EC1. As such the proposed development is subject to the requirements of a sequential test and impact assessment.

3.2 As is required under the Town and Country Planning (Environmental Impact Assessment) (England and

Wales) as amended Regulations 2017, a Screening Opinion was undertaken and it was determined that the applications did not require an Environmental Impact Assessment.

3.5 The application is supported by a Planning and Retail Statement (incorporating a sequential test and

retail impact assessment), Transport Assessment, Design and Access Statement, Flood Risk Assessment, along with supporting plans and photographs.

4. Summary of Proposals 4.1 The application 0069/2018 seeks to create a separate unit next to Unit 7 (currently occupied by

Matalan) by extending the terracing in line with the previous approval for Matalan (0553/2016). This would extend part of the existing unit 7 only 935 sq. metres of and create 3,565 additional sq. metres of retail space. The proposal would utilise some of the existing floorspace of Unit 7 and would create a unit that would be 4,500 sq. metres in total. As previously approved this separate unit would build over some of the existing car parking. Detailed plans have been submitted with the application which indicates a contemporary style extension to the existing building similar to that of Next, which includes updating the appearance of the existing unit to provide a mainly glazed building with an open covered walkway across the frontage of the unit.

4.4 The plans and all associated documents with these proposals are available on the Council’s website at

www.tamworth.gov.uk (viewed by entering the application number).

4.5 Members are also invited to discuss the application further with either Andrew Collinson (the Planning Case Officer) or John Gunn (Development Manager) outside of the Committee meeting, if there are specific issues of detail on which you require further clarification.

4.6 It is intended that formal reports will be submitted to the Planning Committee on the 28th March 2018. 5. Consultation 5.1 An extensive consultation is currently being undertaken and any responses will be reported to the

Planning Committee in due course. 6. Summary of Key Issues to be considered in the Determination of the Application:

Policy and principle of development; The sequential test as required by national and local policy: Retail impact on town centre; Impact on the highway network; Car parking Layout, Design and Landscaping; Flood risk and drainage;

7. Recommendation The Planning Committee are recommended to note the item for information and raise any relevant

planning issues on which they require further clarification and which are requested to be addressed in the subsequent report to Planning Committee when this application is formally considered.