Groveley lane . BirminGhamproperty.birmingham.gov.uk/wp-content/uploads/2012/10/...The Groveley lane siTe . DevelopmenT Brief 1 0 0 1 0 0 e E Y Birmingham West

Groveley lane . BirminGham

Development Brief September 2012

The Groveley lane siTe . DevelopmenT Brief

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Contact Information

Prepared for:

DTZ Planning

1 Colmore Square Birmingham B4 6AJ

t: +44 (0)121 200 2050 f: +44 (0)121 200 3022 e: [email protected]

Lathams Urban Design

St Michael’s, Queen Street Derby DE1 3SU

t: +44 (0)1332 365 777 f: +44 (0)1332 290 314 e: [email protected]

Prepared by:

BEA Landscape Design Arboricultural Surveyors

Additional technical support provided by:

Ramawski Clarke Topographic & Building Line Surveyors


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Contents1.0 Introduction 05

2.0 Planning Policy Review 08

3.0 Site History 12

4.0 Site Context 13

5.0 Site Analysis 15

6.0 Development Principles 18

7.0 Indicative Proposals 22

8.0 Status and Contacts 24

Appendix A - Topographical Survey 25

Appendix B - Tree Survey 26

Appendix C - Existing Services/ Utilities 27

This document has been prepared by Lathams. All rights reserved. No part of this document may be reproduced in any form without the prior written permission from the author. © Lathams. This document and the material contained in it is the property of Lathams and is given to you on the understanding that such material and the ideas, concepts and proposals expressed in it are the intellectual property of Lathams and protected by copyright. It is understood that you may not use this material or any part of it for any reason other than the evaluation of the document unless we have entered into a further agreement for its use. The document is provided to you in confidence, on the understanding it is not disclosed to anyone other than those of your employees who need to evaluate it. Ordnance Survey data © Crown Copyright. All rights reserved. Lathams licence number 100006736. 2012. Photographic images used throughout this document have been provided by the author or acquired from open sources. Where copyright material has been used all reasonable effort has been employed to acknowledge ownership.


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Looking south west along Groveley Lane


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1.1 Purpose of the document

This Planning Brief has been prepared to provide planning and design guidance for the future development of the site at Groveley Lane.

The purpose of the brief is to provide detailed planning and marketing guidance about the site, and set out the relevant planning framework and development potential for the benefit of potential purchasers. Specifically, it provides guidance on:

Appropriate land uses

The layout and built form any development should take

The relationship of the development with adjacent uses

Transport, access and servicing arrangements

Landscaping and Design advice.

The Brief explains the planning policy vision for the site, as well as the planning and design principles to be applied to any new development. In essence, it sets out the parameters for development and explains the extent of information that is likely to be necessary in order to achieve planning permission for the redevelopment of the site. The brief also includes potential options for the redevelopment of the site, which follow the development parameters set out within the document.

1.0 Introduction

Looking towards Groveley Lane


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MAP 1. Site location within Birmingham

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1.2 Site Location

The site identified is located at Groveley Lane, Longbridge and was formerly Cofton Common recreation ground and community hall. The community hall has since been demolished and so the site is made up of part green field and part previously developed land.

In total the site comprises approximately 0.46 hectares in a narrow rectangular shape which is tapered along part of the southern boundary. Access to the site is via a driveway from Groveley Lane.

Surrounding the site is residential development and it is bordered to the North, East and West by the rear gardens of residential dwellings at Kingswood Road, Marden Grove and Groveley Lane. The site boundary is established by fencing and hedges/dense planting. There is a public footpath which links Groveley Lane and Kingswood Road (Kingswood Walk) which runs along the western boundary of the site.

The site is close to Cofton Park and countryside south of the Birmingham Metropolitan boundary. It is approximately 7 miles south of Birmingham city centre and 0.6 miles from Longbridge.

1.3 Site Ownership

The site is owned by Birmingham City Council.

An electricity substation located within the north west part of the site which is held under freehold ownership of Central Networks West Plc. Rights to the land are granted by Conveyance dated 18 December 1964 between The Parish Council of Cofton Hackett and Midlands Electricity Board.

We advise further advice is sought to confirm land ownership in advance of any development proposal.

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MAP 2. Study area boundary, surrounding streets and places

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MAP 3. Aerial showing development area

1 Saint John Baptist Church

Albert Bradbeer Primary School

Cofton Medical Centre

Cofton Primary School

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2.1 National Planning Policy

The National Planning Policy Framework (NPPF) was published in March 2012. It replaces previous national planning guidance and aims to protect the environment and sets out a presumption in favour of sustainable development. It directs Local planning authorities to approve development proposals that accord with the development plan without delay.

Housing Planning applications for new housing should be considered in the context of the presumption in favour of sustainable development.

Local planning authorities should plan for a mix of housing based on current and future demographic trends, market trends and the needs of different groups in the community, to deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities

Design Good design is a key aspect of sustainable development and should contribute positively to making places better for people. The importance of planning positively for high quality and inclusive design for all development is highlighted.

Planning policies and decisions should aim to ensure that developments:

Function well and add to the overall quality of the area over the lifetime of the development;

Establish a strong sense of place to create attractive and comfortable places to live, work and visit;

Optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks;

Respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;

Create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and are visually attractive as a result of good architecture and appropriate landscaping.

EnvironmentUnder the NPPF, planning decisions should encourage the effective use of land by re-using land that has been previously developed (brownfield land), provided that it is not of high environmental value. Within local planning documents, authorities should consider a locally appropriate target for the use of brownfield land.

2.2 Local Planning Policy

The main land-use planning document for Birmingham, containing strategic city wide and constituency planning policies, is the Birmingham Unitary Development Plan adopted in 2005. This will be replaced by the emerging policy within the Core Strategy 2026 and Big City Plan which are currently being drafted.

Birmingham Unitary Development Plan (2005)

Housing The UDP provides detailed guidance on the City’s housing requirements. The aim of the City’s housing policy is to contribute to the strategy for urban regeneration and economic revitalisation of the City (policy 5.7), and the provision of new housing is a key element.

New housing development on previously-developed sites should be assessed against the following criteria (policy 5.25C):

The suitability of the location for housing;

The need to maintain a diversity of uses within the built up area;

Whether there are any serious physical constraints, such as contamination, instability or flooding;

The accessibility of the site to jobs, shops and services by modes other than the car;

Any intrinsic historic, cultural or natural asset; and

The capacity of existing and potential infrastructure to absorb further development.

2.0 Planning Policy Review

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Housing densities of at least 40 dwellings per hectare are expected, and a range of dwelling sizes and types is encouraged to meet the needs of families and to take account of market demands (policy 5.38). Any development which would provide less than 40 dwellings per hectare should be justified, for example, where this would conflict with the character of the conservation area.

Birmingham must be able to provide and maintain good quality housing development which incorporates accommodation of all sizes and types in an attractive and safe environment (policy 5.40).

The indicative layout in section 7 demonstrates how a range of size and types of houses can be delivered.

TreesNew development will be assessed against a number of identified principles, including that any existing mature trees should be retained where possible, and the planting of new trees will be required where appropriate (policy 31.4D).

Trees are important for their visual amenity, benefits to health, historical significance and nature conservation value, and it is recognised that they help to improve air quality and can be used to screen development and soften building lines (policy 3.16A).

Trees are protected through conservation legislation and developers will be expected to give priority to the retention of trees, hedgerows and natural features on development sites. Existing landscaping should be kept and protected where possible.

However, where trees or hedgerows are lost as a result of development, replacement trees and where possible, replacement hedgerows will be required. Suitable additional planting which is appropriate to the locality will be required to complement and enhance existing landscaping, where this will not result in the loss of other existing semi-natural habitats.

Transport Where necessary and reasonably related in scale and kind to a proposed development, the city council will seek planning contributions towards transport infrastructure, to secure improved accessibility by all modes (policy 6.20A).

Adequate car parking provision should be made in new development to meet all needs (policy 6.49B), and to do this the city council will take into account local factors such as the availability of public transport as well as public parking facilities.

For residential uses, including flats and apartments, a maximum of 2 car parking spaces per dwelling will be required. The Car Parking Guidelines Supplementary Planning Document (2012) notes that appropriate level of car parking provision for any individual proposal will be assessed in the light of maximum standards, and the circumstances of the particular scheme, including

Size of the dwellings proposed;

Proximity of facilities such as schools, shops or employment areas;

Availability of on-street and public car parking in the area;

Width of the highway, and its capacity for safe on-street parking in front of dwellings; and

Likelihood that any existing on street parking problems will be made worse.

Looking north east along Groveley Lane

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Design The UDP recognises the need for high standards of design to continue to improve Birmingham as a desirable place to live, work and visit. The design and landscaping of new developments will be expected to contribute to the enhancement of the City’s environment and in addition, help to promote and secure sustainable development.

Applications for new development will be assessed against the following principles:

The City Council will have particular regard towards the impact that the proposed development would have on the local character of an area, including topography, street patterns, building lines, boundary treatments, views, skyline, open spaces and landscape, scale and massing, and neighbouring uses;

Local characteristics which are considered detrimental in terms of urban design and which undermine the overall character of the area should not be used as a precedent for the design of new developments; for example, buildings that back onto the public realm;

The scale and design of new buildings and spaces should generally respect the area surrounding them, and should reinforce and evolve any local characteristics, including natural features such as watercourses, which are considered to be positive;

People should be able to move around freely, easily and safely throughout the City: therefore in new developments, streets and routes should generally link up rather than take the form of cul-de-sac and dead ends;

To ensure that places feel safe, pleasant and legible, the fronts and backs of buildings should be clearly defined. Windows and more active rooms should face the public realm and main entrances should open onto the public realm, whereas the backs of buildings should be private and face other backs;

Any existing mature trees should be retained where possible, and the planting of new trees will be required where appropriate.

Public Open SpaceAlthough the site at Groveley Lane is no longer used by the public for recreation purposes, the UDP defines ‘open space’ as ‘all open land of recreational or public value, including playing fields, which primarily consists of natural elements such as trees, grass and water. It may or may not have free public access. It may or may not be used or held by the City Council for recreational purposes’. The site is considered potential public open space and its loss should be addressed.

The UDP will allow for the loss of open space in exceptional circumstances, accounting for the availability of public open space nearby, quality, and how well it meets local needs. It states that ‘it is unlikely that developers will be able to demonstrate that exceptional circumstances exist where:-

Existing public open space provision falls below the standard of 2 hectares per 1000 population; and/or

There would be a loss of land from the open space network’.

In determining exceptional circumstances, the UDP will take in the distribution and access to space, availability of public open space nearby, quality, and how well it meets local needs. Improvement in the quality of public open space is equally important and the UDP recognises that ‘in localised areas where existing provision meets the standard of 2 hectares per 1000 population, it may be more appropriate to improve facilities on existing public open space rather than provide new areas’.

The Open Space Assessment undertaken to inform this Brief demonstrates the conditions for exceptional circumstances have been met:

Provision of public open space in Northfield ward (and the surrounding wards) is above the target 2 hectares per 1,000 population (at 2.27 hectares)

The site size and shape, access and lack of road frontage or natural surveillance are not desirable. It is unsuitable to fill the only identified gaps in provision (small open spaces/facilities for children)

The site has no active recreation or public value within the open space network

Consequently, BCC have agreed in discussions that a contribution in the region of £40,000 is likely to be acceptable as compensation for the loss of public open space.

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2.3 Supplementary and Emerging Planning Policy

Places for Living (2001) and Places for All (2001): Supplementary planning guidanceThe guidance within Places for Living (2001) and Places for All (2001) seeks to design out crime, provide open space and sufficient car parking within development, and importantly to ensure that new development creates a ‘sense of place’. The guidance notes the need to consider local character and densities, and to provide development that enhances existing surrounding uses through sensitive design.

Mature Suburbs (2008): Supplementary planning documentThe Mature Suburbs – guidelines to control residential intensification SPD (2008) sets out key design issues for housing development within the City’s mature suburbs and residential areas. The SPD defines a mature suburb as being any group, area or estate of dwellings that has a generally homogeneous and identifiable suburban and residential character and which has been developed in a more planned rather than an ad hoc manner.

Birmingham Core Strategy 2026 – Plan for Sustainable growth (2011)

Housing The Core Strategy will seek to deliver a target of 50,600 new homes by 2026, the majority of which will be on brownfield land. Policy will ‘protect and enhance the existing dwelling stock and mature suburbs’ and will create ‘mixed and balanced communities through the provision of affordable housing and larger family dwellings’. Policy SP25 suggests that the location of new housing, and proposals for new residential development should:

Be located on previously developed land;

Be located outside flood zones 2 and 3* unless effective mitigation measures can be demonstrated;

Be adequately serviced by existing or new infrastructure which should be in place before the new housing is provided;

Be accessible to jobs, shops and services by modes other than the car

Be sympathetic to historic, cultural or natural assets.

Longbridge Neighbourhood Centre

The City Council will seek to maintain and enhance the vitality and viability of the centres identified in their network and hierarchy as the preferred locations for retail, office and entertainment developments and for community facilities (policy SP17). Longbridge is identified as a neighbourhood centre where there is a significant group of local shops and services, including smaller supermarket provision. The Core Strategy will support proposals which will make a positive contribution to the diversity and vitality of the identified centres, appropriate to their size and function.

The emerging Strategy retains and strengthens the high-technology corridor concept, including the Regional Investment Site at Longbridge and key development proposals.

Open Space

The emerging Strategy will aim to ensure open space and playing fields are provided in line with standards to ensure accessibility (access to publically accessible open space of at least 0.2ha within 400m and 2ha within 1km), quality, and quantity (2ha of open space and 1.2ha of public or private playing fields per 1,000 population).

EnvironmentThe Core Strategy Proposals Map identifies an open watercourse running north of the site to the north of Kingswood Road and follows the western boundary of the site with Kingswood Walk.

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3.1 Historic Development of the Surrounding Area

The site identified was formerly used as Cofton Common Recreation Ground. Historic maps of the site show the community hall had been built by 1960, sited towards the south west part of the site to the rear of 107 and 109 Groveley Lane, fronting the Kingswood Walk public footpath which links Groveley Lane and Kingswood Road.

Planning permission for use of the site as a recreation ground was granted in 1950 (application reference. 27144000). Other planning history related to the site is very limited and is predominantly concerned with minor alterations to this hall.

The community hall has since been demolished and the site is part green field, part previously developed land.

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3.0 Site History

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Site Boundary

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4.1 Introduction

The following section of the Development Brief looks at the characteristics and composition of the area which surrounds the site. This is a largely homogeneous area consisting of semi-detached properties and short residential terraces lining generous suburban streets.

4.2 Topography

A topographical survey of the site has been undertaken by Ramowski Clarke Ltd and is included at Appendix A. The site is located within an area of gently sloping topography. Groveley Lane falls from a low ridge located to the south west of the site towards the north east. The area immediately surrounding the site contains significant topographic features which might impact upon future development.

4.3 Local Character

The site is located within an area of post war suburban housing located to the south east of the Longbridge site and under 500m to the north of open countryside on the southern edge of Birmingham. The residential development in the area is laid out along generously proportioned roads and houses are separated from the highway by front gardens and boundary walls. Groveley Lane consists of the main distributor highway with a parallel access road located to the south east. The two routes are separated from each other by a generous linear green belt containing occasional street trees.

Dominant housing typologies in the area surrounding the site include semi-detached houses and short (4 unit) residential terraces. Semi-detached properties provided a consistent unbroken belt lining the north west side of Groveley Lane. Four unit short terrace blocks line the south east side of Groveley Lane and both sides of Kingswood Road. The plots for all properties within the area tend to be narrow and deep. Most properties have generous rear gardens many of which contain substantial mature deciduous trees which are visible from the street.

4.4 Morphology and density The area is dominated by low to medium density residential development. The block containing the site which is located between Groveley Lane and Kingswood Road has an existing density of around 30 units per hectare. The block to the south of Groveley Lane has a density of around 40 units per hectare. Densities within the area do not exceed 40 units per hectare.

Residential development blocks within the area vary in format however the blocks either side of Groveley Lane are linear and run for over ½ KM without a break in the frontage or a road junction. Cul-de-Sacs are characteristic of the wider area.

4.0 Site Context

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Surrounding residential densities shown in units per hectare

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4.5 Land Use & Service Provision

Beyond the immediate area land use begins to diversify, particularly to the north west. Major development and regeneration activity is currently taking place on the Longbridge site to the north west of site. This mixed use development includes business, retail and residential use and will help to consolidate and strengthen existing local service provision and well as diversifying the local residential offer. The Longbridge development will provide:

10,000 jobs

Over 1,450 new homes

A new local centre providing a wide range of retail, leisure, commercial and community facilities.

4.6 Landscape Character

Groveley Lane is a generously proportioned route with a distance of around 30m between opposite properties. The distributor road and the access road to south east are separated from each other by a linear landscaped belt of around 10m in width. This belt is grassed and contains occasional street trees. Front gardens of properties lining Groveley Lane and Kingswood Road have in most cases been adapted to accommodate one or more off street parking spaces. This has inevitably impacted negatively upon the quality of overall character, however where trees and shrubs have been retained in front gardens this has helped mitigate the visual impact of car parking. Rear gardens throughout the area contain a number of mature deciduous trees which are glimpsed between houses and positively influence the overall landscape character of the area.

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Existing site use

Light industrial, storage, workshops

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5.1 Introduction

The following section is focused on features on the site and its immediate surroundings. A number of detailed technical surveys have been commissioned which have supported the formulation of the Development Principles. Full details of these surveys are provided within the appendices associated with this document.

5.2 The Scale of Surrounding Development

The scale of development in the wider area is predominantly two storey and residential. Residential properties typically comprise three bedrooms and are in a regular semi-detached pattern of development.

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5.0 Site Analysis

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5.3 Trees

The site is not subject to any tree preservation order and there is limited planting within the site. There is limited potential for significant ecological habitat.

A tree survey for the site was carried out by Bea Landscape Design in June 2012, and this survey is included as Appendix B. The majority of the trees surveyed are to the perimeter of the site and are generally of low to moderate quality with the higher quality trees being located outside of the site boundary. Trees at the rear boundary of residential dwellings on Groveley Lane are Common Ash, Goat Willow, Lombardy Poplar and Hawthorne, all of low value. There are two Lombardy Poplar trees (T11, T12) within the rear garden of 93 Groveley Lane and one within the rear garden (T13) of 101 Groveley Lane which are of moderate quality.

Established Hawthorn, Elder and Cypress hedge runs along the boundary of the site with residential dwellings on Kingswood Road, and there are some mature trees visible against the site boundary. There is a mature Common Ash (T02) of low value within the rear garden of 38 Kingswood Road and an early mature Sycamore (T03) of moderate value at 34 Kingswood Road.

A semi mature Cypress tree (G15) of moderate value is located within the site boundary to the rear of the electricity sub-station. Other trees within the site are mature Willow of low quality to the north east part where the site narrows.

The existing trees do not constrain redevelopment of the site for residential use.

Tree survey

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5.4 Access

The existing access to the site is via a driveway from Groveley Lane which has previously been used for vehicles during the time the site was in use as Kingswood Community Centre. This access is potentially limited in terms of capacity.

There is a public right of way leading from Kingswood Road through the site onto Groveley Lane known as Kingswood Walk, which provides an important pedestrian route through the area which should be retained.

A Transport Assessment has been prepared by PTB Transport to assess accessibility and the local transport

condition has been considered. 5.5 Existing FeaturesThe site is cleared and comprises previously developed land and former recreation ground. The community hall which was previously sited within the south west part of the site has been demolished.

5.6 Ecology The potential for ecological value within the site has been assessed by an ecological survey undertaken by Cresswell (Hyder Consulting). A walkover ecology survey was carried out but Cresswell in May 2012 to identify any habitats likely to be of conservation value, and to investigate the presence (or likely presence) of protected species of plants and/or animals. No habitats of particular value for nature conservation are identified within the site, but the report notes that the trees will likely provide food and shelter, and possibly nesting sites, for common species of garden birds.

Negligible impacts would be expected from the re-development of the site, since the existing habitats and other features have been identified as being of negligible value for biodiversity. Limited potential for ecological enhancements to be made within the new development are identified. It is recommended that as many of the trees as possible are retained as part of the landscaping proposals for the new development, for landscaping and amenity value.

5.7 Open Space

The site is part hard surface and part green space, but previously accommodated the Cofton Common Community Centre which was demolished several years ago. As part of the site is considered greenfield (previously Cofton Common Recreation Ground), S&LP Consulting have undertaken an open space assessment to consider the current role of the open space and potential future uses of the land. Based on the as sessment of need, evidence suggests that the site should not be retained for the purpose of providing public open space. It indicates that on the assumption that the loss of open space is mitigated by qualitative improvements in nearby open spaces, the loss of the open space at Groveley Lane is justifiable because:

Provision in Northfield ward is currently above the target standard of 2ha per 1000 population and levels of public open space in all surrounding wards are also above existing targets. In addition the Longbridge Area Action Plan (which covers an area directly west of the site) will see the creation of further open space which will further enhance the open space resource in the immediate vicinity of Groveley Lane.

The site currently offers no landscaping or recreational benefits and without significant investment would remain as such.

There are few issues relating to the amount of open space within the vicinity of the land at Groveley Lane, and the site would be unsuitable to fill the only identified gaps in provision (in small open spaces and facilities for children). The land is poorly located to function as public open space as there is no active frontage, and limited natural surveillance. It is also small which restricts the type and amount of facilities that can be provided.

The site is surrounded by a range of other open spaces, many of which would benefit from investment, some of which have been identified as strategic priorities by the city. Improvements to nearby sites provided by any development would see the creation of a network of high quality green spaces and would offer significant community benefit over and above the retention of the site.

There are therefore exceptional circumstances surrounding the development of this site, as it has been proven to be surplus to requirements in its current form, and there is no community benefit gained from the retention of the site. The site is not of strategic significance in the open space network and has previously been the subject of local concerns relating to vandalism and misuse. The development of the site will provide direct community benefit very local to the site.

Looking south east along the site boundary

The pedestrian route along the site boundary

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6.1 Planning and Urban Design Principles

The evaluation of the sites’ redevelopment potential against planning policy (above) and the context to the planning and urban design principles is as follows:

1. There is a need for new housing in this location and, in particular, high quality housing of all sizes is required to meet the city’s needs and it will assist with the overarching housing objective of promoting economic growth in Birmingham.

2. There is a need for specialist housing and the site could be suitable for such development which would assist in addressing the site constraints.

3. The site could support a similar development density to the neighbouring suburban development.

4. New development in this location will support the role of Longbridge as a Neighbourhood Centre.

5. The existing site is vacant and does not contribute to the local area. Redevelopment offers the opportunity to enhance the site and reintroduce an active use.

6. Trees on site make a limited contribution to the character of the local area however it is important that the existing landscaping is respected and planting addresses the existing site boundaries.

7. Any development will require a contribution towards the loss of open space.

The overall aim of the redevelopment of the site is to:

A high quality residential development with a density reflecting the constraints of the site shape.

Introduce an active use to a part-previously developed site.

Enhance the character of the local area and provide a high quality development on vacant land within an established residential area.

Provide a well designed and safe living environment.

Retain where possible, existing trees and the character of planting to the existing boundaries.

Retain the existing Kingswood Walk footpath which links Kingswood Road and Groveley Lane.

6.0 Development Principles

The main existing site access point

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The development of the site should adhere to the following:

Vehicular access to the site should use the existing driveway from Groveley Lane and new development should respect visibility and provide a clear entry.

New development should be designed to recognise the potential for overlooking and be designed to minimise this. Although the rear gardens to existing residential dwellings at Groveley Lane and Kingswood Road provide a good separation distance, the position of new units within the site should be considered.

Development should utilise the natural topography of the site and single or one and a half storey development proposals will be encouraged.

New properties should create attractive frontage within the site which provides natural surveillance.

The public footpath at Kingswood Walk should be maintained.

The appendix to the brief provides two indicative illustrations of how the site could be developed in accordance with these general principles to achieve an attractive and realistic development.

A number of alternative layouts have been explored which respond to the known development constraints. These consider the site as a whole and address the single access point from Groveley Lane.

6.2 Use of Development Principles

The Development Principles which are described on the following pages have been produced in order to help guide detailed design work and future planning applications. These Principles are formulated in order to set out clearly aspects of design which are considered important to Birmingham City Council whilst providing future the developer (and their design team) ample scope for interpretation.

Looking south west along Groveley Lane

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Enhanced boundary to public footpath (improved privacy & security)

Enhanced boundary to neighbouring properties (improve appearance & security)

Adequate Fire & Rescue access route and turning head for private cars

Vehicular access

Quality trees (all off site) Area of potential design mitigation

Scale (metres)

0 5025

OverlookingBirmingham City Council’s residential design guide ‘Places for Living’ required a distance of 21m is provided between habitable rooms in facing properties and 12.5m between habitable rooms in one property and the flank wall of an adjacent property. Given the dimensional constraints of the site it is likely that the latter arrangement would be preferable. However consideration will be given to other arrangements subject to appropriate design measures being agreed which mitigate against overlooking.

BoundariesExisting boundaries enclosing the site are varied in material, quality, construction and condition. Apart from the poor visual impact of the existing boundaries to private gardens, security is likely to be a concern to occupants of new dwellings. Parallel or replacement uniform boundary treatment must be provided. Close boarded timber fencing no higher than 1.8m should be specified. The existing bow topped railings which separate the public footpath from the site should be supplemented (possibly with an evergreen hedge) to provide privacy and enhanced security.

Servicing The site will require provision for access by refuse and emergency vehicles. Adequate provision must be made to allow these vehicle to safely manoeuvre through the site. Swept path analysis should support proposals provided to BCC Highways.

Existing TreesWherever it is possible good quality category A and B trees must be retained. Any poor quality trees located within the site should be removed. Root protection areas to be determine for retained trees (including mature trees beyond but adjacent to the site boundary) and will influence development layout.

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XX

XX

XX

XX

Enhance boundries/buffer planting

Planting to screen electricity sub-station

Limited garden planting

Red brick with elements of render

Vehicular access point

Provide secondary pedestrian access point

Public footpath

1.5 storeys

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XX

Tree Planting (new)New tree planting should be introduced to consolidate established planting patterns. Where poor quality and diseased trees have been removed consideration should be given to the introduction of appropriate new tree planting. Tree planting should be employed to minimise the visual impact of new development upon views from existing adjacent properties. Non-native conifers, trees which grow to above 20m in height and trees which will require extensive maintenance should not be specified.

Materials (walling)Sympathetic materials to those employed on existing adjacent properties should be used for new residential units. Walling material should consist of red brick however elements of render can be included. Render should be either painted or self coloured white or off white. Colours subject to fading and which will prove difficult to match should be avoided.

AccessVehicular access to the site will be taken from the established access point from Groveley Lane. The grass verge located between the front garden wall line of existing properties and the highway will provide the opportunity to improve the junction and will provide adequate site lines. BCC Highways must be consulted however to agree details of vehicular access. Subject to the details of the approved site layout it may be advantageous to include a secondary pedestrian access point to the site from the public footpath.

HeightsDevelopment must not exceed 2 storeys and must respect the establish character of adjacent dwellings. Compressing additional floors into the established overall ground to ridge heights will not be acceptable. 1.5 storey dwellings (ie accommodation within roof space) would be preferable in order to minimise visual impact on views from adjacent existing properties.

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shared access stre

et

two storeydwellings

turninghead

privatereargardens

privatereargardens

secondaryviews

primaryviews

site access

K I N G

S W

O O

D R O

A D

footpath

retained

street

G R O V E L E Y L A N E S I T E

secondaryviews only

rear garden

min. 27mtypically24m

min. 25m

rear gardens

boundary screening,planting enhanced

max. 2 storeydwellings

siteboundary site

boundary

G R O V E L E YL A N E

K I N G S W O O DR O A D

minimum 45mminimum 30m

2 storey houses 2 storey houses 2 storey houses

7.1 Introduction

The following Indicative Proposal demonstrates how the site might be developed in a manner which is consistent with the requirements of the Development Principles. The development approach illustrated is indicative only and does not prescribe the approach to design and layout. Those seeking to develop the site may respond to the Development Principles differently.

7.2 Indicative Layout

The indicative layout provides a total of six dwellings. The tapering geography of the site results in a mix of housing typologies; one detached unit, two semi-detached units and three terraced units. All proposed new dwellings present gable end walls without windows to existing properties. The access road provides turning heads for service vehicles and private cars and all units are provided with in curtilage parking.

New properties are separated from existing gardens by a consolidated planting buffer which will consist of appropriate deciduous garden trees. All proposed properties have well defined private gardens and residual open space within the site has been kept to a minimum in order to reduce long term maintenance liabilities.

7.0 Indicative Proposals

Indicative Layout

Indicative Groveley Lane Section

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7.1 Introduction

The following Indicative Proposal demonstrates how the site might be developed in a manner which is consistent with the requirements of the Development Principles. The development approach illustrated is indicative only and does not prescribe the approach to design and layout. Those seeking to develop the site may respond to the Development Principles differently.

7.2 Indicative Layout

The indicative layout provides a total of six dwellings. The tapering geography of the site results in a mix of housing typologies; one detached unit, two semi-detached units and three terraced units. All proposed new dwellings present gable end walls without windows to existing properties. The access road provides turning heads for service vehicles and private cars and all units are provided with in curtilage parking.

New properties are separated from existing gardens by a consolidated planting buffer which will consist of appropriate deciduous garden trees. All proposed properties have well defined private gardens and residual open space within the site has been kept to a minimum in order to reduce long term maintenance liabilities.

7.3 Indicative Groveley Lane Section

The indicative section illustrates that adequate distances are provided between proposed and existing properties to avoid problematic overlooking. Proposed new dwellings are illustrated as being 2 storey however 1.5 storeys’ would welcomed as an alternative development approach.

7.4 Planning ApproachAn outline planning application will need to provide sufficient detail to meet planning policy requirements, which in reality differ little from a full planning application.

It is recommended that early pre-application consultation is held with the local planning authority (see contacts below). A planning application will require the following information in order to be registered:

Site plan

Site location plan

Existing layout plan

Proposed Layout Plan

Existing and proposed elevations

Existing and proposed sections

Design and Access Statement

Landscaping plan (if full application)

Tree Survey

Ecology Survey

Transport Statement

Planning Statement

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8.1 Status

This brief has been prepared by DTZ on behalf of Birmingham City Council’s Birmingham Property Services. It has been informed by detailed site investigations undertaken by specialist consultants. The contents of the brief have been discussed with the city council planning department (see contact details) and conservation officers and it has been agreed as an accurate assessment of the sites planning constraints and opportunities at the time of writing. The Brief takes account of the Council’s and Government policies and strategies and good planning practice. It should, therefore, be used as a guide to developers. DTZ and Birmingham City Council advises developers that it is their responsibility to check site conditions and availability of services prior to entering into any negotiations.

8.2 Key Contacts

Birmingham Property Services 10 Woodcock Street Aston Birmingham B7 4BL

Alison Powell Planning Management 0121 303 1115 [email protected]

Rick Wood Trees [email protected]

8.0 Status & Contacts

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Topographical survey

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Appendix A

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Tree survey

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Tree Survey in accordance with BS5837:2012

# Estimated dimensions (for offsite or othewise inaccessible trees where accurate data cannot be recovered).

Tree

/ G

roup

Num

ber

Spec

ies

Heig

ht (m

)

Stem

(s) D

iam

eter

(mm

)

Can

opy

Heig

ht (m

) /

First

Sig

nific

ant B

ranc

h

Life

Stag

e

Phys

iolo

gica

l Con

ditio

n

Stru

ctur

al C

ondi

tion

Prel

imin

ary

Man

agem

ent

Reco

mm

enda

tions

Rem

aini

ng C

ontri

butio

n (y

ears

)

Cat

egor

y G

radi

ng

Root

Pro

tect

ioon

Are

a (m

2)

N E S WT01 Common Ash 10 200# 3# 3 5 3 2 Young Fair Good vigour. Codominant

Stems, with suppressed Crown. Growing in hedge on site boundary.

No action required. 20+ C2 18

T02 Common Ash 17 400# 1 10.5 13 8 2 Mature Fair Moderate vigour. Decay entry points present. Random past pruning / surgery. Unbalanced and supressed crown.


T03 Sycamore 17 500 8.5 7 6# 6 5 Early Mature

Good Good vigour. Codominant Stems. Deadwood in canopy. Restricted root environment.

No action required. 20+ B1 113

T04 Gean Cherry 10 210 5 5 5 5 2 Semi mature

Good Good vigour. Unbalanced supressed crown.


T05 Common Ash 9 250# 6.5 4 5 3# 3 Young Fair Moderate vigour. Decay entry points present. Random past pruning / surgery. Regrown pollard.


T06 Common Ash 10 220 4 3 4 3.5 0 Young Good Good vigour. Multi stem (x6), average stem 90mm.


T07 Willow 19 650, 300

9 6 9 9 5 Mature Fair Moderate vigour. Multi stem, two stems with included bark at union at base of trunk, risk of failure. Major bark wounds. Decay entry points present. Deadwood / snags. Random past pruning / surgery.

Evidence of movement at stem union. Remove smaller stem and brace if risk hazard changes. Reinspect within 5 years.

10+ C1 232

Bran

ch S

prea

d (m

)

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Tree Survey in accordance with BS5837:2012

# Estimated dimensions (for offsite or othewise inaccessible trees where accurate data cannot be recovered).

Tree

/ G

roup

Num

ber

Spec

ies

Heig

ht (m

)

Stem

(s) D

iam

eter

(mm

)

Can

opy

Heig

ht (m

) /

First

Sig

nific

ant B

ranc

h

Life

Stag

e

Phys

iolo

gica

l Con

ditio

n

Stru

ctur

al C

ondi

tion

Prel

imin

ary

Man

agem

ent

Reco

mm

enda

tions

Rem

aini

ng C

ontri

butio

n (y

ears

)

Cat

egor

y G

radi

ng

Root

Pro

tect

ioon

Are

a (m

2)

N E S W

Bran

ch S

prea

d (m

)

T08 Willow 19 750 9 9 8 8 2 Mature Fair Moderate vigour. Co- dominant stems. Rubbing / fused limbs. Decay entry points present. Random past pruning / surgery.

Remove smaller crossing stem. Reinspect within 5 years.

10+ C1 254

T09 Goat Willow 11 350# 6 6 6 6 2 Mature Fair Moderate vigour. Ivy Sever Ivy. 10+ C2 55

T10 Lombardy Poplar 23 650 3 5# 3 3 5 Mature Fair Moderate vigour. Major lateral bark wound at base of trunk to South.

Reinspect within 5 years. 10+ C2 191

T11 Lombardy Poplar 21 450 2 5# 2 2 5 Early Mature

Good Good vigour. Supressed crown. No action required. 20+ B1 92

T12 Lombardy Poplar 23 950 9.5 8# 6 6.5 2 Mature Fair Good vigour. Decay entry points present. Deadwood / snags.

Remove dead branches. Reinspect within 5 years.

20+ B1 408

T13 Lombardy Poplar 20 650# 6 7# 6 5 3 Mature Fair Moderate vigour. Twin stemmed. Decay entry points present.

Remove suspended limb. 20+ B2 191

T14 Hawthorn 8 250 4 3 4 3 2 Mature Good Good vigour. Decay entry points present. Physical damage. Rubbing / fused limbs. Random past pruning / surgery.


G15 Cypress 14 300# 14 Semi mature

Good Good vigour. Restricted root environment with substation to South and tarmac footpath to West.

No action required. 20+ B2 41

1231/EH/ TS001Groveley Lane, Longbridge

14/06/20122 of 2

Tree Survey Schedule

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Existing Services/ UtilitiesA buried services report has been undertaken for the site which identifies a sewer running along the southern boundary of the site from the site access and then through the centre of the site to link Kingswood Road. Waste water storage is at the boundary of the site with 91 Groveley Lane. Existing Western Power Distribution (WPD) Electricity/WPD Surf Telecom apparatus runs to along Kingswood Walk between Kingswood Road and Groveley Lane.

There is no major constraint to development.

Appendix CLegend

Site Boundary

Scale (metres)

0 5025

Existing services and utilities

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Documents

Groveley lane . BirminGhamproperty.birmingham.gov.uk/wp-content/uploads/2012/10/...The Groveley lane siTe . DevelopmenT Brief 1 0 0 1 0 0 e E Y Birmingham West