Committee Date: 11/06/2015 Application Number: 2015/02541/PA Accepted: 22/04/2015 Application Type: Reserved Matters Target Date: 22/07/2015 Development Ward: Perry Barr Nobel Way, The Hub, off Witton Road, Perry Barr, Birmingham, B6 7EU Reserved Matters Application (access, appearance, landscaping, layout and scale) to allow for construction of two commercial units that could operate as either B8 warehouse/distribution or B2 general industrial units in association with application 2010/07132/PA Applicant: Agent: Recommendation Approve Subject To Conditions IM Properties Birmingham Development Limited IM House, South Drive, Coleshill, Birmingham, B46 1DF UMC Architects Newark Beacon Innovation Centre, Cafferata Way, Newark, Nottinghamshire, NG24 2TN 1. Proposal 1.1. This application is a reserved matters application (access, appearance, landscaping, layout and scale) that relates to the erection of two speculative commercial units which would operate as either B2 (general industrial) or B8 (warehouse) purposes. This reserved matters application is submitted in relation to an outline consent for the establishment of the HUB employment estate for B1, B2 and B8 purposes which was last renewed under planning consent 2010/07132/PA. 1.2. The proposed development would comprise:- 1.3. Unit 3A-This would measure 85 metres long, 57 metres wide by 12.84 metres high. Internally the unit would provide open plan warehouse/industrial floor space with ancillary office space set over two floors. Parking for 54 cars would be provided as well as 14 spaces for lorries and 6 docking/loading bay spaces for lorries. A cycle shelter would be also provided. A substation would be provided for the unit. 1.4. Unit 4- This would measure 91.29 metres long, 53.85 metres wide by 12.755 metres high. Internally the unit would provide open plan warehouse/industrial floor space with ancillary office space set over two floors. Parking for 59 cars would be provided as well as 13 parking/docking/loading bay spaces for lorries. A cycle shelter and pumping station would also be provided. 1.5. The exterior façade of both units would be built out of kingspan cladding with aluminium window/door systems, steel fire escape door and rollershutters. Landscaping would be provided along the perimeter of each development plot. Page 1 of 10
1.6. The perimeter to each plot would be secured by 2.2 metres high welded mesh fencing and gates. A timber framed compound to accommodate a condenser unit would be provided alongside the units. 1.7. A total of 10,241 sq.metres of floorspace is proposed to be created. 1.8. The site area of the combined plots would measure approximately 2.35 hectares. 1.9. The 5 hectare threshold in column two, section 10 (a) (industrial estate development projects) of the Environmental Impact Assessment (EIA) section of the National Planning Policy Guidance (NPPG) is not exceed by this development. Neither is the site in a sensitive area. Upon this being the case, the NPPG states an Environmental Impact Assessment is not needed. 1.10. Link to Documents 2. Site & Surroundings 2.1. The application sites are two plots situated within the HUB employment site, which was previously occupied by a variety of traditional buildings associated with IMI Witton. A number of commercial units have already been established on the estate. The surrounding area is predominantly commercial in character. 2.2. Location plan 2.3. Street view 3. Planning History 3.1. 18.03.2011-2010/07132/PA- Application to extend the time of extant planning application 2005/01826/PA to allow a further 5 years for the submission of reserved matters in connection with re-development of site for B1, B2 & B8 uses [business, general industry, storage or distribution] thereby also extending the time limit to implement reserved matters approval 2007/07039/PA- approved. 3.2. 07.02.2008-2007/07039/PA- Reserved matters application regarding siting, design, external appearance of buildings (units 8-11) pursuant to outline 2005/01826/PAapproved. 3.3. 01.10.2007-2007/04828/PA- Erection of a 10 metre high wind turbine adjacent security gate- approved. 3.4. 13.02.2007-2007/00087/PA- Planning permission granted for erection of new gatehouse with ancillary car parking, security barrier and landscaping- approved. 3.5. 25.01.2007-2006/06759/PA- Reserved matters application approved for siting, design, external appearance of building (unit 1) pursuant to outline application 2005/01826/PA-approved. Page 2 of 10
3.6. 10.08.2006-2006/03042/PA- Reserved matters application approved for siting, design, external appearance of building (unit 3) pursuant to outline application 2006/01826/PA- approved. 3.7. 13.02.2006-2005/01826/PA- Planning permission granted for variation of condition C1 of planning permission 2001/6403/PA to allow a further 5 years for submission of reserved matters in connection with redevelopment of site for B1, B2 and B8 usesapproved. 3.8. 30.04.2003-2003/00170/PA- Reserved matters approval given for means of access, siting of buildings, landscaping and master plan for whole site and detailed design of unit 5- approved. 3.9. 15.07.2002-2001/06403/PA- Outline permission granted for redevelopment of the site for B1, B2 and B8 uses- approved. 4. Consultation/PP Responses 4.1. Surrounding occupiers, local councillors, MP and community groups notified as well as site and press notices displayed- no response received. 4.2. Transportation Development- No objection subject to conditions/amendments. 4.3. Regulatory Services- No objection. 4.4. Environment Agency- No objection. 4.5. Severn Trent- Request details of foul and surface water drainage. 4.6. Canals and Rivers Trust- state no comment as site falls outside consultation zone. 5. Policy Context 5.1. UDP (2005); Draft Birmingham Development Plan, SPD Car Parking Guidelines, NPPF and NPPG. 6. Planning Considerations 6.1. Background- Prior to the submission of the original outline planning consent in 2002 City Council officers had been working with the then land owner IMI Witton and their agents to bring forward the comprehensive redevelopment of the site as part of the ongoing restructuring of the IMI group. The HUB site is seen as providing an investment opportunity of regional significance which when fully complete is anticipated to achieve 1.6 million square feet of new employment space and 2100 new job opportunities. 6.2. Following the outline approval, the site was sold by IMI the then new owners, Prudential Assurance, undertook a lengthy decontamination and remediation exercise which was completed in 2006. So far a number of new build units have been constructed on site following the approval of reserved matters applications. The original outline consent for the HUB has been given extended life through a Page 3 of 10
number of renewal consents which will help enable prospective applications for developments to proceed with the knowledge that an outline consent continues to exist. The HUB site has also changed hands again and is now in the ownership of IM properties, a private company. 6.3. This application seeks to address reserved matters relating to access, appearance, landscaping, layout and scale for the erection of two new build B2 and or B8 commercial units. For this reason the proposal has been assessed in light of each of those reserved matters below:- 6.4. Access- Transportation Development raise no objection subject to conditions/amendments in relation to extending footpaths into the site and securing satisfactory visibility splays. I concur with this view. The proposed development would provide a satisfactory level of parking and servicing to be associated with each unit. The level of floorspace proposed fits in with the level of floorspace anticipated in previous masterplans for the Hub employment site and therefore no adverse wider network impact is expected. Satisfactory tracking plans have been provided that demonstrate how larger vehicles would able to access the sites, manoeuvre on site and exit in forward gear. 6.5. With respect to the changes requested by Transportation, the first of these can be achieved by relocating the proposed substation on plot 3a and conditioning that nothing above 600mm is set within the visibility splay to the entrance. Given the boundary fencing is transparent mesh fencing this is not subject to that restriction. The extension of the footpath into the plot boundaries as requested by Transportation could be secured by condition. 6.6. Appearance, layout and scale- The design, scale and mass of the proposed development is in keeping with the surrounding area and it would have a positive visual impact given that the plots currently lay vacant. Indicative materials proposed are acceptable in principle, these need final agreement under a condition attached to the outline planning approval. 6.7. In terms of layout and relationship with nearby premises, I note that there are a series of windows that run alongside the western elevation of the TIMET building that would face onto the eastern elevation of unit 4. These windows serve rooms such as offices and are not associated with residential accommodation. The distance separation between those windows and the side of unit 4 would measure approximately 13 metres. I consider that this distance separation is satisfactory in this instance. The western side of unit 3A would face towards the side of unit 3 which is blank whilst the eastern side of unit 3A would face the rear service path of commercial units on Atlas Industrial Estate. I therefore consider the distance separation to neighbouring premises is acceptable. The layout would not lead to overlooking. 6.8. On the matter of layout, the applicant has provided details of drainage as part of this submission. I note that the proposal benefits from an outline consent which means the requirements of the new Sustainable Urban Drainage regime do not apply. However, there is still the requirement for applicant to fulfil sustainable drainage requirements under separate cover through conditions applicable under the outline consent. Specific to this application, I note that the Environment Agency raise no objection the proposal. Severn Trent have recommended drainage details be provided. In response I note that the applicant has provided drainage details with the submission and Severn Trent have been made aware of this and their further comments are awaited. Page 4 of 10
7. Conclusion 7.1. The proposed development would comply with the wider masterplan for the Hub site and fit in with this commercial location. No adverse impact identified subject to safeguarding conditions. 8. Recommendation 8.1. That the proposal is approved subject to conditions. 1 Requires the prior submission of amended plans to a provide pedestrian footpath into the site 2 Requires the prior submission of amended plans to show details of susbstation, pumping station and condenser units. 3 Requires vehicular visibility splays to be provided 4 Requires pedestrian visibility splays to be provided 5 Requires the scheme to be in accordance with the listed approved plans Case Officer: Wahid Gul Page 5 of 10
Photo(s) Site of proposed unit 3a Page 6 of 10
Site of proposed unit 3a in left of picture with the side of Iron Mountain building also shown in right of picture Page 7 of 10
Site of proposed unit 4 Page 8 of 10
Site of proposed unit 4 in foreground with the side of TIMET building in background Page 9 of 10
Location Plan This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Birmingham City Council. Licence No.100021326, 2010 Page 10 of 10