FORMER CHAPEL FIELDS PRIMARY SCHOOL LYNDON ROAD SOLIHULL

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1 2013/2057 FORMER CHAPEL FIELDS PRIMARY SCHOOL LYNDON ROAD Application No Ward/Area Location 2013/2057/S LYNDON FORMER CHAPEL FIELDS PRIMARY SCHOOL LYNDON ROAD SOLIHULL Date Registered 17/12/2013 Applicant Proposal SOLIHULL COMMUNITY HOUSING ERECT 15 No. NEW BUILD TWO STOREY HOUSES AND BUNGALOWS, AND ASSOCIATED VEHICULAR ACCESS, PARKING AND PUBLIC OPEN SPACE. Documents Online http// PROPOSAL Full planning permission is sought for the redevelopment of this previously developed site involving the erection of 15 dwellings. The mix of dwellings comprises 10 two storey semi detached dwellings, 3 two storey terraced dwellings and 2 detached bungalows. Eight of the units will front Richmond Road with the remaining seven being positioned behind the primary frontage units along Richmond Road in a backland location. The proposed units are of three distinct house types Type A, Type B and Type C. The Type A dwellings (Units 1 4) are to be situated in a backland location and comprise of hipped roof 2 bedroomed semi detached properties. They are to be 8.7m in height to the ridge of the roof, 5.25m in width and 9.3m in depth. The Type B dwellings (Units 5 13) comprise the frontage units and the backland terraced units. As such they are all two storey semi detached units with the exceptions of Plots 5 7, which consist of a terrace of three though are of the same design and dimensions of the semi detached units. Each unit will provide 3 bedrooms and be 9.1m in height to the ridge of the hipped roof, 5.6m in width and 10.3m in depth. The Type C dwellings (Plots 14 and 15) are both two bedroomed bungalows, again of hipped roof design, that are located on the Richmond Road frontage

2 of the site. They are 5.3m in height to the ridge of the roof and have a footprint of 8.9m in width by 10.1m in depth. All of the units will be served by private rear garden areas of varying sizes and depths ranging from 42sqm (Plot 4) to 202sqm (Plot 14). A new vehicular access into the site is proposed to provide access to the backland units, whilst vehicular access to the frontage units is to be taken directly off Richmond Road. With the exception of two of the two storey units (which will each be provided with 1 parking space each), all of the proposed units will be served by 2 off street parking spaces. All of the proposed units are to be affordable units for Solihull Community Housing. The proposal would have a density of 34 houses per hectare. CONSULTATION RESPONSES Highway Engineers Landscape Ecology Environmental Health Severn Trent Water Press Notice Neighbours Notified Site Notice No objection subject to conditions No objection subject to conditions No objections subject to conditions No objection No objection subject to conditions 10/01/14 18/12/13 18/12/13 REPRESENTATIONS Four letters and s of objection have been received objecting to the proposal on the following summarised grounds - Overlooking; Submitted drawings are out of date re. neighbouring properties; Inappropriate next to a school to enable occupiers to be able to watch the children; Major traffic disruption and parking problems; This small area cannot support so many dwellings and cars; and Bungalows should be situated in the backland locations, not two storey dwellings.

3 POLICY Solihull Local Plan Policy P4 Meeting Housing Needs Policy P5 Provision of Land for Housing Policy P7 Accessibility and Ease of Access Policy P8 Managing Demand of Travel and Reducing Congestion Policy P9 Climate Change Policy P10 Natural Environment Policy P11 Water Management Policy P14 Amenity Policy P15 Securing Design Quality Government Guidance National Planning Policy Framework SPG/SPDs New Housing in Context Planning Guidelines for Housing Developments Affordable Housing Financial Considerations The Localism Act makes provision for local financial considerations to be taken into account as a material consideration in determining a planning application. Such matters may include contributions as a result of section 106 agreements, as these are directly related to the development and necessary to make the proposals acceptable, such considerations will carry significant weight. Other financial considerations, including the benefit as a result of an increased New Homes Bonus (paid to authorities based on the number of new dwellings provided), are more general and whilst are a factor in favour of the grant of permission will only carry limited weight (unless otherwise stated in the later paragraphs of this report). Planning for Growth This Ministerial Statement advises that the Government's top priority in reforming the planning system is to promote sustainable economic growth and jobs. The Government's clear expectation is that the answer to development and growth should wherever possible be 'yes', except where this would compromise the key sustainable development principles set out in national planning policy. When deciding whether to grant planning permission, local planning authorities should support enterprise and facilitate housing, economic and other forms of sustainable development. PLANNING HISTORY

4 None SITE DESCRIPTION The site relates to an area of Previously Developed Land situated adjacent to Richmond Road, backing onto the Chapel Fields School playground. It is situated within a primarily residential area and the open frontage of the site sits between dwellings on Richmond Road and Kents Close. The site was once occupied by the Chapel Fields centre, though all development has now been demolished and removed from the site, leaving behind a surface covering of grass and various hard surfaces. The land slopes from west to east from Richmond Road to the Chapel Fields School by an average drop of about 2.25m MAIN ISSUES Provision of Housing Land; Impact on the character and appearance of the area; Impact on neighbour amenity; Impact on highway safety; and Impact on trees and ecology. APPRAISAL Provision of Land for Housing Policy P5 of the Local Plan relating to the provision of land for housing confirms that the Council will allocate sufficient land for 3960 net additional homes to ensure sufficient housing land supply to deliver 8665 additional homes in the period Part of that housing land supply is the provision of 2,400 windfall housing. The site therefore, needs to be assessed as a windfall development having regard to all other material planning considerations set out below. Impact on the character and appearance of the area The site is a windfall development and is required to be tested against the development plan and any other material considerations. The site is in a sustainable location with access to a range of local services and facilities without reliance on car travel and will contribute towards meeting housing needs in terms of the windfall provision identified in the Local Plan. The NPPF is underpinned by a presumption in favour of sustainable development. Although it aims to boost significantly the supply of housing, great importance is also attached to the design of the built environment. It advises that good design is a key aspect of sustainable development, is

5 indivisible from good planning, and should contribute positively to making places better for people. Paragraph 60 of the NPPF states that planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to confirm to certain development forms or styles. It is, however, proper to seek to promote or reinforce local distinctiveness. Paragraph 61 goes on to state that although visual appearance and the architecture of individual buildings are very important factors, securing high quality and inclusive design goes beyond aesthetic considerations. Therefore, planning policies and decisions should address the connections between people and places and the integration of new development into the natural, built and historic environment. Paragraph 64 advises that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions. Policy P15 of the Local Plan requires all development to achieve good quality, inclusive and sustainable design, which conserves and enhances the local character, distinctiveness and streetscape quality and ensures that the scale, massing, density, layout, materials and landscape of the development respect the surrounding natural, built and historic environment. Further, developments will be expected to contribute to or create a sense of place. The Council has also adopted Supplementary Planning Guidance contained within New Housing in Context. This provides greater clarity regarding what constitutes appropriate infill and backland development. The document indicates that all new development in existing residential areas will be required to respect, maintain or enhance local distinctiveness and character. The guidance identifies a number of key characteristics and common elements that lead to local distinctiveness and character, all of which should be taken into account in the determination of applications. The guidance also recognises that its methodology does not require proposals to be a copy or pastiche of existing styles & development. Furthermore development not in harmony with its context will exceptionally be allowed but only where it is of outstanding individual quality and where it is appropriately located. The Council will expect all new housing developments to be to a high quality of design and layout and to pay regard to issues of the quality of accommodation, public health, crime prevention, community safety and energy efficiency. Developers will be required to observe supplementary planning guidance on housing layouts and design, together with development briefs and design guides approved by the Council in respect of specific sites. The proposed frontage dwellings along Richmond Road follow the established building line of the existing dwellings fronting the street to the south, and maintain the general character of the area that consists primarily of two-storey

6 semi detached dwellings. Although it is recognised that two of the frontage units are bungalows (and detached), it is at this point within the street scene adjacent to the junction of Kents Close and Richmond Road, that bungalows are currently situated. It is considered that the proposed bungalows will aid the proposal in its assimilation into the existing fabric of the area and ensure that the frontage development as a whole is respective of the existing building typologies within the locale. It is therefore considered that the proposed frontage development is well conceived in general layout and scale terms. Turning to the backland development (Plots 1 7), although they are not significantly lower in height than the proposed and existing frontage development, due to the natural slope of the land away from the frontage development, they will naturally appear as being subservient to the frontage units. They will be served by a single vehicular access and turning area (which will also serve the school as an emergency vehicle access).these backland units would make good use of the site creating an overall sense of place, aided by the careful layout of the dwellings to ensure a focal point is provided at the head of the access road (Units 3 and 4) and by ensuring ample natural surveillance is provided along the access road (Plots 3, 4 and 8). The site layout in my opinion would be in keeping with predominant character of area and is of similar density. In design terms, the proposed dwellings reflect the local vernacular, comprising, in the main, of pairs of semi detached dwellings with traditional hipped roofs, and being of a relatively simple cuboid design with bay window features to the front and chimney stacks upon the roof. The garden lengths to each of the dwellings vary in depth from 7.8 metres to 22.5 metres and in width from 5.2 metres to 10.4 metres. The overall area of gardens ranges from 42 square metres to 202 square metres. Whilst, the garden lengths of 2 of the properties (plots 3 and 4) are below your normal standard of 11 metres, I believe, that the amount of rear garden area is proportionate to the size and type of dwellings proposed. As Members will be aware, your adopted Planning Guidelines for Housing Developments states that the guidelines are flexible, rather than rigidly, applied. It is not the intention that they should discourage or inhibit innovative design approaches since the creative designer will be capable of finding several ways in which to provide a high degree of amenity, privacy and choice. The proposal would therefore create a coherent layout and design, which would integrate successfully with the locality. Hence, the proposal would be in accordance with Local Plan Policy P15, the New Housing in Context SPG and Design Code that seeks to promote redevelopment proposals that reflect the character of the surrounding locality. Impact on amenities of neighbours Policy P14 of the Local Plan seeks to protect and enhance the amenity of existing and potential occupiers of houses and will permit development only if

7 it respects the amenity of existing and proposed occupiers and would be a good neighbour. To the south west of the proposed development are existing dwellings fronting Richmond Road (Nos ). Plots 1-4 are located to the rear of these dwellings, and Plot 8, together with the vehicular access to the backland units, is located to the side of No Units 1 and 2 directly face the rear elevations of Nos , and Units 3 and 4 directly overlook the rear of No However, the distances between the front elevations of the proposed units and the rear elevations of the Richmond Road dwellings is at least 27m in every single case, and in the main is even greater. These distances are in excess of you usual standards and having regard to these distances it is not considered that Plots 1 4 will result in any undue impact in terms of overbearing impact or loss of privacy. Unit 9 will be situated about 8m away from the side elevation of No. 150, and the access road itself will be about 2m away. Within the side elevation of Unit 9, 2 No. ground floor side facing windows are proposed together with a single first floor side facing window. Due to sufficient boundary treatments the ground floor windows will not result in undue overlooking, and given that the first floor window is to serve a bathroom, it will be fitted with frosted glazing to ensure no loss of privacy. Having regard to the proposed window configuration and separation distances involved, it is considered that Unit 9 will not result in any undue impacts upon neighbour amenity. At the other (northernmost) end of the application site Unit 15, is situated in reasonably close proximity to 24 Kents Close (also a bungalow). However, Unit C1 faces directly onto the school playground and is situated about 15m away from No. 24. Having regard to the single storey nature of the proposal and the separation distances involved it is not envisaged that any undue impacts upon residential amenity will be created by Unit 15. In terms of potential noise nuisance generated by the vehicular access into the site, it is noted that No. 50 has a single storey garage building to the side nearest to the proposed driveway, and that the living accommodation within the main dwelling itself (which has no side facing windows) is about 6m from the driveway. Having regard to the separation distance between the driveway and No. 150, and limited amount of traffic that is likely to be generated by the 7 units that it will serve, it is not considered that any undue noise nuisance issues will be created by the proposal. In summary, subject to the imposition of conditions I am content that the siting, scale and disposition of the proposed dwellings would not have an unreasonable impact on the amenities of neighbours and accords with Policy P14 of the Solihull Local Plan. Impact on highway safety

8 Policy P7 of the Local Plan advises that all new development should be focused in the most accessible locations and seek to enhance existing accessibility levels and promote ease of access. Development will be expected to meet the following accessibility criteria, unless justified by local circumstances. Proposed housing development should be Within an 800m walking distance of a primary school, doctors surgery and food shop offering a range of fresh food; Within 400m walk distance of a bus stop served by a commercial high frequency bus service (day time frequency of 15 minutes or better) providing access to local and regional employment and retail centres; and/or Within an 800m walk distance of a rail station providing high frequency services (3 or more per hour during peak periods) to local and regional employment and retail centres. Policy P8 requires All development proposals should have regard to transport efficiency and highway safety - i. Development will not be permitted which results in a significant increase in delay to vehicles, pedestrians or cyclists or a reduction in safety for any users of the highway or other transport network; ii. Travel demands associated with development should be managed to minimise detrimental impact to the efficiency of the highway network; iii. Ensure new development reduces the need to travel e.g. by promoting linked trips and encouraging mixed use development where appropriate; iv. Provision for parking and servicing will be required in accordance with a Supplementary Planning Document on managing travel demands associated with development; v. The Council will support proposals for strategic public transport schemes such as rapid transit, local rail schemes as identified in LTP3 and local Park and Ride at appropriate railway stations subject to other policies in the Local Plan; vi. Off-site parking provision proposed in association with economically important sites will be supported, subject to other policies in the Local Plan, where sustainable transport links between those sites and the parking provision are of a good quality, direct and attractive to use. The use of sustainable modes of transport, i.e. walking, cycling and public transport, shall be promoted and encouraged in all developments by i. Ensuring the design and management of the development enables and encourages the use of sustainable modes of transport; ii. Ensuring transport planning measures are implemented to help and encourage people accessing the development to use sustainable transport modes;

9 iii. Ensuring the routes to the site from nearby services and local public transport stops are good quality, direct and attractive to use for all users. The site occupies a highly sustainable location with bus stops located on Richmond Road in extreme close proximity to the site, and many more on the adjacent roads, providing access to services within the local area. The bus stops are within easy walking distance of the proposed development. The site is also within easy walking distance of local schools (Chapel Fields school immediately abuts the site), services and facilities within the Olton neighbourhood. The proposal therefore conforms with the accessibility criteria set out in Policy P7 of the Local Plan. The internal road would be designed in accordance with Manual for Streets. The layout indicates that the internal road would be shared surface facilities with appropriate turning facilities. The design creates a low-speed environment and thus maximises the safe and amenity of pedestrians within the development. In respect of car parking provision, your Vehicle Parking Standards and Green Travel Plans Supplementary Planning Document allows up to 2 spaces per dwelling, unless at highly accessible locations such as town centres where only one space per unit will be permitted. The application proposes 2 spaces per dwelling, with the exception of Plots 2 and 3, each of which has 1 parking space. The overall provision would be 186%. Given that the site is in a sustainable location I am content that appropriate parking facilities are provided for within the site. Your Highway Engineers have examined the provision at the site, together with the general highway safety implications, and have confirmed that they have no objections to the proposal, subject to conditions. Therefore, in summary, the site is in a sustainable location within easy walking distance of local schools, services and facilities within the Olton neighbourhood. The proposal therefore conforms with the accessibility criteria set out in Policy P7 of the Local Plan. Appropriate parking provision is provided in accordance with the adopted car parking guidelines. I am therefore, content that the proposal raises no undue highway safety implications. Impact on trees and ecology Located on the application site 9 trees were identified in the submitted arboricultural report, and a further 7 were identified off site. Of these 16 trees 10 are to be retained (including an A1 oak (T10)) and 6 are to be removed to facilitate the development. Of the 6 trees to be removed, 4 are C1 trees and 2 are B2.

10 Your landscape Architects have been consulted regarding this application, and are content that the proposal is acceptable in landscape terms. They have, however, requested further information concerning the impact of any grading of land required within the RPA s of T10 (the mature A1 Oak) and T11 (a C1 rated 3.5m high mountain ash). Although the vast majority of the RPA of the oak tree is to be unaffected by the proposals, it is clear that an amount of regrading of the land within and adjacent to the RPA of the tree is to take place. However, subject to a suitable condition to control the extent of any regrading your landscape architects are content that this work can be done without being unduly harmful to the health and longevity of the tree. In terms of ecology, a habitat survey has been submitted with the application. This has confirmed that no protected species or their habitats are present on site, and as such your Ecologists have no objections to the proposal, subject to conditions. Having regard to the above the proposal is compliant with Policy P10 of the adopted Solihull Local Plan CONCLUSION The proposal creates a coherent layout and design, which would integrate successfully with the locality. The proposal would be in accordance with Local Plan Policy P15, the New Housing in Context SPG and Design Code that seeks to promote redevelopment proposals that reflect the character of the surrounding locality. Subject to the imposition of conditions I am content that the siting, scale and disposition of the proposed dwellings would not have an unreasonable impact on the amenities of neighbours and accords with Policy P14 of the Solihull Local Plan. The site is in a sustainable location within easy walking distance of local schools, services and facilities within the Olton neighbourhood. The proposal therefore conforms with the accessibility criteria set out in Policy P7 of the Local Plan. Appropriate parking provision is provided in accordance with the adopted car parking guidelines. I am therefore, content that the proposal raises no undue highway safety implications. Finally, I am content that no undue harm will arise to existing trees of importance, or of any protected species, of which there are none. The proposal therefore also complies with Policy P10 of the Local Plan. RECOMMENDATION For the reasons outlined above the application should be approved subject to the following conditions (1) The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans,

11 numbers B5698 PL 002, B5698 (PL) 004 Rev.D, B5698 (PL) 005 Rev.D, B5698 PL 006, B5698 PL 010 Rev.E, B5698 (PL) 011 Rev.B, B5698 (PL) 012 Rev.A & B5698 PL 013 Rev.A. To ensure compliance with the approved plans and details to safeguard amenity and the quality of the environment in accordance with Policy P14 and P15 of the Solihull Local Plan (2) The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Pursuant to the requirements of Section 51 of the Planning and Compulsory Purchase Act (3) No building works shall be commenced until samples of all bricks, tiles and other materials to be used in the external elevations have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. To safeguard the visual amenities of the area in accordance with Policy P15 of the Solihull Local Plan (4) Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 (or any Order revoking and re-enacting that Order) no development included within Schedule 2, Part 1, Class A - E shall be carried out. To protect the visual amenities of the area and the residential amenities of adjacent dwelling(s) in accordance with policy P14 and P15 of the Solihull Local Plan (5) Development shall not be occupied until foul and surface water drainage works have been carried out in accordance with details to be submitted to and approved in writing by the Local Planning Authority. Prior to the submission of those details, an assessment shall be carried out into the potential for disposing of surface water by means of a sustainable drainage system in accordance with the principles of sustainable drainage systems (SuDS) and the results of the assessment provided to the Local Planning Authority. Where a SuDS scheme is to be implemented the submitted details shall i) provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters; ii) specify the responsibilities of each party for the implementation of the SuDS scheme, together with a timetable for that implementation; and, iii) provide a management and maintenance plan for the lifetime of the development, which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.

12 The scheme shall be implemented, maintained and managed in accordance with the approved details. To secure the satisfactory drainage of the site in accordance with policy P11 and P15 of the Solihull Local Plan (6) The parking areas and hard surfacing areas for the dwellings hereby approved shall be constructed of porous materials, or provision shall be made to direct run-off water from the new hard surface to a permeable or porous area or surface within the curtilage of the site, in accordance with the principles of sustainable urban drainage systems (SuDS) as set out in the NPPF. If this cannot be achieved, alternative drainage measures shall be provided concurrently with implementation of the development, in accordance with details to be submitted to, and approved in writing by, the local planning authority before works commence. To secure the satisfactory drainage of the site in accordance with policy P11 and P15 of the Solihull Local Plan (7) The development hereby approved shall not be occupied until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include proposed finished levels or contours; means of enclosure and boundary treatment; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, lighting etc.); retained historic landscape features and proposals for restoration. Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme. To minimise the effect and enhance the character of the development in accordance with Policy P10 and P15 of the Solihull Local Plan (8) All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with a programme agreed in writing with the Local Planning Authority. If within a period of 5 years from the date of planting of any tree, that tree or any tree planted in replacement for it, is removed, uprooted, destroyed, dies or becomes seriously damaged or defective, another tree of the same species and size as that originally planted shall be planted at the same place within the next planting season (October- March), unless the Local Planning Authority gives its written consent to any variation. To minimise the effect and enhance the character of the development in accordance with Policy P10 and P15 of the Solihull Local Plan 2013.

13 (9) Any tree, hedge or shrub scheduled for retention which is lost for any reason during development works, shall be replaced with a tree, hedge or shrub of a size and species to be agreed in writing with the Local Planning Authority and planted during the first planting season after its loss. To retain the character of the landscape in accordance with Policy P10 and P15 of the Solihull Local Plan (10) Notwithstanding any details contained within the approved drawings and documentation, before commencement of development full site specific details and sections of any proposed grading, excavation, foundations, walls, boundary treatment, hard surfacing or any other works to take place within or adjacent to the root protection areas of retained trees T10 and T11 shall be submitted to and approved in writing by the Local Planning Authority. The development shall then proceed only in accordance with the details so approved. To retain the character of the landscape in accordance with Policy P10 and P15 of the Solihull Local Plan (11) The window to be installed in the south facing side elevation of Unit 8 at first floor level shall be obscurely glazed, and non-opening unless the parts of the window that can be opened are more than 1.7 metres above the floor of the room in which the window is installed. The windows shall thereafter be permanently retained in that condition. To safeguard the amenities of neighbours in accordance with Policy P14 of the Solihull Local Plan (12) The development hereby permitted shall be carried out in accordance with the details of the approved scheme for affordable housing, which confirms that all 15 of the units hereby approved shall be affordable rented dwellings. To ensure appropriate provision of affordable housing is provided on site in accordance with Policy P4 of the Solihull Local Plan (13) The development shall not commence, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for (i) the parking of vehicles of site operatives and visitors (ii) loading and unloading of plant and materials (iii) storage of plant and materials used in constructing the development (iv) the erection and maintenance of security hoarding including decorative displays (v) wheel washing facilities (vi) measures to control the emission of dust and dirt during construction (vii) contact details for the appointed site agent that can be contacted in the event of any problems arising during construction activities.

14 In the interest of highway safety in accordance with Policy P8 of the Solihull UDP. (14) No dwelling shall be occupied until space has been laid out within the site for cars to be parked within that particular dwelling in accordance with the approved plans. In the interest of highway safety in accordance with Policy P8 of the Solihull UDP. (15) No dwelling shall be occupied until that part of the service road which provides access to it has been constructed in accordance with the approved plans. In the interest of highway safety in accordance with Policy P8 of the Solihull UDP. (16) The dwelling shall be occupied until a means of vehicular access into that particular dwelling has been constructed in accordance with the approved plans. In the interest of highway safety in accordance with Policy P8 of the Solihull UDP. The decision to grant planning permission has been taken having regard to the policies and proposals in the Solihull Unitary Development Plan 2006 set out below, together with all other relevant material considerations, including Supplementary Planning Guidance, and the particular circumstances and reasons summarised below. Solihull Local Plan Policy P4 Meeting Housing Needs Policy P5 Provision of Land for Housing Policy P7 Accessibility and Ease of Access Policy P8 Managing Demand of Travel and Reducing Congestion Policy P9 Climate Change Policy P10 Natural Environment Policy P11 Water Management Policy P14 Amenity Policy P15 Securing Design Quality Government Guidance National Planning Policy Framework SPG/SPDs New Housing in Context Planning Guidelines for Housing Developments

15 Affordable Housing In reaching this decision the Council is mindful of the particular circumstances and reasons set out below, namely The proposal creates a coherent layout and design, which would integrate successfully with the locality. The proposal would be in accordance with Local Plan Policy P15 and the New Housing in Context SPG that seek to promote redevelopment proposals that reflect the character of the surrounding locality. Subject to the imposition of conditions I am content that the siting, scale and disposition of the proposed dwellings would not have an unreasonable impact on the amenities of neighbours and accords with Policy P14 of the Solihull Local Plan. The site is in a sustainable location within easy walking distance of local schools, services and facilities within the Olton neighbourhood. The proposal therefore conforms with the accessibility criteria set out in Policy P7 of the Local Plan. Appropriate parking provision is provided in accordance with the adopted car parking guidelines. I am therefore, content that the proposal raises no undue highway safety implications. NOTE Noise During Construction Noise from construction and associated works has the potential to cause disturbance to neighbouring residents. In order to minimise this, this Authority would normally recommend that any work audible beyond the boundary of the site should only be carried out between the hours of 8.00 am to 6.00 pm on Mondays to Fridays and 8.00 am to 1.00 pm on Saturdays; there should be no noisy works carried out on Sundays or Bank Holidays. Best practicable means to prevent noise from the site should also be employed as defined in British Standard BS 5228 Part (or its successors/revisions). Failure to keep these hours or to employ best practicable means to control noise could lead to the service of an enforcement notice under Section 60 of the Control of Pollution Act We would encourage applications for prior consent under Section 61 of the Act, particularly where the construction and/or demolition phases(s) may be prolonged or if work may be undertaken beyond the aforementioned hours. Please contact the Contact Centre ( ) for further details. Burning of Refuse on Demolition and Construction Sites Because of the potential for nuisance to neighbours, burning of refuse prior to or during the construction phase is not generally acceptable and may be contrary to waste regulation legislation. If you do have special circumstances, such as a requirement to dispose of wood infected by disease or insects, please contact the Contact Centre on ( ) for further details. Dust Control on Demolition and Construction Sites Because of the potential for nuisance to neighbours and damage to property, reasonable steps to reduce dust emissions should be employed, particularly during any demolition works and in periods of dry weather.