BOROUGH OF TAMWORTHdemocracy.tamworth.gov.uk/documents/s14505/Schedule of... · 2016-06-27 · 2.2...

PLANNING COMMITTEE

5th

July 2016

SCHEDULE OF APPLICATIONS

REPORT OF THE DIRECTOR (ASSETS AND ENVIRONMENT)

BOROUGH OF TAMWORTH

PLANNING COMMITTEE

SCHEDULE OF APPLICATIONS

5th

July 2016

A Reports for Consideration 2

B Appeals Received 0

C Appeal Decisions 0

D Consultations 0

E High Court Challenges 0

F Issues Papers 0

BACKGROUND PAPERS

All other documents referred to in individual reports

SUMMARY OF PLANNING APPLICATIONS FOR DETERMINATION

Part A Reports for consideration

Application Number: 0120/2016

Development: Alterations to adjacent Tamworth Library and improvements to adjacent public realm which also includes the churchyard

Location: Tamworth Library and Public Realm Corporation Street Tamworth

Recommendation Approval subject to the conditions

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

Application Number: 0121/2016

Development: Works to a Listed Building to include alterations to adjacent Tamworth Library and improvements to adjacent public realm which also includes the churchyard

Location: Tamworth Library & Public Realm Corporation Street Tamworth

Recommendation Consent subject to the conditions

………………………………………………………………………………………………………………………………

Application Number: 0120/2016 Development: Alterations to adjacent Tamworth Library and improvements to adjacent

public realm which also includes the churchyard Location: Tamworth Library and Public Realm Corporation Street Tamworth Target Date: 25/05/2016

1. Proposal 1.1 This application is for planning permission which will enable the creation of a new public realm along

with improvements to the external appearance of the library. A parallel listed building application has been submitted which is considered below as listed building application 0121/2016.

1.2 The applicants view is that “ by improving the space in between the buildings using a co-ordinated approach to paving, street furniture and planting there exists the opportunity to create a specific sense of identity for the Tamworth Enterprise Quarter whilst respecting the Conservation Area and the wider town centre.

1.3 The submission should be viewed in the context of the wider proposals for the Tamworth Enterprise Quarter which include:

The improvement of the Assembly Rooms with the conservation of the interior and the addition of a new extension on its northern façade

The conversion of the Carnegie Centre into a restaurant or café

The conversion of the Philip Dix Centre into an enterprise centre providing managed workspace

1.4 The proposals for the library have evolved during the consideration of the application and members are now asked to consider the following specific alterations to the external appearance of the building:

Replacement or the existing brown brick walling doors and windows to the ground floor of the western end of the building with polyester coated aluminium framed curtain walling with coloured and clear infill glazing, doors and windows.

Replacement of the existing safety barrier surrounding the external staircase to the basement with a new stainless steel and glass balustrade.

New external wall wash lighting to be provided to the western end of the library in order to accentuate the modelling provided by the pre cast concrete fins between the panels to the upper floors

It was originally intended to reduce he height of the entrance structure to the south of the building by approximately 2.62 metres. This proposal has been removed from the proposals following representations from heritage groups.

1.5 The proposals for the public realm (including external works and landscaping) can be summarised as follows:

The existing car park between the Assembly Rooms, the Carnegie Centre and the library will be removed and paved to create a new public realm space. The new space will include street furniture, lighting and landscaping

Slab paving will be laid across the central area of the square on a 45 degree orientation. Smaller pavers will be used around the edges of the buildings to frame the space. A wide band of paving will be laid square to the Assembly Rooms extension to act as an apron to the building. It will also provide a paved connection between the access point off

Corporation Street and the ramp to the library entrance. A line of bollards will help to define the space along the edge of Corporation Street.

The paving will be laid to fall in order to drain into the existing surface water drainage system

An archaeological watching brief, approved by the County Archaeologist, will be implemented for all works below current ground level.

Ground level planting beds will be created in front of the Carnegie Centre, beneath the retained lime tree and in front of the west elevation of the library. The new space will be furnished with a co-ordinated range of street furniture. The space will be lit with a new lighting scheme.

In order to open up the view between the new square and the churchyard, the brick walls, planters and archway will be removed. The brick retaining walls will be lowered in height to open up the view and an existing pear tree will be removed. A new widened ramp will be constructed leading to an improved entrance to the library. The ramp will have new handrails to each side. New paving will be laid to both library entrances.

The existing pedestrian route through St Editha’s churchyard to Little Church Lane will be realigned and surfaced to provide an improved link towards the proposed Gungate development area. Existing paths will be resurfaced

The works will necessitate the removal of 2 trees - T21 Common Pear and T22 Sycamore in the Arboricultural report. Trees T27, T57, T58 and T60, that touch the library, will be trimmed back.

Paving will predominantly in tones of grey, with occasional buff highlights to match the grey stone and roof materials and to compliment the red brick o the surrounding buildings. Reclaimed stone paving will link the ramp outside the library entrance with Corporation Street.

New benches and bins will be installed in the square. The location of the proposed street furniture is indicated, with the type to be determined by the Borough Council.

Existing lighting in the car park will be removed and a new lighting scheme installed comprising new columns augmented with ground lights and spotlights. Existing lighting columns in the churchyard will be replaced with Staffordshire County Councils lanterns for heritage and “non-highway” locations.

1.6 Consideration has been given to the impact the development will have on accessibility. The supporting statement submitted with the application recognising the good transport links being adjacent to bus stops and a taxi rank. Tamworth railway station is a 10 minute walk from the site.

1.7 Specific consideration has been given to needs of disabled groups given the proposals would result in the loss of eight accessible parking spaces. In order to address this situation a mitigation strategy is proposed – this strategy has evolved during the consideration of the application following input from local disabled groups.

1.8 The application is supported by a series of supporting documents as follows

Planning application supporting statement

Heritage statement

Bat and bird survey

Arboricultural report

2. Site and Surroundings

2.1 The site is bounded by Corporation Street, Aldergate, Lower Gungate and Church Street. Part of it

is currently a car park between the Carnegie Centre, Tamworth Assembly Rooms and Tamworth Library which is accessed from Corporation Street. Works to footpaths which pass through the churchyard of St Editha’s Church connect the car park to Church Lane, Little Church Lane, St Editha’s Close and Church Street also form part of the project.

2.2 Tamworth Library is a building which was designed in the brutalist style for Tamworth Municipal Borough by John Tetlow in the late 1960’s.

2.3 On the western edge of the site is the Carnegie Centre, which is locally listed, and The Assembly Rooms, a grade 2 listed building.

2.4 The library is located to the west of Church Lane, which includes a terrace of locally listed houses

2.5 St Editha’s Church is Grade 1 listed, the foundations of which date to the Anglo Saxon period. A funerary monument in the churchyard to the south of the library building id grade 2 listed

2.6 The site is located within the Tamworth Town Centre Conservation Area

3. Key Issues

The provisions of the adopted development plan

The impact on the character and appearance of the conservation area

The impact on the setting of listed buildings in the area

The impact on the design of individual buildings

The impact on parking and accessibility

The impact on existing trees

The impact on protected species

4. Conclusion 4.1 The Tamworth Local Plan was adopted in February 2016 and provides the basis for all planning

decisions unless other material planning considerations outweigh its provisions. The key policies within the plan that are relevant to this application are EN4: Protecting and enhancing biodiversity, EN5: Design of New Development and EN6 Protecting the Historic Environment

4.2 It is considered that the proposal is compliant with policy EN4 of the Tamworth Local Plan 2006-2031 and protects and enhances biodiversity.

4.3 A detailed analysis of the scheme has convinced officers that the proposals being presented are of

high quality and meet the requirements of policy EN5 of the adopted Tamworth Local Plan 2006 – 2031.

4.4 Officers of the Borough Council have looked at the proposals in detail taking into account the impact of the development on heritage assets. In particular they have assessed the impact on the setting of the listed buildings in the locality, which includes St Editha’s Church, the Assembly Rooms and the churchyard monument. In the course of their consideration they have secured the retention of the entrance pod on the library, which was something the Conservation Area Advisory Committee expressed concerns about. It is felt that the resultant scheme meeting the requirements of policy EN6 of the adopted Tamworth Local Plan 2006-2031 and will both protect and enhance listed buildings and their settings.

4.5 In conclusion it is considered that the proposals will have a positive impact on the character and appearance of the conservation area.

4.6 The overall conclusion that your officers have reached is that the proposals will have a positive impact on the setting of the statutorily protected buildings and structures. The removal of the car park adjacent to the Assembly Rooms will have a very positive impact providing an opportunity to view the listed buildings unimpeded by vehicles and other modern structures. The sensitive use of materials for paved surfaced, and on the library building, are also considered a positive aspect of the proposal.

4.7 Officers consider that the use of contrasting cladding at ground floor level is relatively limited and does not adversely affect the overall architectural composition of the library building.

4.8 The introduction of lighting to accentuate particular architectural features of the building is considered to be a very positive addition to the building and will further enhance the area.

4.9 It is consider that the application with the measures proposed to be put in place to mitigate the loss of the disabled parking spaces adjacent to the Assembly Rooms are acceptable.

4.10 It is considered that given the quality of the trees being proposed for removal, together with the significant number of trees that are being retained, means that the overall impact on the character and appearance of the area is limited and consequently the proposals are acceptable.

Recommendation

Approval with conditions

0120-2016

This material has been reproduced from Ordnance Survey digital map data with the permission of the controller of Her

Majesty’s Stationery Office, © Crown Copyright.

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5. Relevant Site History 5.1 0203/2014 Works to a Listed Building (Assembly Room) to allow proposed restoration of the historic

fabric, undertake internal alterations and add an extension to the rear and North side of the existing building. Approved subject to conditions 11

th September 2014

5.2 0353/2014 Part change of use of Philip Dix centre from A2 (financial and professional) to B1 (business) to create an enterprise centre including the demolition of Public Conveniences and Kiosk, extension to parking area and associated landscaping - Approved subject to conditions 22

nd

December 2014

6. Consultation Responses 6.1 Tamworth Borough Council (Environmental Protection)

I would advise that Environmental Protection have reviewed the proposal and technical information sent by the developer, particularly the noise, lighting and contamination assessments.

I am satisfied with the assessments and Environmental Protection has no further comments to add.

6.2 Conservation Area Advisory Committee

Committee thinks that the library should be kept in its original state, including the totality of the entrance pod. The removal of the upper part of the pod would introduce difficulties in achieving a coherent design with materials that match. Some concern about the introduction of contrasting materials.

Works should be monitored closely and trees protected during construction works.

6.3 Tamworth Borough Council (Conservation Officer)

Thanks for the information pertaining to the Tamworth Public Realm consultation. I understand the project has been in development for a long time so yes, I wouldn’t be able to have such a great input. It seems a pretty good scheme actually and should complement the surrounding listed buildings such as the assembly rooms and church also. I assume that details of the material palette, bicycle racks and any shelter will be an approval by condition. I noticed on the historic mapping that the original path for the churchyard is still in situ with the path north of the church and the path coming down the centre which date back to the 19

th Century. Would have been good to demarcate

these historic paths in order to show the historic linkage – but a bit late to change things now. The scheme would cause ‘less than substantial’ harm to the setting of the listed buildings and in my opinion the public benefits of the scheme via a new civic space for the community would outweigh and mitigate any harm caused.

6.4 Staffordshire County Council (Highways)

As with regards to the disabled parking I will be interested to see if any will be provided onsite and if so can we have the parking spaces allocations on the proposed site plan.

6.5 Staffordshire County Council (Rural County – Environmental Advice)

The Heritage Statement (section4) proposes an archaeological investigation strategy comprising a watching brief of all groundworks. I can confirm that I am satisfied that this forms an appropriate strategy for ensuring that the proposals meet the requirements of the National Planning Policy Framework paragraph 141.

This work should be carried out by an archaeologist working to the Chartered Institute for Archaeologists Code of Conduct and their standard and guidance for an archaeological watching brief (2014) This work would most appropriately be secured via a condition which states:

“Prior to the commencement of the development hereby permitted, a written scheme of archaeological investigation (the scheme) shall be submitted for the written approval of the District Planning Authority. The scheme shall provide details of the programme of archaeological works to be carried out on the site, including post investigation reporting and appropriate publication. The scheme shall thereafter be implemented in full in accordance with the approved plans”

7. Additional Representations 7.1 3 letters have been received from members of the public raising the following issues

Parking provision should be made, close to the library, for cleaning staff that arrive early in the morning and are concerned about being accosted by homeless people that inhabit the area, or revellers that are still around from the night before.

There is no justification why the tree, or the archway, has to be removed. Tour parties were concerned that the historic Assembly Rooms should not be spoiled by proposed extensions into the carpark site.

It is wrong that you are taking away more disabled parking spaces at the library. Disabled people depend on these to visit library. I also think you could provide at least 2 more places in front of Barclays Bank and either 1 or 2 in front of carpet shop and charity shop. Carpet shop maybe more difficult because of junction. Unless you are disabled person or know a disabled person people do not understands the needs for the disabled. There are more disabled elderly now and in the future more so there is a greater need for disabled parking not less. Not everyone able to walk from the larger car parks distance too far.

8. Planning Considerations 8.1 The key considerations are

1) The provisions of the adopted development plan

2) The impact on the character and appearance of the conservation area

3) The impact on the setting of listed buildings in the area

4) The impact on the design of individual buildings

5) The impact on parking and accessibility

6) The impact on existing trees

7) The impact on protected species

` The provisions of the adopted development plan

8.2 The Tamworth Local Plan was adopted in February 2016 and provides the basis for all planning decisions unless other material planning considerations outweigh its provisions. The key policies within the plan that are relevant to this application are EN4: Protecting and enhancing biodiversity, EN5: Design of New Development and EN6 Protecting the Historic Environment

8.3 The proposals have evolved over a significant period of time, taking into account he provisions of the saved policies within the development plan that existed at the time and the policies within the evolving local plan. The proposals identified that ecology could be affected by the proposals, and in particular birds and bats that may roost, or nest, in trees and buildings within and adjacent to the site. A report was commissioned to assess the situation.

8.4 The report concluded that the entrance pod to the library may be a site that could provide a habitat for bats. The reduction in height of the entrance pod is no longer a part of the proposal and consequently the risk to bats in this building in removed. The alteration to the western elevation will have no effect upon potential rooting opportunities

8.5 The investigations considered roosting and/or nesting opportunities in the trees to be felled. The report concluded that there are no roosting opportunities for bats and there were no birds nesting at the time of the survey.


8.7 Policy EN5 of the adopted Tamworth Local Plan seeks the delivery of high quality buildings and places across Tamworth with particular attention paid to the enhancement of the town centre, conservation areas etc. Relevant aspects of this policy include the following matters

Respect for local architectural and historic characteristics

Account taken of any heritage assets

Conservation and enhancement of setting of development

Use of appropriate materials

Incorporation of landscaping

Increased legibility

Consideration of accessibility and car parking

8.8 A detailed analysis of the scheme has convinced officers that the proposals being presented are of high quality and meet the requirements of policy EN5 of the adopted Tamworth Local Plan 2006 – 2031.

8.9 Policy EN6 of the adopted Tamworth Local Plan requires that “Development that affects designated heritage assets including conservation areas, listed buildings, scheduled monuments and non- designated heritage assets including locally listed buildings and undesignated archaeology will be required to assess the impact of the development on the asset through a heritage statement and statement of significance and clearly demonstrate how the significance including the setting will be protected, conserved and where possible enhanced”.

8.10 The applicant has submitted a Heritage Statement in accordance with policy EN6 and both the Borough Council’s Conservation Officer and the County Council Historic team have supported he proposals, insofar as heritage matters are concerned.

8.11 Officer of the Borough Council have looked at the proposals in detail taking into account the impact of the development on heritage assets. In particular they have assessed the impact on the setting of the listed buildings in the locality, which includes St Editha’s Church, the Assembly Rooms and the churchyard monument. In the course of their consideration they have secured the retention of the entrance pod on the library, which was something the Conservation Area Advisory Committee expressed concerns about. It is felt that the resultant scheme meeting the requirements of policy EN6 of the adopted Tamworth Local Plan 2006-2031 and will both protect and enhance listed buildings and their settings.

8.12 Officers do recognise that the wall and associated arch adjacent to the library will be lost, contrary to the wishes of some, but it is felt that the loss of this feature is far outweighed by the benefits in creating well linked public spaces, which allow views to key buildings in the town centre. These features have no architectural of historic qualities that would require their retention.


8.13 The site sits in an important location within the town centre conservation area, being a link between the residential areas to the north and west of the town, the enterprise zone and the commercial areas within the heart of the town which includes significant amounts of retail and office space. It also lies on an important west- east pedestrian route that will eventually link towards a proposed redeveloped Gungate precinct site. Furthermore it acts as an important area for those arriving in the town centre on foot, by bus and by taxi.

8.14 Over the years the area has suffered from underinvestment and consequently the quality of the environment has suffered, with the car park adjacent to the Assembly Rooms becoming an unkempt backland which attracts anti-social behaviour. By opening up views into and out of the area, and improving the visual quality of the site, it is considered that this will result in a marked enhancement of the area, attracting greater levels of activity and natural surveillance. This in turn will assist in the reduction of anti-social activity.



8.16 It is a requirement in law to consider the setting of listed buildings when determining planning applications. In this respect your officers have assessed in detail the impact on the setting of St Editha’s Church, the Assembly Rooms, and the monument in the churchyard. They have also considered the impact on listed buildings further afield of the site including those in Church Street, Lower Gungate and Aldergate, together with locally listed buildings.



8.18 The proposed alterations to the elevations of the library building, being a locally listed building within a conservation area, is important. Whilst the retention of the entrance pod will ensure the original design philosophy of John Tetlow is retained, without having to contend with a patched up elevation, the introduction of contrasting materials and lighting also needs to be considered.




8.21 The applicants, and officers, recognise that the loss of the car parking adjacent to The Assembly Rooms is a sensitive issue that needs to be fully addressed before any permission can be recommended or issued. The loss of car parking will affect disabled people that have become accustomed to parking adjacent to the Assembly Rooms to access local facilities such as the Library. A mitigation scheme was submitted with the applicant, and this has been revised following discussions with representatives of the disabled community.

8.22 The mitigation scheme that is now being presented as part of this proposal includes the provision of

4 disabled car parking spaces in the Aldergate Car Park

10 additional disabled car parking spaces in the Aldergate Car Park (in the evenings and at weekends when not in use by the Enterprise Centre)

4 disabled car spaces in the Church Lane Car Park

2 disabled car spaces in Church Lane (opposite terraced houses)

2 disabled car parking spaces in Hospital Street Car Park

8 disabled car parking spaces in Spinning School Lane Car Park

In addition further consideration will be given to the implementation of on street parking within Church Street, however this would be subject to separate Traffic Regulation Order.

8.23 Whilst recognising that this will not replicate the convenience that some individuals may benefit from at the present time it will deliver reasonable level of provision and meet reasonable expectations as required by legislation and guidance.

8.24 Insofar as cleaning staff at the library are concerned, whilst recognising their desire to maintain convenient accessibility, they cannot be made a special case. Many workers within the town centre might desire an arrangement that provides immediate access to their place of work for a variety of reasons, but there is not a compelling case for this to happen in this instance. Officers are not immune to the issues of employee safety, but it is their view that the improved environment around

the library with enhanced views between spaces, improved lighting and increased activity will assist in the delivery of a safer town centre for all.

8.25 In conclusion your officers support the application insofar as the measures to be put in place to mitigate the loss of the disabled parking spaces adjacent to the Assembly Rooms.


8.26 The proposal involves the removal of 2 trees and limited pruning of 4 trees. The 2 trees for removal are a pear (T21) and a sycamore (T22). Both trees have been subjected to a survey by a qualified landscape architect.

8.27 The pear tree is shown to have major bark wounding and deadwood in the crown. In the evolution of the scheme the tree was also subject to separate inspection by the Council’s own Tree Officer. It was considered that the pear tree was not worthy of retention.

8.28 The second tree is a sycamore tree which is reported to have crown distortion due to group pressure from adjacent trees.

8.29. It is considered that given the quality of the trees being proposed for removal, together with the significant number of trees that are being retained, means that the overall impact on the character and appearance of the area is limited and consequently the proposals are acceptable.


8.30 Given the retention of the entrance pod to the library and the lack of suitable roosts for bats within trees there is not considered o be an adverse impact of ecology








9.6 The overall conclusion that your officers have reached is that the proposals will have a positive

impact on the setting of the statutorily protected buildings and structures. The removal of the car park adjacent to the Assembly Rooms will have a very positive impact providing an opportunity to view the listed buildings unimpeded by vehicles and other modern structures. The sensitive use of materials for paved surfaced, and on the library building, are also considered a positive aspect of the proposal.





Conditions / Reasons

1. The development shall be started within three years of the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

2. The development hereby permitted shall only be carried out in accordance with the application form, the supporting letter, the Design and Access statement Version 1.2, the Arboricultural Report THL-R14/2 the bat and bird survey dated October 2015, the Heritage Statement Version 1.0. and drawing numbers 5254A001 P1 (Location plan), 5254A010 P1 (Library - Existing Elevations), 5254A011 P2 (Library - Proposed Elevations), 5254A019 P1 (Topographical Survey) 5254A020 P1 (Library - Existing Ground Floor Plan), 5254A021 P1 (Library – Existing First Floor Plan), 5254A023 P1 (Library- Proposed Ground Floor Plan), 5254A024 P2 (Library – Proposed First Floor), 5254E01 (External Lighting Proposals), CDX8601/PL01 (Public Realm and Library General Arrangements Plan – Feb 2016), CDX8601/PL/01 (Public Realm and Library Lighting for St Editha’s Churchyard and Public Realm) and CDX8601/DD/02 (Library Site Clearance Plan) unless otherwise agreed in writing by the Local Planning Authority.

Reason: To define the permission.

3. Prior to the commencement of the development hereby permitted, a written scheme of

archaeological investigation (the scheme) shall be submitted for the written approval of the District Planning Authority. The scheme shall provide details of the programme of archaeological works to be carried out on the site, including post investigation reporting and appropriate publication. The scheme shall thereafter be implemented in full in accordance with the approved plans.

Reason: There is demonstrable potential for archaeological remains to exist within the site and an appropriate investigation is required in order to assess this potential, in accordance with the provisions of the NPPF.

4. Prior to the commencement of the development hereby approved details of all materials to be used in the construction of the external surfaces of the development shall be submitted to and approved by the Local Planning Authority in writing.

Reason: To safeguard the character and appearance of this listed building and the Town Centre Conservation Area in accordance with the provisions of the NPPF and Sections 16 and 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

5. Prior to the commencement of the development hereby approved details of all street furniture (including benches and bins) shall be submitted to and approved by the Local Planning Authority in writing.


6. Prior to the commencement of the development hereby approved the car parking mitigation proposals as shown on drawing number CDX8601 (Accessible parking spaces) and CDX8601/PD/LW/01 Revision E (External works) shall be provided.

Reason: To ensure that suitable access for all people is available in accordance with policy SU2 of the adopted Tamworth Local Plan 2006-2031

Application Number: 0121/2016 Development: Works to a Listed Building to include alterations to adjacent Tamworth

Library and improvements to adjacent public realm which also includes the churchyard

Location: Tamworth Library & Public Realm Corporation Street Tamworth Target Date: 25/05/2016

1. Proposal 1.1 This application is for planning permission which will enable the creation of a new public realm along

with improvements to the external appearance of the library. A parallel listed building application has been submitted which is considered below as listed building application 0121/2016.

1.2 The applicants view is that “ by improving the space in between the buildings using a co-ordinated approach to paving, street furniture and planting there exists the opportunity to create a specific sense of identity for the Tamworth Enterprise Quarter whilst respecting the Conservation Area and the wider town centre.

1.3 The submission should be viewed in the context of the wider proposals for the Tamworth Enterprise Quarter which include:

The improvement of the Assembly Rooms with the conservation of the interior and the addition of a new extension on its northern façade

The conversion of the Carnegie Centre into a restaurant or café

The conversion of the Philip Dix Centre into an enterprise centre providing managed workspace

1.4 The proposals for the library have evolved during the consideration of the application and members are now asked to consider the following specific alterations to the external appearance of the building:

Replacement or the existing brown brick walling doors and windows to the ground floor of the western end of the building with polyester coated aluminium framed curtain walling with coloured and clear infill glazing, doors and windows.

Replacement of the existing safety barrier surrounding the external staircase to the basement with a new stainless steel and glass balustrade.

New external wall wash lighting to be provided to the western end of the library in order to accentuate the modelling provided by the pre cast concrete fins between the panels to the upper floors

It was originally intended to reduce he height of the entrance structure to the south of the building by approximately 2.62 metres. This proposal has been removed from the proposals following representations from heritage groups.

1.5 The proposals for the public realm (including external works and landscaping) can be summarised as follows:

The existing car park between the Assembly Rooms, the Carnegie Centre and the library will be removed and paved to create a new public realm space. The new space will include street furniture, lighting and landscaping

Slab paving will be laid across the central area of the square on a 45 degree orientation. Smaller pavers will be used around the edges of the buildings to frame the space. A wide band of paving will be laid square to the Assembly Rooms extension to act as an apron to

the building. It will also provide a paved connection between the access point off Corporation Street and the ramp to the library entrance. A line of bollards will help to define the space along the edge of Corporation Street.

The paving will be laid to fall in order to drain into the existing surface water drainage system

An archaeological watching brief, approved by the County Archaeologist, will be implemented for all works below current ground level.

Ground level planting beds will be created in front of the Carnegie Centre, beneath the retained lime tree and in front of the west elevation of the library. The new space will be furnished with a co-ordinated range of street furniture. The space will be lit with a new lighting scheme.

In order to open up the view between the new square and the churchyard, the brick walls, planters and archway will be removed. The brick retaining walls will be lowered in height to open up the view and an existing pear tree will be removed. A new widened ramp will be constructed leading to an improved entrance to the library. The ramp will have new handrails to each side. New paving will be laid to both library entrances.

The existing pedestrian route through St Editha’s churchyard to Little Church Lane will be realigned and surfaced to provide an improved link towards the proposed Gungate development area. Existing paths will be resurfaced

The works will necessitate the removal of 2 trees - T21 Common Pear and T22 Sycamore in the Arboricultural report. Trees T27, T57, T58 and T60, that touch the library, will be trimmed back.

Paving will predominantly in tones of grey, with occasional buff highlights to match the grey stone and roof materials and to compliment the red brick o the surrounding buildings. Reclaimed stone paving will link the ramp outside the library entrance with Corporation Street.

New benches and bins will be installed in the square. The location of the proposed street furniture is indicated, with the type to be determined by the Borough Council.

Existing lighting in the car park will be removed and a new lighting scheme installed comprising new columns augmented with ground lights and spotlights. Existing lighting columns in the churchyard will be replaced with Staffordshire County Councils lanterns for heritage and “non-highway” locations.

1.6 Consideration has been given to the impact the development will have on accessibility. The supporting statement submitted with the application recognising the good transport links being adjacent to bus stops and a taxi rank. Tamworth railway station is a 10 minute walk from the site.

1.7 Specific consideration has been given to needs of disabled groups given the proposals would result in the loss of eight accessible parking spaces. In order to address this situation a mitigation strategy is proposed – this strategy has evolved during the consideration of the application following input from local disabled groups.

1.8 The application is supported by a series of supporting documents as follows

Planning application supporting statement

Heritage statement

Bat and bird survey

Arboricultural report

2. Site and Surroundings

2.1 The site is bounded by Corporation Street, Aldergate, Lower Gungate and Church Street. Part of it

is currently a car park between the Carnegie Centre, Tamworth Assembly Rooms and Tamworth Library which is accessed from Corporation Street. Works to footpaths which pass through the churchyard of St Editha’s Church connect the car park to Church Lane, Little Church Lane, St Editha’s Close and Church Street also form part of the project.

2.2 Tamworth Library is a building which was designed in the brutalist style for Tamworth Municipal Borough by John Tetlow in the late 1960’s.

2.3 On the western edge of the site is the Carnegie Centre, which is locally listed, and The Assembly Rooms, a grade 2 listed building.

2.4 The library is located to the west of Church Lane, which includes a terrace of locally listed houses

2.5 St Editha’s Church is Grade 1 listed, the foundations of which date to the Anglo Saxon period. A funerary monument in the churchyard to the south of the library building id grade 2 listed

2.6 The site is located within the Tamworth Town Centre Conservation Area

3. Key Issues

The provisions of the adopted development plan



















Recommendation

Consent with conditions

0121-2016

This material has been reproduced from Ordnance Survey digital map data with the permission of the controller of Her

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5. Relevant Site History 5.1 0203/2014 Works to a Listed Building (Assembly Room) to allow proposed restoration of the historic

fabric, undertake internal alterations and add an extension to the rear and North side of the existing building. Approved subject to conditions 11

th September 2014

5.2 0353/2014 Part change of use of Philip Dix centre from A2 (financial and professional) to B1 (business) to create an enterprise centre including the demolition of Public Conveniences and Kiosk, extension to parking area and associated landscaping - Approved subject to conditions 22

nd

December 2014

6. Consultation Responses 6.1 Tamworth Borough Council (Environmental Protection)

I would advise that Environmental Protection have reviewed the proposal and technical information sent by the developer, particularly the noise, lighting and contamination assessments.

I am satisfied with the assessments and Environmental Protection has no further comments to add.

6.2 Conservation Area Advisory Committee

Committee thinks that the library should be kept in its original state, including the totality of the entrance pod. The removal of the upper part of the pod would introduce difficulties in achieving a coherent design with materials that match. Some concern about the introduction of contrasting materials.

Works should be monitored closely and trees protected during construction works.

6.3 Tamworth Borough Council (Conservation Officer)

Thanks for the information pertaining to the Tamworth Public Realm consultation. I understand the project has been in development for a long time so yes, I wouldn’t be able to have such a great input. It seems a pretty good scheme actually and should complement the surrounding listed buildings such as the assembly rooms and church also. I assume that details of the material palette, bicycle racks and any shelter will be an approval by condition. I noticed on the historic mapping that the original path for the churchyard is still in situ with the path north of the church and the path coming down the centre which date back to the 19

th Century. Would have been good to demarcate

these historic paths in order to show the historic linkage – but a bit late to change things now. The scheme would cause ‘less than substantial’ harm to the setting of the listed buildings and in my opinion the public benefits of the scheme via a new civic space for the community would outweigh and mitigate any harm caused.

6.4 Staffordshire County Council (Highways)

As with regards to the disabled parking I will be interested to see if any will be provided onsite and if so can we have the parking spaces allocations on the proposed site plan.

6.5 Staffordshire County Council (Rural County – Environmental Advice)

The Heritage Statement (section4) proposes an archaeological investigation strategy comprising a watching brief of all groundworks. I can confirm that I am satisfied that this forms an appropriate strategy for ensuring that the proposals meet the requirements of the National Planning Policy Framework paragraph 141.

This work should be carried out by an archaeologist working to the Chartered Institute for Archaeologists Code of Conduct and their standard and guidance for an archaeological watching brief (2014) This work would most appropriately be secured via a condition which states:

“Prior to the commencement of the development hereby permitted, a written scheme of archaeological investigation (the scheme) shall be submitted for the written approval of the District Planning Authority. The scheme shall provide details of the programme of archaeological works to be carried out on the site, including post investigation reporting and appropriate publication. The scheme shall thereafter be implemented in full in accordance with the approved plans”

7. Additional Representations 7.1 3 letters have been received from members of the public raising the following issues

Parking provision should be made, close to the library, for cleaning staff that arrive early in the morning and are concerned about being accosted by homeless people that inhabit the area, or revellers that are still around from the night before.

There is no justification why the tree, or the archway, has to be removed. Tour parties were concerned that the historic Assembly Rooms should not be spoiled by proposed extensions into the carpark site.

It is wrong that you are taking away more disabled parking spaces at the library. Disabled people depend on these to visit library. I also think you could provide at least 2 more places in front of Barclays Bank and either 1 or 2 in front of carpet shop and charity shop. Carpet shop maybe more difficult because of junction. Unless you are disabled person or know a disabled person people do not understands the needs for the disabled. There are more disabled elderly now and in the future more so there is a greater need for disabled parking not less. Not everyone able to walk from the larger car parks distance too far.

8. Planning Considerations 8.1 The key considerations are

1) The provisions of the adopted development plan

2) The impact on the character and appearance of the conservation area

3) The impact on the setting of listed buildings in the area

4) The impact on the design of individual buildings

5) The impact on parking and accessibility

6) The impact on existing trees

7) The impact on protected species

` The provisions of the adopted development plan

8.2 The Tamworth Local Plan was adopted in February 2016 and provides the basis for all planning decisions unless other material planning considerations outweigh its provisions. The key policies within the plan that are relevant to this application are EN4: Protecting and enhancing biodiversity, EN5: Design of New Development and EN6 Protecting the Historic Environment

8.3 The proposals have evolved over a significant period of time, taking into account he provisions of the saved policies within the development plan that existed at the time and the policies within the evolving local plan. The proposals identified that ecology could be affected by the proposals, and in particular birds and bats that may roost, or nest, in trees and buildings within and adjacent to the site. A report was commissioned to assess the situation.

8.4 The report concluded that the entrance pod to the library may be a site that could provide a habitat for bats. The reduction in height of the entrance pod is no longer a part of the proposal and consequently the risk to bats in this building in removed. The alteration to the western elevation will have no effect upon potential rooting opportunities

8.5 The investigations considered roosting and/or nesting opportunities in the trees to be felled. The report concluded that there are no roosting opportunities for bats and there were no birds nesting at the time of the survey.


8.7 Policy EN5 of the adopted Tamworth Local Plan seeks the delivery of high quality buildings and places across Tamworth with particular attention paid to the enhancement of the town centre, conservation areas etc. Relevant aspects of this policy include the following matters

Respect for local architectural and historic characteristics

Account taken of any heritage assets

Conservation and enhancement of setting of development

Use of appropriate materials

Incorporation of landscaping

Increased legibility

Consideration of accessibility and car parking

8.8 A detailed analysis of the scheme has convinced officers that the proposals being presented are of high quality and meet the requirements of policy EN5 of the adopted Tamworth Local Plan 2006 – 2031.

8.9 Policy EN6 of the adopted Tamworth Local Plan requires that “Development that affects designated heritage assets including conservation areas, listed buildings, scheduled monuments and non- designated heritage assets including locally listed buildings and undesignated archaeology will be required to assess the impact of the development on the asset through a heritage statement and statement of significance and clearly demonstrate how the significance including the setting will be protected, conserved and where possible enhanced”.

8.10 The applicant has submitted a Heritage Statement in accordance with policy EN6 and both the Borough Council’s Conservation Officer and the County Council Historic team have supported he proposals, insofar as heritage matters are concerned.

8.11 Officer of the Borough Council have looked at the proposals in detail taking into account the impact of the development on heritage assets. In particular they have assessed the impact on the setting of the listed buildings in the locality, which includes St Editha’s Church, the Assembly Rooms and the churchyard monument. In the course of their consideration they have secured the retention of the entrance pod on the library, which was something the Conservation Area Advisory Committee expressed concerns about. It is felt that the resultant scheme meeting the requirements of policy EN6 of the adopted Tamworth Local Plan 2006-2031 and will both protect and enhance listed buildings and their settings.

8.12 Officers do recognise that the wall and associated arch adjacent to the library will be lost, contrary to the wishes of some, but it is felt that the loss of this feature is far outweighed by the benefits in creating well linked public spaces, which allow views to key buildings in the town centre. These features have no architectural of historic qualities that would require their retention.


8.13 The site sits in an important location within the town centre conservation area, being a link between the residential areas to the north and west of the town, the enterprise zone and the commercial areas within the heart of the town which includes significant amounts of retail and office space. It also lies on an important west- east pedestrian route that will eventually link towards a proposed redeveloped Gungate precinct site. Furthermore it acts as an important area for those arriving in the town centre on foot, by bus and by taxi.

8.14 Over the years the area has suffered from underinvestment and consequently the quality of the environment has suffered, with the car park adjacent to the Assembly Rooms becoming an unkempt backland which attracts anti-social behaviour. By opening up views into and out of the area, and improving the visual quality of the site, it is considered that this will result in a marked enhancement of the area, attracting greater levels of activity and natural surveillance. This in turn will assist in the reduction of anti-social activity.



8.16 It is a requirement in law to consider the setting of listed buildings when determining planning applications. In this respect your officers have assessed in detail the impact on the setting of St Editha’s Church, the Assembly Rooms, and the monument in the churchyard. They have also considered the impact on listed buildings further afield of the site including those in Church Street, Lower Gungate and Aldergate, together with locally listed buildings.



8.18 The proposed alterations to the elevations of the library building, being a locally listed building within a conservation area, is important. Whilst the retention of the entrance pod will ensure the original design philosophy of John Tetlow is retained, without having to contend with a patched up elevation, the introduction of contrasting materials and lighting also needs to be considered.




8.21 The applicants, and officers, recognise that the loss of the car parking adjacent to The Assembly Rooms is a sensitive issue that needs to be fully addressed before any permission can be recommended or issued. The loss of car parking will affect disabled people that have become accustomed to parking adjacent to the Assembly Rooms to access local facilities such as the Library. A mitigation scheme was submitted with the applicant, and this has been revised following discussions with representatives of the disabled community.

8.22 The mitigation scheme that is now being presented as part of this proposal includes the provision of

4 disabled car parking spaces in the Aldergate Car Park

10 additional disabled car parking spaces in the Aldergate Car Park (in the evenings and at weekends when not in use by the Enterprise Centre)

4 disabled car spaces in the Church Lane Car Park

2 disabled car spaces in Church Lane (opposite terraced houses)

2 disabled car parking spaces in Hospital Street Car Park

8 disabled car parking spaces in Spinning School Lane Car Park

In addition further consideration will be given to the implementation of on street parking within Church Street, however this would be subject to separate Traffic Regulation Order.

8.23 Whilst recognising that this will not replicate the convenience that some individuals may benefit from at the present time it will deliver reasonable level of provision and meet reasonable expectations as required by legislation and guidance.

8.24 Insofar as cleaning staff at the library are concerned, whilst recognising their desire to maintain convenient accessibility, they cannot be made a special case. Many workers within the town centre might desire an arrangement that provides immediate access to their place of work for a variety of reasons, but there is not a compelling case for this to happen in this instance. Officers are not immune to the issues of employee safety, but it is their view that the improved environment around

the library with enhanced views between spaces, improved lighting and increased activity will assist in the delivery of a safer town centre for all.

8.25 In conclusion your officers support the application insofar as the measures to be put in place to mitigate the loss of the disabled parking spaces adjacent to the Assembly Rooms.


8.26 The proposal involves the removal of 2 trees and limited pruning of 4 trees. The 2 trees for removal are a pear (T21) and a sycamore (T22). Both trees have been subjected to a survey by a qualified landscape architect.

8.27 The pear tree is shown to have major bark wounding and deadwood in the crown. In the evolution of the scheme the tree was also subject to separate inspection by the Council’s own Tree Officer. It was considered that the pear tree was not worthy of retention.

8.28 The second tree is a sycamore tree which is reported to have crown distortion due to group pressure from adjacent trees.

8.29. It is considered that given the quality of the trees being proposed for removal, together with the significant number of trees that are being retained, means that the overall impact on the character and appearance of the area is limited and consequently the proposals are acceptable.


8.30 Given the retention of the entrance pod to the library and the lack of suitable roosts for bats within trees there is not considered o be an adverse impact of ecology








9.6 The overall conclusion that your officers have reached is that the proposals will have a positive

impact on the setting of the statutorily protected buildings and structures. The removal of the car park adjacent to the Assembly Rooms will have a very positive impact providing an opportunity to view the listed buildings unimpeded by vehicles and other modern structures. The sensitive use of materials for paved surfaced, and on the library building, are also considered a positive aspect of the proposal.





Conditions / Reasons

1. The development shall be started within three years of the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

2. The development hereby permitted shall only be carried out in accordance with the application form, the supporting letter, the Design and Access statement Version 1.2, the Arboricultural Report THL-R14/2 the bat and bird survey dated October 2015, the Heritage Statement Version 1.0. and drawing numbers 5254A001 P1 (Location plan), 5254A010 P1 (Library - Existing Elevations), 5254A011 P2 (Library - Proposed Elevations), 5254A019 P1 (Topographical Survey) 5254A020 P1 (Library - Existing Ground Floor Plan), 5254A021 P1 (Library – Existing First Floor Plan), 5254A023 P1 (Library- Proposed Ground Floor Plan), 5254A024 P2 (Library – Proposed First Floor), 5254E01 (External Lighting Proposals), CDX8601/PL01 (Public Realm and Library General Arrangements Plan – Feb 2016), CDX8601/PL/01 (Public Realm and Library Lighting for St Editha’s Churchyard and Public Realm) and CDX8601/DD/02 (Library Site Clearance Plan) unless otherwise agreed in writing by the Local Planning Authority.

Reason: To define the permission.

3. Prior to the commencement of the development hereby permitted, a written scheme of

archaeological investigation (the scheme) shall be submitted for the written approval of the District Planning Authority. The scheme shall provide details of the programme of archaeological works to be carried out on the site, including post investigation reporting and appropriate publication. The scheme shall thereafter be implemented in full in accordance with the approved plans.

Reason: There is demonstrable potential for archaeological remains to exist within the site and an appropriate investigation is required in order to assess this potential, in accordance with the provisions of the NPPF.

4. Prior to the commencement of the development hereby approved details of all materials to be used in the construction of the external surfaces of the development shall be submitted to and approved by the Local Planning Authority in writing.


5. Prior to the commencement of the development hereby approved details of all street furniture (including benches and bins) shall be submitted to and approved by the Local Planning Authority in writing.


6. Prior to the commencement of the development hereby approved the car parking mitigation proposals as shown on drawing number CDX8601 (Accessible parking spaces) and CDX8601/PD/LW/01 Revision E (External works) shall be provided.

Reason: To ensure that suitable access for all people is available in accordance with policy SU2 of the adopted Tamworth Local Plan 2006-2031

BOROUGH OF TAMWORTHdemocracy.tamworth.gov.uk/documents/s14505/Schedule of... · 2016-06-27 · 2.2...

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