In December 2021 Birmingham City Council's Planning and Development Department refused an outline planning application for the erection of 12 apartments on a plot of land at Ridgacre Road West, opposite the junction of that road and Bissell Street, Quinton, Birmingham B32 1AX.

On 16th December 2022 the same applicant re-submitted a revised proposal under a statutory expiry date of 17th March 2023. The new application includes a site plan that shows some very minor modifications, along with new supporting documents, which address objections raised previously, (mainly by the Highways Agency and other parties).

The details of the proposal can be viewed on Birmingham City Council's planning portal, using the application reference 2022/0928/PA or follow the link below:

https://bit.ly/3J9aMBk

Please note that comments and objections on the planning portal should be made by individuals by 16th February 2023

Concerns have again been raised by Quinton residents regarding the re-submission of this application. Please take a moment to review the application and leave your comments, or objections, also signing this petition if you agree that the following would be detrimental to our neighbourhood: 

Compromised parking for existing residents and a potential increase in traffic in the area.

Adverse environmental issues.

The questionable suitability of erecting new-build homes next to a busy motorway.

1). Compromised parking on the lay-by in front of the proposed development. The pull-in parking that lies in front of the proposed site is used by local residents as an essential 'overspill' to street parking. The site location plan shows the proposed vehicle access to the on-site parking and the location of this driveway entrance will reduce the parking capacity along the roadside lay-by.

2). Potential traffic hazards relating to a blind bend on Ridgacre Road West exacerbated by the location of the access to the development. 

3). Environmental issues, such as noise, particulate pollution and the visual impact created by the loss of a valuable 'green buffer'. The new application includes a lengthier tree report, the long-and-short of which states that trees will be removed to enable the development. Additionally, at the moment, the line of mature trees bounding Howley Grange Park, (on the far side of the M5), are visible from Ridgacre Road West and Bissell Street. This visible link will be lost to existing residents if the proposal goes ahead. 

4). Suitability of building homes so close to a motorway and the long-term impact on health and wellbeing on those living in such a development. The various supporting documents outline reports on pollution and noise level. However, the air quality assessment in the planning statement forecasts that the air quality at the nearest proposed building elevation would be below the level required by the National Air Quality Objective. The application suggests that this will be addressed by the installation of MVHR units and NOx filters, which would need to be used to reduce internal pollutant concentrations.

Likewise, point 7.10 in the 'Noise and Air Quality' section of the statement outlines, "it is recognised that the external environment would be above the acceptable noise levels for residential gardens" and that for potential residents access to the outdoors would be, "open public spaces...within easy walking distance".

Taken together, these points cast serious doubt as to the suitablity and safety of shoe-horning housing between one of the busiest sections of the motorway in the country and a National Grid pylon.

5). Ecological impact issues; the proposed loss of trees has been mentioned in point 3). The Planning Statement quotes Policy DM4 'Landscaping and Trees' and states that, "developmentsd must take opportunities to provide high quality landscapes - that enhance the green structure network". With reference to the current site plan, there is little evidence of any high quality landscaping proposals. At best, the plans show some low shrub planting in front of the proposed building and similar alongside some boundary edges. The proposal also talks about screening the impact of the National Grid pylon; it's hard to imagine what type of planting would effectively screen an electricity pylon?

The Impact Assessment Document, (1.1.10) states that, "the site contains suitable habitat for hedgehog and the risk of injury to these species should be minimised during construction". This is possibly a case of shutting the nesting box door after the hedgehog has bolted, as the site was substantially cleared during February 2022 when investigative works were carried out. Were precautions taken at that time by sub-contracted companies to minimise the risk of injury or disruption to any wildlife on the site?

 

 

The partly-cleared site in February 2022

At the south end of the plot, (where the National Grid pylon is located), the plan shows the new, enclosing boundary formed by a 2 metre high metal fence, the concept of which seems greatly at odds with the applicant's stated intention to maintain a nature corridor, given that such a fence would effectively cut the site off from the adjoing green space, Quinton Recreation Ground. 

On a point of safety, the Planning Statement suggests that the site is fenced off and overgrown with no possible access by the public. This is absolutely not the case as a large section of the boundary fence has been in a state of collapse for many years, making it possible to walk straight onto the plot. 

6). A recent residential development in close proximity, (Meadows Road/Village Mews scheme), has already placed increased pressure on available street parking for residents, resulting in frequent illegal parking, due to the lack of available street parking. This has a potential to compromise access by emergency service vehicles and is a nuisance and danger in terms of partially blocking pavements. 

 

 

'Illegally' parked cars, due to the lack of street parking for residents, January 2023. Residents are often forced to park like this once available street parking is filled. 

7). The Planning Statement suggests that the project will bring benefits to the local community whilst work is taking place on site. Does the applicant have a design statement in place that details where contractor vehicles will park when the various trades and sub-contracted services are on site, without compromising on-road parking for local residents? It's also suggested that on-site trades will contribute to the local economy; in the immediate vicinity, retailers include a national chain supermarket and coffee outlet. Any increased trade to these outlets will not benefit local traders. Elsewhere, close-by, are some fast-food outlets and customer littering from these establishments has long been a major issue for Quinton residents. Will proper arrangements be made on site for hygienic disposal of food waste and rubbish and its regular removal?

8). Drainage and flood risk: Point 7.26 of the Planning Statement reads that there are a, "range of options for dealing with surface water...to ensure no increased risk of flooding would occur to any surrounding land, or place any undue pressure on the public sewer network".

Over the past few years, (the latest incident being over Christmas 2021), a number of homes in Bissell Street have suffered flooded cellars, resulting in the loss and spoiling of property. Severn Trent Water were called out but their investigations, (as to possible mains leaks in the area), were inconclusive. Unofficially, Severn Trent engineers indicated that the problem was possibly due to a rise in the water table, loss of exposed, (draining), ground in the vicinity and the inability of the surrounding area to cope with excess run-off rain water. Is the applicant able to reassure residents that this development will not increase the frequency of localised flooding incidents in Bissell Street?

9). Quinton Recreation Ground; a more historical planning application to build flats on this plot, (withdrawn), dates back to 2004. The proposal included a, "new public amenity space provision", along with, "improved access to Quinton Recreation Ground". If this current application were to go forward, would it not benefit local residents if such a concept were to be included?

We would ask Birmingham City Council to give consideration to these points. Please sign the petition if, as a local resident, you have any concerns about the possible adverse implications of such a development in our neighbourhood.