Proposal Description: Approval of reserved matters for access, appearance, landscaping, layout and scale (Details in Compliance for Outline Planning Permission 10/03252/OUT) and information to discharge condition 5 (drainage), condition 6 (noise from road), condition 7 (extraction method) and condition 9 (contaminated land). AMENDED PLANS
Proposal: Approval of reserved matters for access, appearance, landscaping, layout and scale (Details in Compliance for Outline Planning Permission 10/03252/OUT) and information to discharge condition 5 (drainage), condition 6 (noise from road), condition 7 (extraction method) and condition 9 (contaminated land). AMENDED PLANS
The Committee considered the written report and recommendation of the Executive Head of Planning and Built Environment and Head of Development Management together with an update issued prior to the meeting.
Arising from Members’ questions, it was clarified that:
(1) although the policies relating to the MDA as a whole prohibited the building of residential units under electricity cables, there were no restrictions to the construction of car parking areas under such cables;
(2) the design and materials met the requirements for a landmark building;
(3) it was intended that materials, including the timber cladding, to be used on this landmark building would not replicate the problems experienced in the design of the Hambledon Road buildings;
(4) it was anticipated that permeable materials would be used for the car parking surfaces;
(5) the applicants had advised that, due to the nature of the proposed nursing home, a dedicated ambulance parking space was not necessary;
(6) the submitted tree planting scheme was of a high quality and considered acceptable;
(7) root deflectors would be incorporated into the tree planting scheme to minimise the risk of root damage to buildings and road surfaces;
(8) the use of climbing plants could help regulate the building’s temperature;
(9) on the basis of the information provided, the parking provision was considered to be acceptable;
(10) the Committee could require the submission of a travel plan to manage the access to a development and reduce the impact of vehicle transport on the local environment and promote sustainable modes of travel to and from the site;
(11) cycle storage would be provided on the site; and
(12) the adoption of the roads was the responsibility of Hampshire Council County, the highway authority: roads would not be made up to adoption standard whilst they were being used by construction traffic
The Committee was addressed by Mr Crichton who raised concerns that:
(a) the proposed timing for the closure of Sickle Way would increase the traffic on Darnell Road and its junction with Hambledon Road which would be likely to cause undue interference with the free flow of traffic to the detriment of other road users; and
(b) the car parking on this and the proposed extra care home was inadequate.
In response to the concerns raised by Mr Crichton relating to the proposed closure of Sickle Way, the officers suggested that the Committee could ask Hampshire County Council to consider delaying the closure of Sickle Way.
The Committee was also addressed by Councillor Stallard, who objected to the proposal for the following reasons:
(i) there were no areas to recharge or store disability buggies;
(ii) the parking arrangements and design of the building did not provide for day trips normally associated with this type of use;
(iii) the likely demand for ambulances required a dedicated access/parking area;
(iv) the route and design of the proposed ambulance pick up/drop off point was inadequate and undignified;
(v) the provision of sleep over rooms for relatives was inadequate;
(vi) the use of timber cladding was inappropriate
(Councillor Stallard failed to complete her deputation within the allocated time period)
In response to questions raised by Members of the Committee, Councillor Stallard advised that:
(vii) she would have raised the issue of traffic problems, car parking and landscaping during her deputation; and
(viii) there were no public bus services serving this development on Sundays.
Parish Councillor Lander – Brinkley addressed the Committee and objected to the proposal for the following reasons:
(A) the location of the plant room and refuse area and the noise likely to be generated by these facilities would have a detrimental impact on the living conditions and amenities of the occupiers of the existing residential properties;
(B) that parking provision was insufficient;
(C) a dedicated parking bay should be provided for ambulances or mini buses;
Mr Allen, the applicant’s agent, supported the application for the following reasons:
(aa) the application had been the subject of consultation;
(bb) the design and parking arrangements proposal was based on the applicant’s experience of running similar homes across the country;
(cc) the proposed nursing home would be equipped with a sprinkler system;
(dd) the proposed parking arrangements supported by the submitted transport statement was adequate for the proposed use;
(ee) a detailed discussion would take place between the NHS and the applicant to address the concerns raised about ambulance access; the result of these discussions would be included in the Management Plan;
(ff) the travel plan would be take into account the particular issues relating to this site. The plan would evolve with the operation of the nursing homes and a specific coordinator would be appointed to amend and monitor the submitted plan;
(gg) the proposal was for an acute care home, which catered for mainly residents, who were near the end of their life or suffering from dementia. Therefore there was little demand for outside space;
(hh) the issue of public bus services within the area would be addressed by the travel plan coordinator;
(ii) it was anticipated that a suitable form of timber could be sourced for the proposed timber cladding;
(jj) although it was proposed that the parking areas would a mixture of tarmac and paving, the details were the subject of a condition;
(kk) it was anticipated that condition 6 could be complied with;
(ll) experience of operating similar nursery homes indicated that there would not be a huge demand for overnight stays by relatives;
(mm) the proposal would meet the sustainable requirements
The Committee discussed the application in detail together with the views raised by the deputees. Although concern was expressed about the parking provision and access for ambulances, the majority of the Committee supported the application subject to:
(aaa) an additional conditional requiring the implementation of the travel plan
(bbb) the Committee writing to the County Council requesting they delay the closure of Sickle Way; and
(ccc) condition 4 being amended to require consideration to be given to the use of permeable surfaces for the parking areas
It was Agreed that:
(i) Conditions 5, 6 and 7 of Outline Application 10/0352/OUT be discharged
(ii) application 14/01935/REM/W19499/32 be granted permission subject to
(A) the following conditions and informatives
01 The car park shall be constructed, surfaced and marked out in accordance with the approved plan before the development hereby permitted is brought into operation. That area shall not thereafter be used for any purpose other than the parking, loading, unloading and turning of vehicles.
Reason: To ensure that adequate on-site parking and turning facilities are made available.
02 No works on the development hereby permitted shall commence until a BREEAM 2008 pre-assessment for that element of the scheme has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing by the Local Planning Authority. This submission shall demonstrate how the development will achieve a minimum rating of 'excellent' under the BREEAM 2008 method of assessment. Thereafter, the development shall not be carried out other than in accordance with the approved assessment, or any subsequent revision approved in writing by the Local Planning Authority, which shall achieve a minimum rating of BREEAM 'excellent' or other such rating as may be agreed by the Local Planning Authority. No building shall be occupied until such time as it has achieved a minimum rating of BREEAM 2008 'excellent'.
Reason: To ensure that the development is sustainable and accords with policy CP11 of the Winchester District Local Plan Part 1 - Joint Core Strategy.
03 The proposed development shall be undertaken in accordance with the following approved plans and documents;
Revised covering letter dated 6 November 2014
Revised plan schedule
Revised site plan 27961 - PD - 101 revision L
Revised block plan 27961 - PD - 102 revision D
Revised ground floor plan 27961 - PD - 103 revision L
Revised first floor plan 27961 - PD - 104 revision L
Revised second floor plan 27961 - PD - 105 revision L
Revised roof plan 27961 - PD - 106 revision E
Revised elevations 27961 - PD - 200 revision G
Revised elevations 27961 - PD - 201 revision H
Revised sections 27961 - PD - 300 revision C
Revised Landscape GA S167(20)002 revision B
Revised detailed planting plan S167 (96)002 revision B
Revised design and access statement.
Reason: To ensure that the development presents a satisfactory appearance, for the avoidance of doubt and in the interests of the amenities of the area.
04 No development shall take place until details and samples of the windows and all the external materials to be used in the construction of the building and hard surfaced areas of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The external materials shall comprise those listed on the approved drawings and the main elevation materials shall comprise a soft stock brick and natural timber cladding.
Development shall be carried out in accordance with the approved details.
Note: The developer is advised that consideration should be given to the use of permeable surfacing for the car parking and manoeuvring areas.
Reason: To ensure that the development presents a satisfactory appearance in the interests of the amenities of the area.
05 Before development commences, 1:20 scale fully annotated plans, elevations and sections of the following details shall be submitted to and approved in writing by the local planning authority:
• Window frames including reveals (which should be a minimum of 100mm) and window surrounds and junctions with façade's and head and sill details,
• Window central panels and side panels
• Doors and shutters together with framing and their reveals and junctions with the elevations
Prior to installation 1:20 scale fully annotated plans, elevation and section of the following details shall be submitted to and approved in writing by the local planning authority:
• Metal framing and plant screens fixed to the elevations
• Any security railings/boundaries around flat roofs that are visible from the public realm
• Parapet cappings
• Canopy and main entrance
• Any rainwater goods visible from the public realm
• Materials and detailing of ceilings of any overhangs and under-crofts
• Solar panels and all other plant and machinery fixed to the external envelope of the buildings together with there fixing to all external materials where they are visible from the public realm
• Garden gates, and all fences, walls and railings where they are visible from the public realm
In addition to the above plans and details of the following shall be submitted to and approved in writing by the local planning authority prior to their installation;
• Details of the colour, position and appearance of any meter boxes/cabinets and other utilities where they will be visible from the public realm
• Details of the bike storage structure and any other structures that need to be erected within the grounds of the development.
• Details of external lighting
The approved details shall be implemented in full before that building is occupied.
Reason: to ensure that the external appearance of the development is of a high quality on this prominent site.
06 Prior to the installation of any heating, refrigeration and ventilation plant/machinery, a noise report shall be submitted to and approved by the Local Planning Authority demonstrating that such plant/machinery shall be designed to a level of 10dB below the lowest measured background noise (LA90, 15min) as measured 1m from the nearest affected window of the nearest residential property.
Once the plant is in operation, a noise validation report shall be submitted to the Local Planning Authority to demonstrate compliance with this condition.
Reason: To protect the amenity of the occupants of the nearest residential dwellings.
07 The development hereby approved shall be carried out in accordance with the travel plan statement reference Odyssey markides LLP Project No. 14-208 August 2014
(1) In accordance with paragraphs 186 and 187 of the NPPF Winchester City Council (WCC) take a positive and proactive approach to development proposals focused on solutions. WCC work with applicants/agents in a positive and proactive manner by;
- offering a pre-application advice service and,
- updating applicants/agents of any issues that may arise in the processing of their application and where possible suggesting solutions.
(2) This permission is granted for the following reasons:
The development is in accordance with the Policies and Proposals of the Development Plan set out below, and other material considerations do not have sufficient weight to justify a refusal of the application. In accordance with Section 38(6) of the Planning and Compulsory Purchase Act 2004, planning permission should therefore be granted.
(3) The Local Planning Authority has taken account of the following development plan policies and proposals:-
Winchester District Local Plan Part 1 - Joint Core Strategy; SH1, SH2, CP1, CP10, CP11, CP13, CP15. CP20
Winchester District Local Plan Review 2006: DP3, DP4, DP5, T2, T3
(4) )The applicant is advised that conditions 8 and 9 of outline planning permission reference 10/03252/OUT remain to be discharged.
(B) A letter being sent to Hampshire County Council requesting that consideration be given to delaying the proposed closure of Sickle Way.
(C) Conditions 5, 6 and 7 be discharged.