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Agenda item

APP/14/00854 (HBC)/14/02215/FUL (WCC) - Care Home, Site E1, Land West of Waterlooville, Hambledon Road, Waterlooville

Proposal:           Erection of extra care accommodation with 48 units and associated communal facilities, access, car parking and landscaping

 

Parish:                Denmead

 

Ward:                  Waterloo

Minutes:

Proposal:           Erection of extra care accommodation with 48 units and associated communal facilities, access, car parking and landscaping

 

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)             It was intended to use natural timber cladding: the design incorporated the same elements and materials as the Nursing Home;

 

(2)             the proposed design was more distinctive than the proposed Nursing Home and met the design requirements for a landmark building;

 

(3)             there were opportunities to use wall climbing plants;

 

(4)             the proposed height of the building complied with the Design Guide requirements;

 

(5)             consideration would be given to using different colours for the external walls to the recess areas to provide a more distinctive landmark building;

 

(6)             the distances and configuration of the proposed building would prevent overlooking into existing residential dwellings;

 

(7)             the parking provision exceeded the adopted standards;

 

(8)             there was adequate parking space on and off site to enable an ambulance to visit the proposed home when required;

 

(9)             the parking provision was based on the applicant’s experience with operating similar homes and this was reflected in the submitted transport assessment;

 

(10)          it would be difficult for the Council to make a robust case that the development would result in a severe residual cumulative impact on the highway;

 

(11)          waste collection vehicles would be able to collect waste without undue interference to the free flow of traffic;

 

(12)          if the development led to overspill parking onto the highway, the applicant had agreed to finance the implementation of a traffic regulation order;

 

(13)          that the landscaping scheme was considered acceptable and would incorporate trees which would not damage the extra care home;

 

(14)          an increase in parking spaces would result in the loss of open spaces: off site parking places would be provided at the nursing home for the extra care home staff; and

 

(15)          the extra care home would meet the required sustainable homes level.

 

 

The Committee was addressed by Mrs Everest, who objected to the proposal for the following reasons:

 

(a)             the number of bedroom units had increased to 48 from the originally proposed 38 units;

 

(b)             the increase in height of the proposed building would result in a loss of light to existing properties;

 

(c)             the development would exacerbate the existing flooding problem experienced by the Buttercup Way garages;

 

(d)             the traffic likely to be generated by the development and the proposed closure of Sickle Way would cause undue interference with the safety and convenience of users of Foxtail Road; and

 

(e)             there was insufficient parking spaces which would be likely to encourage the parking of vehicles on adjoining highways;

 

In response to questions raised by members of the Committee, Mrs Everest advised that:

 

(aa)       although partially successful, the drain installed by Taylor Wimpey had not fully resolved the flooding experienced by all the garages in Buttercup Way;

 

(bb)       there was concern that the proposed development would increase the amount of surface water draining into Foxtail Way and Buttercup Way

 

The Committee was addressed by Parish Councillor Lander-Brinkley, who  objected to the proposal for the following reasons;

 

(aaa)     the proposed height of the building would have a detrimental impact on the Denmead Gap;

 

(bbb)     the parking provision was inadequate to cater for the increase in bed units;

 

(ccc)        a traffic regulation order introduced to overcome the problem of overspill parking would move the problem elsewhere within the development;

 

(ddd)     there was no evidence that that the Fire and Rescue Service had agreed to the proposal;

 

(eee)     the development could exacerbate the existing flooding problem in the area; and

 

(fff)      the provision of 1 lift was inadequate for this type of home.

 

In response to questions raised by Members of the Committee, Councillor Lander-Brinkley advised that:

 

·         discussions prior to and during the outline stage gave the impression that the proposal would be for an extra care unit;

 

·         couples should be able to stay together: the nursing home only provided single rooms

 

In response to a question raised by a member of the Committee, the officers advised that the type of bedrooms was a material consideration: however, in this case the size of the bedrooms was not considered to carry significant weight.

 

In response to an offer from Councillor Stallard to give clarification on the types of care home, the members of the Committee thanked Councillor Stallard but advised that a satisfactory explanation had already been submitted.

 

The Committee was addressed by Councillor Stallard, who objected to the proposal for the following reasons:

 

(aaaa)        the proposed height of the building would give rise to overlooking into properties in Foxtail Way;

 

(bbbb)        the traffic likely to be generated by the proposal would be detrimental to the amenities of existing properties and the occupiers of the proposed units with balconies in terms of pollution;

 

(cccc)         there was inadequate car parking provision;

 

(dddd)        there was no clearly indicated route or path to or  a dedicated parking area for ambulances;

 

(eeee)        there was an inadequate number of lifts;

 

(fffff)          the trees proposed were not indigenous species;

 

(gggg)        there was only oneI access to the roof;

 

(hhhh)       there were no assisted bathrooms;

 

(iiii)             the roads had not yet been adopted; and

 

(jjjj)              there was a lack of proper consultation.

 

The Committee was addressed by Mr Allen, the applicant’s agent, who supported the application for the following reasons:

 

(A)            experience had demonstrated that the proposed parking provision was adequate;

 

(B)            the proposal included a cycle storage area;

 

(C)            ambulances would be able to access the facility;

 

(D)            the officers considered that the proposed design met the requirements for a landmark building;

 

(E)            the application had been the subject of extensive consultation and amendments made to overcome concerns raised; and

 

(F)             the proposed drainage system should benefit existing residential properties.

 

In response to questions raised by member so the Committee, Mr Allen advised that:

 

(AA)      the parking provision exceeded the adopted standard;

 

(BB)      a loss of landscaping to accommodate more parking spaces would be a detrimental step;

 

(CC)      the proposal would at least meet the sustainable standard requirements;

 

(DD)      the drainage system should alleviate the current problems of flooding experienced outside the site;

 

(EE)      the parking provision for staff, including the parking spaces at the Nursing Home, was sufficient;

 

(FF)       it was not proposed to mark out parking spaces allocated to staff;

 

(GG)      although only 1 lift was proposed, stair lifts would be provided; and

 

(HH)      the residents attracted to this form of care home were unlikely to be car owners.

 

The Committee discussed this application in detail together with the issues raised by deputees. The majority of the Committee supported the application subject to:

 

(AAA)    an additional condition requiring compliance with the implementation of the travel plan;

 

(BBB)    condition 2 being amended to require consideration to be given to permeable surfaces for the parking areas and the use of different colours on the external walls.

 

It was Agreed that applications APP/14/008445 and 14/02215/FUL be granted permission subject to:

 

(A)            the completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 and other relevant legislation, incorporating the terms set out in paragraph 8.2 of the report, such agreement to be to the satisfaction of the Head of legal Services (Winchester City Council) and the Service Manager – Legal and Democratic Services (Havant Borough Council);

 

(B)            the following conditions (as amended by (C) and (D) below) and any other conditions as considered appropriate:

 

1            The development hereby permitted shall be begun before the expiration of 3 years from the date on which this planning permission was granted.

 

Reason:   To comply with Section 51 of the Planning and Compulsory Purchase Act 2004.

 

2            Before development commences, samples of all the external materials to be used on that building shall be 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, unless otherwise agreed in writing by the local planning authority.

 

Reason:   To ensure that the external appearance of the development is of a high quality on this prominent corner site.

 

             

3            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 junction with facades and head and sill details

      Window central panels and side panels.

      Oriel windows including undersides, cheeks and roofs

       Doors and shutters together with framing and their reveals and junctions with the elevations

 

Prior to installation 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:

 

        Parapet cappings

        Balconies, balcony screens, balcony supports, metal framing and balustrades and railings/boundary treatment around terraces and flat roofs.

        Canopy and main entrance

        Any rainwater goods visible from the public realm

        Materials and detailing of the ceilings to overhangs, under-crofts and balconies

        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 the building is occupied.

 

Reason: To ensure that the external appearance of the development is of a high quality on this prominent site.

             

4            No development hereby permitted nor any related site clearance shall commence until plans and particulars specifying the detailed proposals for all of the following aspects of the same have been submitted to and approved in writing by the Local Planning Authority.

 

(a)          The areas to be used for contractors' vehicle parking and materials storage during construction of the development;

 

Reason:   To secure orderly development

             

5            The building shall be used only for extra care accommodation and for no other purpose whatsoever including any other purpose in Class C3 of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order.

 

Reason:   In order to control the use in view of the special circumstances relating to its operation.

             

6            No externally visible or audible plant, machinery or structures required for ventilation or filtration purposes shall be installed at the premises until and unless details of the external appearance and acoustic performance of the same have been submitted to and approved in writing by the Local Planning Authority.

 

Reason:   To safeguard the amenities of the locality and/or occupiers of neighbouring property.

             

7            The development shall not be brought into use until the implementation of all works forming part of the approved noise protection scheme has been completed in full accordance with all detailed components of such scheme.

 

Reason:   To safeguard the amenities of occupiers of the accommodation.

             

8            Notwithstanding the submission of the Phase II Ground Investigation Report by Soils Ltd, ref 14512/GIR, prior to the commencement of the development hereby permitted (or within such extended period as may be agreed with the Local Planning Authority), the following shall be submitted to and approved in writing by the Local Planning Authority:

 

a)               An addendum to the report which presents the results of the ongoing gas monitoring;

 

b)               If necessary, a remedial strategy detailing the measures to be undertaken to avoid risk from ground gases when the site is developed and proposals for future maintenance and monitoring. Such scheme shall include nomination of a suitably qualified person to oversee the implementation of the works.

 

Reason:   In order to secure satisfactory development and in the interests of the safety and amenity of future occupants.

             

9            If necessary, subject to the submissions made under condition 8, prior to the occupation of the development hereby permitted, written verification produced by the suitably qualified person approved under the provision of condition 8 shall be submitted to and approved in writing by the Local Planning Authority. The report must demonstrate that the remedial strategy approved under the provisions of conditions 8 has been implemented fully, unless varied with the written agreement of the Local Planning Authority in advance.

 

Reason:   In order to secure satisfactory development and in the Interests of the safety and amenity of future occupants.

             

10          Development shall cease on site if, during any stage of the works, potential contamination is encountered which has not been previously identified, unless otherwise agreed in writing with the Local Planning Authority. Works shall not recommence before an assessment of the potential contamination has been undertaken and details of the findings along with details of any remedial action required (including timing provision for implementation), has been submitted to and approved in writing by the Local Planning Authority. The development shall not be completed other than in accordance with the approved details.

 

Reason:   In order to secure satisfactory development and in the interests of the safety and amenity of future occupants.

             

11          The development hereby permitted shall not be occupied until a Certificate of Compliance with the Code for Sustainable Homes has been submitted to the Local Planning Authority. The Certificate shall demonstrate that the development has attained a minimum standard of Level 3 in accordance with the Code.

 

Reason:   To ensure the development meets an appropriate level of sustainability measures.

             

12          The development hereby permitted shall not be occupied until all approved hard and soft landscape works  have been completed in accordance with the relevant recommendations of appropriate British Standards or other recognised Codes of Good Practice, unless otherwise in accordance with a timetable agreed with the Local Planning Authority.  Any trees or plants that, within a period of five years after planting, are removed, die or become, in the opinion of the Local Planning Authority, seriously damaged or defective, shall be replaced before the end of the next planting season with others of species, size and number as originally approved.

 

Reason:   To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs.

             

13          The premises shall not be occupied before the proposed access and the crossing of the highway verge and/or footway is constructed and laid out in accordance with the approved details.

 

Reason:   In the interests of highway safety. 

             

14          The development shall not be brought into use until space for the loading, unloading and parking of vehicles has been provided within the site, surfaced and marked out in accordance with the approved details.  Such areas shall thereafter be retained and used solely for those purposes.

 

Reason:   In the interests of highway safety.  and having due regard to policy DM13 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework 2012.

             

15          A condition to require the development is carried out in accordance with the approved plans

 

Reason:   To ensure provision of a satisfactory development.

 

(C)         An additional condition requiring the development to be carried out in accordance with the submitted travel plan;

 

(D)         Condition 02 (above) being amended to include a note advising that consideration should be given to providing permeable surfaces in the car parking areas and the use of different colours on the external walls

Supporting documents: