Agenda item

This is a full planning application for the erection of a two storey extension to the side of an existing residential nursing home (formerly the Kexby Bridge Hotel). The building is to provide high dependency care and rehabilitation for people with brain injuries at ground floor and care for dementia patients at first floor. [Derwent] [Site Visit]  

Members considered a full planning application by Mr Martin Taylor, for the erection of 26 high dependency units with associated facilities within a two storey extension to the side of the existing residential nursing home.

Officers provided the Committee with an update. They advised that the Sustainability Officer had confirmed that additional information submitted shows a commitment to BREEAM requirements and providing a proportion of energy from renewable sources therefore they were happy for appropriate conditions to be applied. They advised that this refers to conditions 10 and 11 of the report and that condition 10 be reworded to begin “prior to commencement” not “Prior to start”).

They advised the Committee that objectors had raised concerns about the poor electricity and water supply in the village and that the applicant had advised them that any requirements requested by the statutory services providers in relation to potential upgrades of existing supplies or new supplies to the site would be undertaken. A further letter from an objector stated that the amendments to the internal layout did not change their concerns about the development.

Officers advised that with reference to paragraph 4.21 of the report, Highways had raised no objections to the scheme as amended but recommended that an additional condition be added in respect of cycle parking areas and that draft condition 3 (HWAY9) be removed as surfaces were shown on the plans. They advised that Drainage Officers had raised objections due to the lack of information supporting the application. However, they believed that drainage of the site could be achieved, including the attenuation of drainage where necessary in principle, and suggested a condition be added to ensure that all drainage details were submitted and agreed before development commenced on the site.

Officers also advised that a condition should be added preventing a future increase in the number of bedrooms provided without the prior written approval through the submission of a formal planning application. (A full copy of the officer’s update had been published online with the agenda after the meeting)

Members questioned whether the extant permission for an extension to the original hotel was still valid since permission had been granted for change of use to a care home for the elderly and officers provided clarification on this issue. Members pointed out that the treatment plant would restrict the growth of tree roots and requested that a condition be added to stipulate the type of trees to be grown in this location.

Representations were received in objection to the application from a neighbour. She raised concerns over the plans to increase the scale of the care home as the owner had advised her previously that they had no plans to expand in size. She informed Members that the Retreat and other care homes provided care for sufferers of Alzheimer’s and other mental health issues. She explained that the water supply in the village was limited and the electricity voltage was low and demand from the care home for both services was high. She also raised concerns about the lack of facilities in the village and limited bus services. 

In response to the concerns raised regarding the water and electricity supply in the village, Officers advised that water and electricity suppliers have to adhere to obligations regarding supply of services and that this was not a planning consideration. The applicant’s agent confirmed that if any upgrade were needed to services, this would be done onsite as part of the development.

RESOLVED:             That the application be approved after referral to the Secretary of State subject to the conditions listed in the report and the amended and additional conditions and informative below and the deletion of draft condition 3.

Amended Condition 7

No development shall take place until details have been submitted to and approved in writing by the Council of the measures to be provided within the design of the new building and landscaping to enhance the biodiversity of the site. The works shall be completed in accordance with the approved details in accordance with a timescale to be agreed in writing as part of the submitted scheme.

NB. Features suitable for incorporation include measures for species that use buildings such as bats and birds and enhancement of the existing landscape areas that form the boundaries of the site.

REASON - This is proposed to take account of and enhance the habitat and biodiversity of the locality in accordance with PPS9 ' Biodiversity and Geological Conservation'.

Amended Condition 14.

The landscaping scheme shown on Drawing no. AL (9) 901 rev D shall be implemented within a period of six months of the completion of the development.  Prior to the commencement of the development details of all proposed tree species shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented in combination with the landscaping scheme.  Any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless alternatives are agreed in writing by the Local Planning Authority.

Reason:  So that the Local Planning Authority may be satisfied with the variety, suitability and disposition of species within the site.

Additional Condition

No development shall take place until details of the proposed means of disposal of foul and surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority. Thereafter the approved surface water and foul drainage works shall be implemented to the satisfaction of the Local Planning Authority before any dwelling hereby approved is occupied

Reason: To ensure that no foul or surface water discharge take place until proper provision has been made for their disposal and to ensure that the site is properly drained

Additional Condition

The internal layout of the development hereby approved shown on Drawing no AL (0) 001 rev D shall not be altered in any way that would increase the number of bedrooms provided without the prior written approval through the submission of a formal planning application.

Reason: To ensure that any future increase in use of the site does not impact on the openness of the green belt and in the interests of highway safety and the free flow of traffic.

Additional Condition

Prior to the development commencing details of the cycle parking areas, including means of enclosure, shall be submitted to and approved in writing by the Local Planning Authority. The building shall not be occupied until the cycle parking areas and means of enclosure have been provided within the site in accordance with such approved details, and these areas shall not be used for any purpose other than the parking of cycles.

Reason:  To promote use of cycles thereby reducing congestion on the adjacent roads and in the interests of the amenity of neighbours.

Informative

You are advised to liaise with electricity and water suppliers to ensure supplies are adequate to serve your site, as enlarged as well as others users on the supply lines.

REASON:     

The proposal, subject to the conditions listed in the report and the amended and additional conditions above, would not cause undue harm to interests of acknowledged importance, with particular reference to: Policy Background; principle of the development within green belt and consideration of very special circumstances; need for the facility; proximity to Local Facilities; design and Landscaping; highways, access and parking; ecology; drainage; sustainability and restriction of use. As such the proposal complies with Policies GB1, H17, C1, GP1, GP4a and GP9 of the City of York Local Plan Deposit Draft.

In addition, the Local Planning Authority is satisfied that there are very special circumstances in this case sufficient to clearly outweigh the limited harm that would be caused to the Green Belt. In particular, it is considered that the extant permission represents a 'fall back position ‘and that the physical differences between the two schemes are limited, the use of the extension as a care facility will have less impact on the openness of the Green Belt and the landscape quality of the scheme will reduce the impact on the openness of the green belt. Furthermore the approval of the extension will allow for the imposition of conditions to ensure that the development meets sustainability, ecology and drainage objectives. Thus it is considered that the proposal does not conflict with national planning advice contained within Planning Policy Guidance Note 2 "Green Belts".