Agenda item

Construction of an 83 bed residential care home including ancillary facilities, external works and access [Clifton Ward] [Site Visit]

The Committee considered a major full application submitted by Primary Care Investments Ltd for the construction of an 83 bed residential care home including ancillary facilities, external works and access.

Officers circulated the following information in an update (full details of which are set out in the annex attached to the agenda):

• No objections to the proposals were now raised by Drainage subject to the imposition of a number of drainage conditions. Drainage were also satisfied with Condition 24 suggested by the Environment Agency subject to slight amendments
• The Sustainability Officer was satisfied with the sustainability information provided
• Condition 2 had been amended to update the plan numbers
• The City Archaeologist had confirmed that the site lay outside the Area of Archaeological Importance but that it may have an affect on archaeological deposits which might be preserved within the boundaries of the site. A watching archaeological brief would therefore be necessary.
• The addition of a condition to ensure the quality of the detail to the heads and sills and coping/eaves detail of the roof of the building.

Members made a number of comments and raised a number of concerns which included:

• Confirmation that all the outstanding drainage issues raised in paragraph 4.27 would be overcome by the addition of conditions
• Concerns that parking proposed would be insufficient to cover the proposed shift patterns and staff handover leading to overspill in adjacent residential streets
• Confirmation that Highway Network Management felt that the car parking details were adequate and had raised no objections
• Details of the tunnels referred to by residents. Officers confirmed that the tunnels referred to connected the old Nuffield Hospital site between the Library and the Hospital and would not affect the application site
• Details of Condition 5 and the Construction Environmental Management Plan (CEMP) relating to wheel washing. Confirmation that wheel washing would be specified in this condition.
• Site deliveries and hours specified in Condition 9
• Need to include Condition HT1 in any approval
• Would there be any restrictions on residents accessing the proposed garden area. Confirmation from the applicants agent that from previous experience at similar homes there was generally very little demand from residents to enter the garden areas.

Following further discussion it was

RESOLVED:             That the application be approved subject to the conditions set out in the report and the following additional and amended conditions:

Amended Condition 2: The development hereby permitted shall be carried out in accordance with the following plans and other submitted details:-

L3066  (--)   10 - Rev D - Ground floor general arrangement plan

L3066  (--)   11 - Rev D - First floor general arrangement plan

L3066  (--)   12 - Rev D - Second floor general arrangement plan

L3066  (--)   13 - Rev D - Third floor & Roof general arrangement plan

L3066  (--)   20 - Rev C - Elevations sheet 1

L3066  (--)   21 - Rev C - Elevations sheet 2

L3066  (--)   22 - Rev C - Elevations sheet 3

L3066  (--)   23 - Rev B - Elevation Materials key

L3066  (--)   25 - Rev C - Site Sections

L3066 (2-) 215 - Rev A - Refuse & Recycling store

L3066 (9-) 901 - Rev B - Enabling demolition works

L3066 (9-) 902 - Rev D - Proposed Site Layout Plan

L3066 (9-) 904 - Rev A - Impact on existing soft landscaping

11081-166 - Topographical Survey

2212/3 - Rev C - Popplewell Associates Landscape proposal

Amended Condition 24: Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall  subsequently be implemented in accordance with the approved details before the development is completed.

The scheme shall also include:-

 - A minimum of 30% reduction  in surface water discharge for any new development from the site

- A design that ensures that storm water resulting from a 1 in 100 year event and surcharging the drainage system can be stored on the site without risk to people or property and without overflowing into the watercourse Proposed design must also include an additional 20% allowance for climate change.

-  Details of how the scheme shall be maintained and managed after completion

- The development should not be raised above the level of the adjacent land, to prevent runoff from the site affecting nearby properties.

Additional Condition: No work shall commence on site until the applicant has secured the implementation of a programme of archaeological work (a watching brief on all ground works by an approved archaeological unit) in accordance with a specification supplied by the Local Planning Authority.  This programme and the archaeological unit shall be approved in writing by the Local Planning Authority before development commences.

Additional Condition: Large-scale details of the items listed below shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development and the works shall be carried out in accordance with the approved details.

- Eaves

- Heads, sill and reveals to all window types as appropriate

- Coping to flat roof

Additional Condition: The height of the approved development shall not exceed 9.5  metres (measured at the south- western corner of the building) and 6.6 metres (measured at the north-eastern corner of the building), as measured from a ground level across the whole footprint of the building of 12.5 AOD. Before any works commence on the site, a means of identifying the existing ground level, and the proposed ground level (12.5 AOD) from which the building will be built from, on the site shall be agreed in writing, and any works required on site to mark that ground level accurately during the construction works shall be implemented prior to any disturbance of the existing ground level. Any such physical works or marker shall be retained at all times during the construction period.

REASON:                  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed, would not cause undue harm to interests of acknowledged importance, with particular reference to:-

- Principle of the development

- Design and Landscaping

- Highways, access and parking

- Residential Amenity

- Policy H17 considerations

- Ecology

- Drainage

- Sustainability

 As such the proposal complies with Policies H17, GP1, GP4a, GP9, HE2, NE1 of the City of York Development Control Local Plan.