Agenda item

External and internal alterations/refurbishments of the historic Grade II listed part of a 24 bed residential care home. Together with the demolition of the recent (non historically significant) extensions to the rear, and construction of a Care Quality Commission (CQC) compliant replacement extension, increasing capacity to 30 bed. Demolition of two ancillary buildings and

associated landscape works and alterations to access (resubmission of 17/11250/FUL).

Public Participation

Stuart Jamieson spoke in objection to the application.

Richard Fuller spoke in objection to the application.

Matthew Airey (Wessex Care) spoke in support of the application.

Mark Bugden (Project Manager) spoke in support of the application.

Matthew Holmes (Planning Consultant) spoke in support of the application.

 

The Senior Planning Officer, Becky Jones presented the application for external and internal alterations/refurbishments of the historic Grade II listed part of a 24 bed residential care home. Together with the demolition of the recent (non historically significant) extensions to the rear, and construction of a Care Quality Commission (CQC) compliant replacement extension, increasing capacity to 30 bed. Demolition of two ancillary buildings and associated landscape works and alterations to access (resubmission of 17/11250/FUL).

 

Previous application 17/11250/FUL which had been refused, was currently at appeal. 

 

It was noted that by 2026 there would be a shortage of 246 bed spaces in the area.

 

The differences with this application compared to the previous included a row of pleached trees, a screen on upper terrace, stacked bay windows, the distance from the wall had increased, materials had been changed and simplified. The glazed extension had been shortened and now has glazed glass. There were landscaping and gardening proposals and the inclusion of a cycle building and a smoking area with this scheme. Parking remained the same.

 

The application was recommended for refusal.

 

Members had the opportunity to ask technical questions of the Officer, where it was clarified that appendix 1 to the report included the full list of amendments.

 

Members of the public then had the opportunity to present their views as stated above.

 

 

The Division Member Cllr Sven Hocking then spoke in support of the application, noting that he had a different opinion to the Conservation and Heritage Officer, in that he agreed the front of the building did have a great amount of character, however the rest of the building which was behind did not, adding that the part the public see would not look any different.

 

The impact the new build would have on the rest of the local area needs to be weighed up against the benefits. This scheme included better landscaping, and screening of the buildings from Westbourne close.

 

I sympathise with residents; the previous proposals would have seen a large structure much close to their property but I hope most of the concerns had been addressed. It would be better to have this provision on the site than somewhere out of town.

 

The positives of a much-improved facility outweigh the negatives.

 

Cllr Hocking then moved the motion of approval, this was seconded by Cllr Devine.

 

A debate then followed, where they key issues raised included that the development would result in six additional well needed beds for specific types of care, which would be of great use to the community.

 

There was a balance to consider, between the harm to the listed building and the impact on the surrounding residents, against the benefits that an improved facility would provide to the community.

 

The scheme had detailed 26 revisions, which had come about following the refusal at the last meeting.

 

The previous planning application was at appeal, and may well be determined in favour by the inspector. The dilemma here was to decide between need and planning considerations.

 

Despite the 26 changes that had been instituted following the refusal last time, on design, scale, mass and proximity, they had not been able to address the scale and mass issues. When it was originally the manor house it was part of a reasonable size estate. If a site is suitable, you can make a design that works. But if a site is not suitable for the scale of the development proposed, you cannot make it work.

 

With regard to application 18/06366/FUL, the Committee then voted on the motion of approval, against Officers recommendation, on the grounds of need.

 

Resolved

That application 18/06366/FUL be approved, against Officer’s recommendation, on the grounds that the need for the nursing home, and the public gain, was significant enough to outweigh the harm caused to the listed building and residential amenity. To include the following conditions:

 

1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

 

2 No development shall commence with regards to the relevant materials and features, until the exact details and samples of the materials to be used for the external walls and roofs, and large scale architectural details of windows, cills, headers, doors, and eaves for the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

REASON: In order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area and heritage asset.

 

3 No development shall commence with respect to the following matters, until a scheme of hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority, the details of which shall include:

 

* full details of any existing trees and other existing landscaping to be retained, together with measures for their protection in the course of development;

* a detailed planting specification showing all plant species, supply and

planting sizes and planting densities;

* all hard and soft surfacing materials;

* minor artefacts and structures including the proposed inter-visibility screen

* Details of timing of planting and future maintence regime for 5 years following first occupation of the development and 10 years for the pleached trees

following first occupation of the development.

 

REASON: In order that the development is undertaken in an acceptable manner, to ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features and in the interests of neighbouring amenity.

 

4 All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the building(s) or the completion of the development whichever is the sooner; All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years (or within a period of ten years for the pleached trees), 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 otherwise agreed in writing by the local planning authority. All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in

accordance with a programme to be agreed in writing with the Local Planning

Authority.

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

5 Any boundary and screening walls and/or fences shown on the approved plans shall be erected prior to the first occupation of the enlarged part of the nursing home hereby permitted and shall be retained and maintained as such at all times thereafter.

 

REASON: To prevent overlooking & loss of privacy to neighbouring property.

 

6 No part of the enlarged nursing home extension works hereby permitted shall be brought into use/occupied until the access, turning area and parking spaces have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

 

REASON: To ensure that adequate provision is made for parking within the site in the interests of highway safety.

 

7 Before the first occupation of the relevant accommodation/room, full details of the obscure glazing materials shall be submitted to and approved in writing by the Local Planning Authority. The agreed obscure glazing materials must be put in place prior to first occupation of the relevant accommodation/rooms. The relevant windows shown on the approved plans shall be obscured with etched glass and made nonopenable/fixed shut (with the exception of the side panels which shall be clear glazed with restricted opening only), and shall be permanently maintained in this manner inperpetuity.

 

REASON: In the interest of amenity and to prevent undue overlooking.

 

8 Unless shown on the approved plans, no lighting or ventilation/extraction equipment /apparatus shall been installed on the building.

 

REASON: In the interests of the amenities of the area.

 

9 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), the site shall be used solely as a residential care home, and for no other purposes within Class(es) C1, C2, C3, or C4 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended)(or in any provisions equivalent to that class in any statutory instrument revoking or re-enacting that Order with or without modification).

 

REASON: The proposed use is acceptable but the Local Planning Authority wish to consider any future proposal for a change of use, other than a use within the same class(es), having regard to the circumstances of the case.

 

10 The development hereby permitted shall be carried out in accordance with the following approved plans schedule:

 

Location Plan 1931/100

Proposed Site Plan 1931/300B

Proposed north and west elevations 1931/306C

Proposed south and east elevations 1931/307C

Proposed west elevation and sections 1931/308C

Proposed east street elevation 1931/305C

Proposed section AA and BB 1931/309B

Proposed ground floor plan 1931/301A

Proposed first floor plan 1931/302B

Proposed second floor plan 1931/303B

Proposed loft and roof plans 1931/304B

Outline Landscape Proposals LAN 01b

Proposed Bike/Smoking shelter 1931/310A

Proposed new steps 1931/220

Proposed dormer alterations 1931/221

Waste Audit (1931) by Relph Ross Architects

Design and Access Statement Rev A June 2018 by Relph Ross Architects

Ecological Appraisal and preliminary Ecological Appraisals by Clarke Webb Ecology Ltd19th July-14th Sept 2017 and 19th July 2017

Tree Survey and Arboricultural Impact Assessment by Hellis July 2017

Archaeological Desk Based Assessment by Wessex Archaeology Nov 2017

 

REASON: For the avoidance of doubt and in the interests of proper planning.

 

11 No demolition works shall commence on site and no works to the extension hereby approved shall commence until a Construction Method Statement, which shall include the following:

 

a) the parking of vehicles of site operatives and visitors;

b) loading and unloading of plant and materials;

c) storage of plant and materials used in constructing the development;

d) the erection and maintenance of security hoarding including decorative

displays and facilities for public viewing, where appropriate;

e) wheel washing facilities;

f) measures to reduce, manage and control the emission of dust and dirt

during construction and demolition;

has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be complied with in full throughout the construction period.

The development shall not be carried out otherwise than in accordance with the

approved construction method statement.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, detriment to the natural environment through the risks of pollution and dangers to highway safety, during the construction phase.

 

12 The works hereby granted consent shall be carried out in such a manner as to ensure that the existing listed building is preserved and not structurally or superficially altered in any way whatsoever, save in accordance with the approved plans and the said building shall be structurally supported and weatherproofed at all times during the construction period in accordance with established building practice.

 

REASON: To preserve the special architectural and historic interest of the listed building.

 

13 Other than above ground works, no development shall commence within the site until:

 

a) A written programme of archaeological investigation, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority;

and

b) The approved programme of archaeological work has been carried out in accordance with the approved details.

 

REASON: In order that the development is undertaken in an acceptable manner, to enable the recording of any matters of archaeological interest.

 

14 Any gates shall be set back 6.5 metres from the edge of the carriageway, such gates to open inwards only.

 

REASON: In the interests of highway safety.

 

15 No part of the development shall be first brought into use until the visibility splays shown on the approved plans have been provided with no obstruction to visibility at or above a height of 600mm above the nearside carriageway level. The visibility splays shall be maintained free of obstruction at all times thereafter.

 

Reason: In the interests of highway safety.

 

16 The development hereby permitted shall not be first brought into use until the cycle parking facilities shown on the approved plans have been provided in full and made available for use. The cycle parking facilities shall be retained for use in accordance with the approved details at all times thereafter.

 

REASON: To ensure that satisfactory facilities for the parking of cycles are provided and to encourage travel by means other than the private car.

 

17 No materials shall be burnt on the development site during the demolition and construction phase of the development. No construction or demolition work shall take place on Sundays or Public Holidays or outside the hours of 07:30 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays.

 

REASON: In the interests of neighbouring amenities.

 

18 No development hereby approved shall not be brought into use until a scheme for the discharge of surface water from the site (including surface water from the access/driveway), incorporating sustainable drainage details, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first brought into use/first occupied until surface water drainage has been constructed in accordance with the approved scheme.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development is occupied in order that the development is undertaken in an acceptable manner, to ensure that the development can be adequately drained.

 

INFORMATIVES

The proposal includes alteration to the public highway and the consent hereby granted shall not be construed as authority to carry out works on the highway.

 

The applicant is advised that a license may be required from Wiltshire's Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. Please contact the vehicle access team on telephone 01225 713352 or email vehicleaccess@wiltshire.gov.uk for further details.

 

Any removal of shrubs/trees shall be carried out between October and February including so as to avoid the bird nesting season, or otherwise only following a thorough check to confirm that no active bird nests are present at the time. Should birds start to nest within or upon the buildings at any time then all works liable to impact upon such nests should be delayed until the nests are no longer occupied.

 

 

 

With regards to application 18/06723/LBC, the Committee then voted on the motion of approval, against Officers recommendation.

 

Resolved

That application 18/06723/LBC be approved against Officer recommendation, on the grounds that the need for the nursing home, and the public gain, was significant enough to outweigh the harm caused to the listed building and residential amenity. To include the following conditions:

 

1 The works for which Listed Building Consent is hereby granted shall be begun before the expiration of three years from the date of this consent.

 

REASON: To comply with the provisions of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

 

2  No development shall commence with regards to the relevant materials and features, until the exact details and samples of the materials to be used for the external walls and roofs, and large scale architectural details of windows, cills, headers, doors, and eaves for the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

REASON: In order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area and heritage asset.

 

3 The works hereby granted consent shall be carried out in such a manner as to ensure that the existing listed building(s) is/are preserved and not structurally or superficially altered in any way whatsoever, save in accordance with the approved plans and the said building(s) shall be structurally supported and weatherproofed at all times during the construction period in accordance with established building practice.

 

REASON: To preserve the special architectural and historic interest of the listed building.

 

4 The development hereby permitted shall be carried out in accordance with the following approved plans schedule:

 

Location Plan 1931/100

Proposed Site Plan 1931/300B

Proposed north and west elevations 1931/306C

Proposed south and east elevations 1931/307C

Proposed west elevation and sections 1931/308C

Proposed east street elevation 1931/305C

Proposed section AA and BB 1931/309B

Proposed ground floor plan 1931/301A

Proposed first floor plan 1931/302B

Proposed second floor plan 1931/303B

Proposed loft and roof plans 1931/304B

Outline Landscape Proposals LAN 01b

Proposed Bike/Smoking shelter 1931/310A

Proposed new steps 1931/220

Proposed dormer alterations 1931/221

Waste Audit (1931) by Relph Ross Architects

Design and Access Statement Rev A June 2018 by Relph Ross Architects

Ecological Appraisal and preliminary Ecological Appraisals by Clarke Webb Ecology Ltd19th July-14th Sept 2017 and 19th July 2017

Tree Survey and Arboricultural Impact Assessment by Hellis July 2017

Archaeological Desk Based Assessment by Wessex Archaeology Nov 2017

 

REASON: For the avoidance of doubt and in the interests of proper planning.