For:      Mr N Williams per Wall, James & Davies, 15-23 Hagley Road, Stourbridge, West Midlands,  DY8 1QW

Ward: Bromyard

The principal Planning Officer reported on the following matters:

Further information has been received from the applicant’s agent following the questions raised during the Committee’s site inspection.  The letter advises the following.

1. At present and in addition to the care manager and ancillary staff there are a total of 20 care staff who work in shifts; 5 in the morning, 3 in the afternoon and 2 at night.  If the application is approved it is estimated that an additional 30 care staff would be required, again working in shifts with 6/7 in the morning, 4 in the afternoons and 3 at night.
2. Unfortunately residents receive relatively few visitors and, on the basis of 20 years experience at Pencombe Hall it is estimated that the proposal would generate 4 or 5 additional cars per day.
3. Very few hospital admissions would result from the proposed EMI unit.  Most residents tend to have chronic age related problems which are looked after by qualified staff on site assisted, when necessary, by the local primary health care team of GPs and District Nurses.  Records for the last 12 months show that there have been 11 emergency admissions to hospital and it is anticipated that this would not change significantly, perhaps 1 or 2 per month.

A letter has also been received directly from the applicant that has been sent to all members.  This generally reflects the advice given by their agent and described above.

In accordance with the criteria for public speaking, Mr Jolly the agent acting on behalf of the applicant, spoke in favour of the application. 

Councillor B Hunt a Local Ward Member said that was in favour of the application.  He did not agree that the proposal would have a detrimental inpact on the landscape because it would be part of an existing building which was well screened in a relatively isolated location.  It would also provide a vital facility for care of the elderly in an area where such provision was diminishing and it would also provide employment opportunities.  On balance he felt that it would be a highly sustainable scheme and he proposed approval with appropriate planning conditions to be determined by the Officers, including those for landscaping and dealing with drainage and sewage.

The principal Planning Officer drew attention to the fact that the application needed to be assessed against policy CF7 of the Herefordshire Unitary Development Plan (UDP).  The Policy stipulated that residential nursing and care homes would only be permitted in areas where new residential development was acceptable.  Pencombe was a rural open countryside location with strict controls on new residential development and the application did not meet the criteria and was therefore contrary to Policy CF7.

Notwithstanding the policy issues, the Sub-Committee felt that permission could be granted in exceptional circumstances and was of the opinion that the application fulfilled this criteria. Councillor A Seldon reiterated the point that similar units were being closed down and that this was an ideal facility to help with the shortfall.  Councillor TM James was of the view that the extension would not detract from the area and that it would provide a pleasant rural location for residents.  Although staff needed to travel to it, this was the case with many businesses in the rural area and this had to be balanced against the facilities and the level of service provided. 

RESOLVED:

That    (i) The Northern Area Planning Sub-Committee is minded to approve the application under the provisions of Policy CF7 of the Herefordshire Unitary Development Plan subject to the following conditions and any further conditions felt to be necessary by the Development Control Manager, provided that the Head of Planning Services does not refer the application to the Planning Committee.

1.                        Scheme of landscaping

2.                        Scheme for the disposal of surface water and foul drainage

(ii)               If the Head of Planning Services does not refer the application to the Planning Committee, Officers named in the Scheme of Delegation to Officers be instructed to approve the application in consultation with the Local Ward Members and subject to such conditions referred to above.

[Note: Following the vote on this application, the Development Control Manager advised that he would refer the application to the Head of Planning Services.]