Extension to existing care home providing 12 en-suite bedrooms, day rooms, dining room, staff facilities, new car park and landscaped gardens.

Extension to existing care home providing 12 en-suite bedrooms, day rooms, dining room, staff facilities, new car park and landscaped gardens.

The Central Team Leader gave a presentation on the application and updates / additional representations received following the publication of the agenda were provided as follows:

§               The applicant's agent had requested an amendment to condition number 2 to allow the development to be built but not occupied until the main sewer had been upgraded.

Officer comments were also provided as follows:

§               The amendment requested by the applicant's agent was in line with the restriction on the adjoining site [DCCW2006/2619/O] and was therefore considered acceptable and to accord with Circular 11/95 as there were reasonable prospects that the sewer will be upgraded.  This would also hasten the connection of the existing property to the upgraded system and therefore remove an identified sewage problem at the premises.

§               It was recommended that condition 2 be amended accordingly.

In accordance with the criteria for public speaking, Mr. Jenkins spoke on behalf of Holmer Parish Council, Mrs. Allen spoke in objection to the application and Mr. Horridge spoke in support of the application.

Councillor RI Matthews read out a statement on behalf of Councillor SJ Robertson, the Local Ward Member; concerns were expressed about the severe problems with the existing inadequate sewer and traffic problems, it was commented that no further development should take place until the sewage arrangements had been resolved.  Councillor Matthews himself felt that the application was unacceptable without assurances about the upgrade works to the sewer.

Councillor PJ Edwards considered the application to be premature and said that he had raised concerns regarding planning application DCCW2006/2619/O [for the development of 300 houses adjoining this site], principally because no sewage undertaker was able to demonstrate that the sewer had capacity and could cope with the existing challenges.  He said that paragraph 6.6 should read that ‘The solution, which has been agreed is to impose a Grampian condition preventing this proposal commencing until the upgrade works to the sewer proposed in connection with the new 300 houses has been completed and is proven to have sufficient capacity and is adopted by the relevant sewage undertaker.’

In response to a question from Councillor ACR Chappell, the Central Team Leader confirmed that upgrade works to the sewer were required through planning application DCCW2006/2619/O but no other party had indicated that they had plans to upgrade the sewer if that development did not proceed for any reason.  It was reported that a reserved matters application for that site had been submitted and, subject to approval, the applicant [Crest] anticipated that development would commence in 2010.  He added that Crest had been in extensive discussions with Welsh Water regarding the upgrade works.  In response to further questions, the Central Team Leader advised that Crest was satisfied that the enhanced system would have capacity for Holmer Court and, as far as he was aware, it should mitigate some of the existing problems.

Councillor AT Oliver noted that this application was dependent on the proposed adjoining development and, given volatility in the housing market, felt unable to support this application given the uncertainties regarding the upgrade works.

Councillor AM Toon commented that a number of infrastructure improvements were reliant on the Crest development proceeding. 

In response to a question, the Central Team Leader provided further details about the proposed foul drainage arrangements.  Given the concerns expressed by Members, he suggested that the Sub-Committee might wish to consider retaining condition 2 as detailed in the report [that no development shall commence until the foul sewer has been upgraded], rather than the amended version provided in the update [that the development shall not be occupied until the foul sewer has been upgraded].

Councillor Edwards said that the necessary upgrade works necessary were likely to be substantial and involve connections some distance away.  However, he considered that the recommendation could be supported subject to the additional wording he referred to above.  Councillor Matthews commented on the need for strict adherence to conditions by developers and endorsed Councillor Edwards’ comments.

A motion to refuse the application was withdrawn and the resolution below was then agreed.

RESOLVED:

That planning permission be granted subject to the following conditions:

1.       A01 (Time limit for commencement (full permission)).

2.       No development shall commence until the foul sewer into which these premises propose to connect has been upgraded in accordance with the details agreed and approved under plans ref. DCCW2006/2619/O and is proven to have sufficient capacity and is adopted by the relevant sewage undertaker.

Reason: In order to ensure that satisfactory drainage arrangements are provided and to comply with Policy DR4 of the Herefordshire Unitary Development Plan.

3.       K4 (Nature Conservation – Implementation).

4.       I33 (External lighting).

5.       I22 (No surface water to public sewer).

6.       C01 (Samples of external materials).

7.       G02 (Retention of trees and hedgerows).

8.       G11 (Landscaping scheme - implementation).

9.       H13 (Access, turning area and parking).

10.     H27 (Parking for site operatives).

11.     I16 (Restriction of hours during construction).

Informatives

1.         N15 - Reason(s) for the Grant of PP/LBC/CAC.

2.         N11A

3.         N11B

4.         N11C