Proposed extension to residential care home, new nurses accommodation and sheltered housing units with garaging.

The application was approved in accordance with the case officer’s recommendation.

The Principal Planning Officer gave a presentation on the application.

In accordance with the criteria for public speaking, Dr Allen, the applicant, spoke in support of his application.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillor BA Durkin, the local ward member, commented on a number of issues, including:

·         The application was sustainable and was therefore in accordance with the National Planning Policy Framework.

·         There had been extensive discussions between the planning department and the conservation team.

·         The additional 23 bedrooms would also result in additional employment.

·         The facility would offer specialist stroke care to NHS patients.

·         The methods of nursing adopted would result in less confusion and fear for dementia sufferers.

·         The home was nationally recognised and achieved an ‘excellent’ rating from the CQC.

Members noted that the application had been bought before them as the case officer considered it to be contrary to Unitary Development Plan Policy H7. It was however the officer’s opinion that the application was in accordance with the majority of other saved UDP policies as well as the National Planning Policy Framework. The Committee considered that the benefits of approving the application would outweigh the policy issues at stake.

Members noted that there was a growing need for high quality care facilities throughout the County and also noted that applicants experience in this field. They welcomed the applicants approach to multi-staged care and were of the opinion that this would be beneficial to patients and should therefore be encouraged.

The Committee raised the issue of sustainability with some Members of the view that the development should be completed to a high level of energy efficiency. The Principal Planning Officer was unable to advise the Committee as to the level of efficiency that the development would be built to. One Member of the Committee felt that this was an important matter and should be included in future committee reports.

Councillor Durkin was given the opportunity to close the debate. He reiterated his opening remarks and requested that the application be approved.

RESOLVED

Subject to the completion of a S.106 Agreement, securing control over the future occupation of the sheltered and nurses’ accommodation, officers, named in the Scheme of Delegation to Officers, be authorised to grant planning permission and listed building consent subject to the following conditions:

1.         A01 Time limit for commencement (full permission)

2.         B03 Amended plans

3.         C01 Samples of external materials

4.         F14 Removal of permitted development rights

5.         H30 Travel plans

6.         G04 Protection of trees/hedgerows that are to be retained

7.         G10 Landscaping scheme

8.         G11 Landscaping scheme - implementation

9.         The recommendations in the ecologist's report dated 1st November 2011 shall be followed.  Prior to the commencement of development a full working method statement based on these recommendations should be submitted to and approved in writing by the local planning authority and shall be implemented as approved.

Reason:

10.       Prior to the commencement of development, a habitat enhancement and management scheme should be submitted to and approved in writing by the local planning authority.  The scheme shall be implemented as approved.

Reason:

11.       H30 Travel plans

Reason for Approval

1.         The proposal has been considered against policies S1, S2, S7, DR1, DR2 DR3, H7, H13, H16, E11, LA1, LA2, LA4, LA5, LA6, NC1, HBA1, HBA4 and CF7 of the UDP and guidance set out in the National Planning Policy Framework.  The proposal is considered to accord with the broad thrust of the aforementioned policies.   The development proposed represents the sustainable expansion of an existing rural enterprise that will benefit the rural economy in accordance with Chapter 3 of the NPPF.  Furthermore the development represents a good standard of design that relates well to the designated landscape, which is both part of the Wye Valley AONB and an unregistered historic park and garden.  The development would reinforce the historic character of the landscape and take the opportunity to utilise an existing area within the parkland without undue detriment to the landscape character or its intrinsic natural beauty.  The proposed extension to the Grade II listed building is well designed, deferential and does not involve the unnecessary loss of historic fabric.  The limited conflict with Policy H7 in relation to the sheltered accommodation is mitigated in this instance by the need for the accommodation proposed, the positive enhancement that the development offers and the sustainable expansion of an existing rural enterprise.

Listed Building Consent

1.         D01 Time limit for commencement (Listed Building Consent)

2.         C01 Samples of external materials

3.         D04 Details of window sections, eaves, verges and barge boards

4.         D05 Details of external joinery finishes

Reason for Approval

1.         The proposal has been considered against policies S1, S7, HBA1 and HBA4 of the Unitary Development Plan and guidance set out in the NPPF.  The local planning authority considers the proposed extension to the Grade II listed building to comply with the aforementioned UDP policies on the basis that it preserves the features that combine to create the building’s special interest; is in keeping with the age, style, materials, detail and character of the building; and is subservient in scale and design and well related to the existing building.  There is thus no harm to the significance of the heritage asset and the proposal is compliant with guidance set out in Chapter 12 of the National Planning Policy Framework.