Change of use from Residential C3 to Residential C2 care home for adults with learning disabilities, including two storey rear extension.

Ward: Tupsley

The receipt of five further letters of objection was reported, together with a letter from the Agent of the Applicant giving further information about car parking proposals for the site.  The Principal Planning Officer said that the proposals for visitor and staff car parking were acceptable on planning grounds. 

In accordance with the criteria for public speaking, Mr. Wilkins spoke against the application.

Councillor Mrs. M.D. Lloyd-Hayes, one of the Local Ward Members, expressed her support for the application, pointing out that there were similar care homes elsewhere in Tupsley which operated without causing car parking or loss of amenity problems for adjoining local residents.  She felt that although objectors had raised objections about car parking, the explanation given by the officers about shift arrangements, some of the staff not having cars and car parking provision, that all requirements would be met.  Similar large dwellings had been purchased for conversion to flats and no problems had been encountered regarding traffic generation and on-street parking from these.

Councillor G.V. Hyde, one of the other Local Ward Members, was opposed to the application, feeling that it was the wrong use in the wrong place.  He was concerned about the problems that could be created by visitors or staff parking in Hafod Road, which had become extremely busy as a short cut since the installation of traffic lights in Ledbury Road.  Councillor W.J. Walling had similar concerns and did not feel that such a business use was compatible in a conservation area.  Councillor J.W. Newman had concerns that, despite assurances, car parking could be a problem due to delivery vans, visitors, staff and medical/health service visitors.  Councillors A.C.R. Chappell and Mrs. W.U. Attfield were in favour of the application and felt that the car parking provision would be satisfactory, given that residential staff were on site 24 hours per day.  They felt that the residential accommodation was essential for the use proposed, which would otherwise be difficult to locate at an alternative site within the city.  They did not feel that the conservation area would be compromised by the proposals.

The Principal Planning Officer provided the Sub-Committee with further details about the application, including the provision for car parking and the shift working pattern of residential care workers.  He said that there would be no windows overlooking adjoining properties from the proposed extension and that the size of the extension had been judged on the grounds of a planning application for a residential extension. 

A motion that the Sub-Committee was mindful to refuse the application was lost.  

RESOLVED:            That planning permission be granted subject to the following conditions:

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

         Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2       A07 (Development in accordance with approved plans)

         Reason: To ensure adherence to the approved plans in the interests of a satisfactory form of development.

3       B01 (Samples of external materials)

         Reason: To ensure that the materials harmonise with the surroundings.

4       E06 (Restriction on Use)

         Reason: The local planning authority wish to control the specific use of the land/premises, in the interest of local amenity.

5       E18 (No new windows in specified elevation)

         Reason: In order to protect the residential amenity of adjacent properties.

6       F16 (Restriction of hours during construction)

         Reason: To protect the amenity of local residents.

7       F32 (Details of floodlighting/external lighting)

         Reason: To safeguard local amenities.

8       F38 (Details of flues or extractors)

         Reason: In the interests of the amenity of the area.

9       F39 (Scheme of refuse storage)

         Reason: In the interests of amenity.

10     G09 (Retention of trees/hedgerows)

         Reason: To safeguard the amenity of the area.

11     G17 (Protection of trees in a Conservation Area)

         Reason: To ensure the proper care and maintenance of the trees.

12     H13 (Access, turning area and parking)

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

INFORMATIVES:

1       N03 - Adjoining property rights

2       N11A – Wildlife and Countryside Act 1981 (as amended) - Birds

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