development management panel 16 november 2015 case...
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DEVELOPMENT MANAGEMENT PANEL 16 November 2015 Case No: 15/01481/FUL (FULL PLANNING APPLICATION) Proposal: CONVERSION OF THE EXISTING DWELLING INTO
RESIDENTIAL CARE ACCOMMODATION Location: 1 CORUNNA CLOSE EATON FORD ST NEOTS PE19
7NE Applicant: MR DOMINIK SZABLOWSKI Grid Ref: 517211 260174 Date of Registration: 26.08.2015 Parish: ST NEOTS
RECOMMENDATION - APPROVE This application is referred to the Development Management Panel as St Neots Town Council's recommendation of refusal is contrary to the Officer's recommendation of approval. 1. DESCRIPTION OF SITE AND APPLICATION 1.1 This application relates to the site of an existing single storey
dwellinghouse of brick and tile construction in an established residential area of St Neots.
1.2 The proposal is for the change of use of the dwelling from C3
(Dwellinghouses) to C2 (Residential Institution) to provide accommodation for individuals affected by Prader-Willi syndrome. The proposal will also include the erection of a single storey extension to the rear of the dwelling, to provide care and support for four vulnerable adults.
2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (2012) sets out the three
dimensions to sustainable development - an economic role, a social role and an environmental role - and outlines the presumption in favour of sustainable development.
2.2 Under the heading of Delivering Sustainable Development, the
Framework sets out the Government's planning policies, the most relevant paragraphs are: 7, 17, 50 and159.
For full details visit the government website https://www.gov.uk/government/organisations/department-for-communities-and-local-government
3. PLANNING POLICIES 3.1 Saved policies from the Huntingdonshire Local Plan (1995)
• CS5: Health and Social Services • E1: Economic and Employment Growth • EN25: General Design Criteria • H31: Residential privacy and amenity standards • H43: Hostels and Homes • T19: Pedestrian Routes and Footpath
3.2 Saved policies from the Huntingdonshire Local Plan Alterations
(2002) • HL5 - Quality and Density of Development
3.3 Adopted Huntingdonshire Local Development Framework Core
Strategy (2009) • CS1: Sustainable Development in Huntingdonshire • CS3: The Settlement Hierarchy
3.4 Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013)
• LP1: Strategy and principles for development • LP8: Development in the Spatial Planning Areas • LP13: Quality of Design • LP15: Ensuring a High Standard of Amenity • LP17: Sustainable Travel • LP18: Parking Provision • LP19: Supporting a Strong Local Economy • LP24: Housing Mix
3.5 Supplementary Planning Documents:
• Huntingdonshire Design Guide Supplementary Planning Document 2007
Local policies are viewable at https://www.huntingdonshire.gov.uk 4. PLANNING HISTORY 4.1 None relevant to the determination of this proposal. 5. CONSULTATIONS 5.1 St Neots Town Council: "Recommend refusal - Inappropriate use of
property. Parking and access not suitable". 6. REPRESENTATIONS 6.1 25 representations have been received, one in support of the
proposal and 24 objecting to the proposal, highlighting concerns relating to:
• Site unsuitable for non-residential development; • Change of use contravenes deeds/covenant of the property
(Officer note: this is a private, civil matter and not a material planning consideration);
• Access; • Parking;
• Detrimental impact on street scene and character; • Disruption and disturbance, including noise and pollution.
6.2 Officer Comment: The remainder of the issues mentioned above have
been address in the 'Summary of Issues' section below. 7. ASSESSMENT 7.1 The main issues to consider are:
• The principle of development; • The design of the proposal in relation to the existing building
and street scene; and • The impact on the amenity of neighbours
The principle of development: 7.2 The social dimension of sustainable development is clearly outlined
within the NPPF and a number of local policies seek to provide support for development which encourages the provision of housing appropriate to the needs of its occupants. Policy H43 of the Huntingdonshire Local Plan 1995 directly supports the provision of specialised housing which is integrated rather than isolated from existing communities. It is understood that at present there is no specialist provision within Cambridgeshire for individuals affected by Prader-Willi syndrome.
7.3 The principle of the development is considered to be acceptable and
in accordance with policies CS5 and E1 of the Huntingdonshire Local Plan (1995) and policies LP1, LP19 and LP24 of the Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013).
7.4 The design of the proposal in relation to the existing building:
Due to the scale, form and positioning of the proposed extension, this aspect of the development is not considered to create a detrimental impact by way of being overbearing, or in terms of a loss of light/overshadowing due to the layout of the existing built form. The proposed fenestration is not considered to create a detrimental impact in terms of overlooking/a loss of privacy due to scale, orientation and ground floor positioning. Both the installation of ventilation flues (to serve bathrooms) and the conversion of the existing garage (including the removal of the garage doors and 'bricking up' with a new window on the front elevation) are considered to be acceptable and as such, the proposal would comply with policy EN25 of the Huntingdonshire Local Plan (1995) and policies LP13 and LP15 of the Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013).
The impact on the amenity of neighbours: 7.5 Policy H43 supports the provision of specialised, integrated housing
provided that the amenities of surrounding residential properties are not adversely affected by the intensified use. The concerns raised through the representations are understood. With particular reference to those relating to parking, it must be noted that Corunna Close does not have on-street parking restrictions.
7.6 The application form (section 10) states that two parking spaces will be lost through the development, however this relates to the garage conversion - the space upon the existing driveway for two vehicles will be retained.
7.7 Confirmation from the agent has been received which states that the service will have around four members of staff per shift, with one member of staff remaining on site overnight, as lower levels of support are required during this period. Staff will accompany residents off-site as necessary in order for residents to engage with everyday activities. To facilitate this, the service will benefit from the use of a shared car which will be parked on the existing driveway; however a number of bus stops are positioned within walking distance of the application site. Residents will not have their own private vehicles, utilising either the shared car or the vehicle of their accompanying staff member. Notwithstanding the above, full details of a Site Management Plan, outlining the details of the day to day management of the facility will be requested by condition to be approved by the LPA prior to commencement of works.
7.8 The agent has confirmed that at present, 35% of the staff team will
utilise public transport to commute to the site. On balance, with regard to parking and access, the proposed development is considered to be acceptable.
7.9 In light of the above, it is considered that the proposed change of use would not have a significantly harmful impact on the amenity of neighbouring occupiers. As such, the proposal is considered to be in accordance with policies H31 and H43 of the Huntingdonshire Local Plan (1995) and policy LP15 of the Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013).
Conclusion: 7.10 Taking national and local planning policies into account and having
regard for all relevant material considerations, it is recommended that planning permission be granted for the development as proposed.
8. RECOMMENDATION - APPROVAL subject to
conditions to include the following • Time limit • In accordance with plans • Removal of PD for change of use, Part 3, Class T of the
GPDO 2015 • Full details of a Site Management Plan (outlining details of the
day to day management of the facility) If you would like a translation of this document, a large text version or an audio version, please contact us on 01480 388388 and we will try to accommodate your needs. CONTACT OFFICER: Enquiries about this report to Mr James Lloyd Assistant Development Management Officer 01480 388389
St Neots Town Council
Planning Committee
PLAN NO. RECEIVED REFERENCE DEVELOPMENT DESCRIPTION LOCATION APPLICANTRESPONSE
DUEPROPOSER/2ND SNTC DECISION NOTES
22nd September 2015
1 15/01435/HHFULGround floor utility room and study, 1st floor shower and
study23 Manor Grove, St Neots PE19 1PP Mr Steve Clarke 23/09/2015
Cllr C Maslen
Cllr J Dunford Approved
2 15/01432/HHFUL Extension to form a garden room 16 Radland Close, St Neots PE196BQ Mr G Needham 23/09/2015 Cllr B Hodges
Cllr Miss D Collins Approved
3 15/01363/FUL Two portakabins (retrospective)1B Alpha Drive, Eaton Socon, St Neots PE19
8JJ24//09/2015
Cllr J Dunford
Cllr Miss D Collins Approved
4 15/01285/FULChange of use from A1 to A5 hot food takeaway and the
installation of accompanying extraction system21 Huntingdon Street, St Neots PE19 1BL Mr Mizan Syed 24/09/2015
Cllr C Maslen
Cllr J Dunford Approved
5 15/01404/HHFUL Single storey rear extension to dwelling5 Sundew Close, Eaton Ford St Neots PE19
7GNMr Richard Biddle 24/09/2015
Cllr C Maslen
Cllr J Dunford Approved
6 15/01184/FULChange of use of land to residential and retrospective
erection of two vehicle carportLand South Of 28 Charles Street St Neots Mr Colin Shearing 24/092015
Cllr C Maslen
Cllr J Dunford Approved
7 15/01472/FUL
Amending the elevations to plots 1,2,10, 13-19,21,24-26, 28-
33, 37,38, 44-46 and 55. Fee for each dwelling should be 385
(part retrospective see alison)
E2 Loves Farm, Cambridge Road, St Neots Mr Scott Chamberlain 29/09/2015 Cllr K Prentice
Cllr B Hodges Approved
8 15/09/2015 15/00510/FUL Retention of garden wall 14 Burwell Eaton Ford St Neots PE19 7QQ Mr Richard Gill 30/09/2015Cllr B Hodges
Cllr J Dunford Approved
9 15/09/2015 15/01425/HHFUL Addition of first floor and internal works to dwelling15 School Lane Eaton Socon St Neots PE19
8HNMr & Mrs M Hicks 01/10/2015
Cllr C Maslen
Cllr J Dunford Approved
10 15/09/2015 15/01481/FULConversion of the existing dwelling into residential care
accommodation
1 Corunna Close Eaton Ford St Neots PE19
7NE
Mr Dominik
Szablowski01/10/2015
Cllr C Maslen
Cllr K Prentice RefusalInappropriate use of property. Parking & access not suitable
11 15/09/2015 15/01479/HHFULProposed single storey extension to the side/rear
(description change)
18 Valerian Close Eaton Ford St Neots PE19
7GT01/10/2015
Cllr C Maslen
Cllr J Dunford Approved
12 10/09/2015 15/01463/FULDemolition of barns rear of Kings Head and redevelopment
for 5 dwellings3 South Street St Neots PE19 2BW Mr Brian Anderson 01/10/2015
Cllr C Maslen
Cllr Miss D Collins RefusalBelieve to be listed buildings
13 15/09/2015 15/01464FULNew fire water storage tank complete with pump house and
associated maintenance access and lighting
5 Cromwell Road Eynesbury St Neots PE19
1QLMr Glen Draper 30/09/2015 Cllr B Hodges
Cllr Miss D Collins Approved
14 15/09/2015 15/01470/FUL Proposed Portable Classroom accommodation Rowley Park Kester Way St Neots PE19 6SL Mr Lee Kearns 29/09/2015Cllr K Prentice
Cllr C prentice Approved
15 15/09/2015 15/01479/HHFUL
Proposed single storey extension to the rear. Convert
existing garage to habitable space including
replacing/raising existing roof with flat roof
18 Valerian Close Eaton Ford St Neots PE19
7GTMr B Weldon 30/09/2015 Cllr C Maslen
Cllr J Dunford Approved
16 15/09/2015 15/01394/HHFULErection of a large timber shed to form double garage
(retrospective)
240 Great North Road Eaton Socon St Neots
PE19 8EBMr Paul Carrington 29/09/2015
Cllr K Prentice
Cllr J Dunford Approved
17 09/09/2015 15/01278/HHFUL Timber shed and gates to propertyGranford Hall 30 Cambridge Street St Neots
PE19 1JLMr Andrew Naughton 28/09/2015
Cllr K Prentice
Cllr J Dunford Approved
18 16/09/2015 15/01390/HHFUL Proposed first floor and ground floor extension51 Simpkin Close Eaton Socon St Neots
PE19 8PD
Mr and Mrs
Greenwood05/10/2015
Cllr K Prentice
Cllr B Hodges Approved
__________________________
Chairman
Application Ref: 15/01481/FULo © Crown copyright and database rights 2015 Ordnance Survey HDC 100022322
1:1,250Scale = Date Created: 03/11/2015
Development Management Panel
Location: St Neots
!
LegendThe SiteListed BuildingConservation Area
Gas Gov
C
O
R
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A
Ordnance Survey, (c) Crown Copyright 2015. All rights reserved. Licence number 100022432
00 2010 30 40 50
SINGLE STOREY
FLAT ROOF
EXTENSION
1.4m x 7.1m TOTAL
EXISTING DOUBLE
BLOCK-PAVED
DRIVEWAY TO REMAIN
FRONT
Sweett (UK) Limited
60 Gray's Inn Road
London WC1X 8AQ
tel: + 44 (0)207 061 9000
fax: + 44 (0)207 430 0603
This drawing is subject to COPYRIGHT and should
not be altered, copied or reproduced without the
prior consent of Sweett (UK) Limited.
Do not scale from this drawing, if in doubt ASK.
title
drawing number
date
drn
scale
date date
date
project
descriptionrev
chk app
rev.
@
1 Corunna Close
Cambridgeshire
PE19 7NE
Site Plan
1:500
A3
DS
24/08/2015
112567/SP/011
N
ENSUITE
R11
BEDROOM
R10
SEPARATE BEDROOM
ACCOMODATION
R01
ENTRANCE
HALL R05KITCHEN
R06
LOUNGE
R08
NEW CORRIDOR
R09
NEW BOILER POSITION
BEDROOM
R12
BEDROOM
R14
BEDROOM
R17
ENSUITE
R13
ENSUITE
R15
ENSUITE
R16
ENSUITE
R03
NEW EXTERNAL SINGLE STOREY
FLAT ROOF EXTENSION PROVIDING
NEW INTERNAL CORRIDOR.
INCLUDING INSTALL OF NEW
UPVC WINDOW ALLOWING FOR
VENTILATION AND NATURAL LIGHT
EXISTING DRAINAGE KEY
MANHOLE COVER
WASTE WATER GULLY
RAINWATER DOWN PIPE
SOIL STACK PIPE
REMOVAL OF EXISTING
WINDOW AND INSTALL OF EXTERNAL DOOR
PROVIDING PRIVATE ACCESS
WC
R07
INSTALL OF NEW
WINDOW FOR EXTRA NATURAL DAYLIGHT
AND VENTILATION
BE
DR
OO
M R
02
INSTALL OF NEW BEDROOM
WINDOW
REMOVAL OF SLIDING FRONT DOOR TO
ACCOMMODATE NEW BEDROOM AND
OFFICE. INSTALL OF NEW FRONT DOOR
EN
SU
IT
E R
04
GARAGE CAVITY WALL INFILL, INCLUDING
THE PROPOSAL TO INSTALL A WINDOW.
GARAGE CONVERSION TO COMPLY WITH
BUILDING REGULATIONS AND GUIDANCE
DOCUMENTATION
MECHANICAL VENTILATION TO BE INSTALLED
WITHIN ALL ENSUITE WETROOMS AND ENSUITE BATHROOMS
MECHANICAL VENTILATION TO BE
INSTALLED FOR COMMUNAL TOILET
GARAGE TO BE CONVERTED INTO RESPITE.
CONVERSION IN ACCORDANCE WITH BUILDING
REGULATIONS AND BUILDING CONTROL.
Sweett (UK) Limited
60 Gray's Inn Road
London WC1X 8AQ
tel: + 44 (0)207 061 9000
fax: + 44 (0)207 430 0603
This drawing is subject to COPYRIGHT and should
not be altered, copied or reproduced without the
prior consent of Sweett (UK) Limited.
Do not scale from this drawing, if in doubt ASK.
title
drawing number
date
drn
scale
date date
date
project
descriptionrev
chk app
rev.
@
1 Corunna Close
Eaton Ford, St. Neots
PE19 7NE
Proposed Layout
1:100
A3
DS
04/08/2015
112567/G/001
APPROXIMATE BEDROOM SIZES
SEPARATE BEDROOM
ACCOMODATION R01
20 sqm
BEDROOM R02
6.1 sqm
ENSUITE R03
4.8 sqm
ENSUITE R04
3.1 sqm
ENTRANCE HALL R05
13 sqm
KITCHEN R06
13 sqm
WC R07
3.5 sqm
LOUNGE RO8
37 sqm
NEW CORRIDOR R09
6.1 sqm
BEDROOM R10
15 sqm
ENSUITE WETROOM R11
4.9 sqm
BEDROOM R12
15 sqm
ENSUITE WETROOM R13
4.3 sqm
BEDROOM R14
18 sqm
ENSUITE WETROOM R15
4.3 sqm
ENSUITE WETROOM R16
4.3 sqm
BEDROOM R17
13.2 sqm
00 200100 300 400 500cm
N
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