Agenda item - Planning Application DC/21/0315/FUL - Little Court, Haverhill Road, Little Wratting (Report No: DEV/WS/21/042)

Agenda item

Planning Application DC/21/0315/FUL - Little Court, Haverhill Road, Little Wratting (Report No: DEV/WS/21/042)

Report No: DEV/WS/21/042

 

Planning Application - Specialist dementia care village for up to 120 residents, including: 20 x 6 bedroom apartments provided within five buildings; central amenity building containing shop, restaurant, pub, communal hall, offices and staff accommodation; club/hobby rooms; treatment/counselling rooms; vehicle and cycle parking; landscaping proposals and associated works

Minutes:

(Councillor David Smith declared a non-pecuniary interest in this item in light of the fact that he had taken part in Haverhill Town Council’s consideration of the application.  However, he stressed that he would keep an open mind and listen to the debate prior to voting on the item.

Councillors John Burns, David Roach and Susan Glossop asked that it be noted, in the interests of transparency, that they were aware of the applicant by way of their involvement with the ONE Haverhill Partnership.

Lastly, it was acknowledged that the applicant had forwarded supporting documentation directly to all Members of the Committee in advance of the meeting.)

 

Planning Application - Specialist dementia care village for up to 120 residents, including: 20 x 6 bedroom apartments provided within five buildings; central amenity building containing shop, restaurant, pub, communal hall, offices and staff accommodation; club/hobby rooms; treatment/counselling rooms; vehicle and cycle parking; landscaping proposals and associated works

 

This application was referred to the Development Control Committee as a result of it being called-in by the Ward Member (Withersfield) Councillor Peter Stevens.

 

The development was also in conflict with the main spatial policies relating to this type of development and was therefore considered to be a departure from the Development Plan.

 

Furthermore, Haverhill Town Council had raised objections to the proposal which was in conflict with the Officer’s recommendation of approval, subject to the completion of a Section 106 Agreement and conditions as set out in Paragraph 10.0 of Report No DEV/WS/21/042, with the addition of four further plans to be added to condition 2 which had been omitted from the list.

 

As part of her presentation the Officer showed videos of the site by way of a virtual ‘site visit’.

 

Members were also advised that since publication of the agenda two additional representations had been received; one from District Councillor Pat Hanlon (Ward: Haverhill East) largely citing highway safety concerns and a further one from Haverhill Town Council querying the need for the proposed facility in the local area.

 

Attention was drawn to Paragraph 9.70 of the report and an inaccuracy therein, where the following sentence should have read:

“…and it is considered that the scheme will NOT result in significant landscape and/or visual harm”.

 

Lastly, Members were advised that whilst the County Council had requested a contribution towards libraries, given the nature of the development it was extremely unlikely that residents of the proposed scheme would access local public libraries. In light of which, it was Officers’ view that this request was unlikely to be CIL compliant and further evidence and justification on this point would be sought from the County Council if it was to be included within the S106.

 

Speaker:      Richard Sykes-Popham (agent) spoke in support of the application

 

Councillor David Smith addressed the meeting and raised concern at the site in question in view of it being outside the settlement boundary and in the countryside. He also highlighted the significant impact the facility could have on health provision in the local area.

 

A number of Members referenced the car parking provision and questioned whether it was adequate in view of the very limited public transport operating in the area. In response, the Principal Planning Officer drew attention to the fact that the Care Home would operate a private mini bus in order to transport staff to/from the site and Suffolk County Council Highways had raised no objection in this regard.

 

Councillor John Burns similarly spoke on his concerns with regard to the proposed site and lack of public transport provision. He also criticised the level of contribution requested by NHS West Suffolk Clinical Commissioning Group (CCG) in view of all the residents of the proposed facility having high dependency/complex health needs.

 

Other Councillors remarked on the appropriateness of the proposed location, which they considered best suited a self-contained facility such as this, where residents would not be actively engaging with the local community.

 

In response to a question as to whether West Suffolk residents could be prioritised for the facility the Principal Planning Officer explained that it was not possible to control this via the planning process, noting that the proposal was for a private business.

 

Councillor Peter Stevens asked if the Decision Making Protocol would be invoked if a proposal was made to refuse the application contrary to the Officer recommendation. The Service Manager (Planning – Development) explained that she would be unable to answer that question unless a proposal was made with clear reasons for her to consider.

 

Councillor David Roach proposed that the application be approved, as per the Officer recommendation, and this was duly seconded by Councillor Peter Stevens.

 

Upon being put to the vote and with 12 voting for the motion and 3 against, it was resolved that

 

Decision

 

Planning permission be GRANTED subject to:

 

1.)     The completion of a S106 agreement to secure the following (subject to meeting the CIL Reg 122 tests):

-      NHS contribution

-      Libraries contribution (if evidenced and agreed by the lpa)

-      Financial contribution as directed by the highways authority in respect of off-site highways, public rights of way and public transport improvements.

 

In the event that there are any substantive changes to the S106 package, then this will go back to the Chair of the Development Control Committee to determine whether it is necessary to bring the proposals back before the Committee.

 

2.) The following conditions:

 

1.    Time

The development hereby permitted shall be begun not later than 3 years from the date of this permission.

2.    Approved plans

      The development hereby permitted shall not be carried out except in

complete accordance with the details shown on the approved plans and documents.

3.    Specialist dementia care use

The development hereby approved shall only be used as a specialist dementia care village as described in section 2 of the submitted planning statement. The development site shall not be subdivided and shall not operate as any other type of care facility.

4.    Archaeology – pre commencement

No development shall take place within the site until the implementation of a programme of archaeological work has been secured, in accordance with a Written Scheme of Investigation which has been submitted to and approved in writing by the Local Planning Authority.

The scheme of investigation shall include an assessment of significance and research questions;

and:

a)     The programme and methodology of site investigation and recording

b)    The programme for post investigation assessment

c)     Provision to be made for analysis of the site investigation and recording

d)    Provision to be made for publication and dissemination of the analysis and records of the site investigation

e)     Provision to be made for archive deposition of the analysis and records of the site investigation

f)       Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

The site investigation shall be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.

5.    Archaeology – pre occupation

No building shall be occupied until the site investigation and post investigation assessment has been completed, submitted to and approved in writing by the Local Planning Authority, in accordance with the programme set out in the Written Scheme of Investigation approved under Condition 1 and the provision made for analysis, publication and dissemination of results and archive deposition.

6.    Sustainability – compliance

The development hereby approved shall be carried out in accordance with the measures set out in the sustainability appraisal and the associated energy strategy.

7.    Electric vehicle charging - pre commencement

Prior to the commencement of development full details of the electric vehicle and cycle charging facilities to be provided on site for staff and visitors shall be submitted to the local planning authority and approved in writing.

8.    Materials – prior to construction

No construction using visible facing or roofing materials take place until details of those facing and roofing materials to be used have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

9.    Levels

Prior to the commencement of development, details of the existing and proposed ground levels, finished floor levels and the position

and depth of all services to be laid, constructed or installed (including drains, cables, pipes, sewers and soakaways). Where this information is not available the site plan shall be marked up to show all routes available for this use and those areas not marked in this way shall be excluded from this use.

10. Public Right of way - pre-commencement

Prior to the commencement of any development, details of measures to protect the adjacent public right of way and amenity of users of the public right of way during construction shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the measures shall be put in place and retained in accordance with the approved details.

11.Construction surface water drainage management plan – pre commencement.

No development shall commence until details of a Construction Surface Water Management Plan (CSWMP) detailing how surface water and storm water will be managed on the site during construction (including demolition and site clearance operations) is submitted to and agreed in writing by the LPA. The CSWMP shall be implemented and thereafter managed and maintained in accordance with the approved plan for the duration of construction. The approved CSWMP shall include: method statements, scaled and dimensioned plans and drawings detailing surface water management proposals to include:-

i.             Temporary drainage systems

ii.            Measures for managing pollution / water quality and protecting controlled waters and watercourses

iii.           Measures for managing any on or offsite flood risk associated with construction

12. Surface water drainage – compliance

The strategy for the disposal of surface water (Cannon Consulting, dated: Aug 2021 ref: ZA921-PL-SK-300 Rev P07) and the Flood Risk Assessment (Cannon Consulting, dated: Feb 2021, ref: CCE/ZA921/FRA-03) shall be implemented as approved in writing by the local planning authority (LPA). The strategy shall thereafter be managed and maintained in accordance with the approved strategy.

13.Suds components – within 28 days of practical completion.

Within 28 days of practical completion of the last dwelling or unit, surface water drainage verification report shall be submitted to the Local Planning Authority, detailing and verifying that the surface water drainage system has been inspected and has been built and functions in accordance with the approved designs and drawings. The report shall include details of all SuDS components and piped networks in an agreed form, for inclusion on the Lead Local Flood Authority’s Flood Risk Asset Register.

14.Soft and hard landscaping – pre commencement

No development shall take place until there has been submitted to and approved, in writing, by the Local Planning Authority a scheme of hard, soft and boundary treatment landscaping works for the site, which shall include any proposed changes in ground levels and also accurately identify spread, girth and species of all existing trees, shrubs and hedgerows in the surrounding area. A specification of soft landscaping, including proposed trees, plants and seed mixes must be included. The specification should be in line with British Standards and include details of planting works such as preparation, implementation, materials (i.e. soils and mulch), any protection measures that will be put in place (i.e rabbit guards) and any management regimes (including watering schedules) to support establishment. This should be accompanied by a schedule, with details of quantity, species and size/type (bare root, container etc). Hard landscape details such as surface materials and boundary treatments must also be included.

15.Soft landscaping for amenity – pre commencement

No development shall take place until there has been submitted to and approved, in writing, by the Local Planning Authority details of the planting proposed between the development and the adjacent neighbouring dwelling known as Little Court to create a landscape buffer to filter views from the development towards the dwelling. 

16.Arboricultural method statement – pre commencement

Prior to commencement of development an Arboricultural Method Statement (including any demolition, groundworks and site clearance) shall be submitted to and approved in writing by the Local Planning Authority. The Statement should include details of the following:

a)   Measures for the protection of those trees and hedges on the application site that are to be retained,

b)   Details of all construction measures within the 'Root Protection Area' (defined by a radius of dbh x 12 where dbh is the diameter of the trunk measured at a height of 1.5m above ground level) of those trees on the application site which are to be retained specifying the position, depth, and method of construction/installation/excavation of service trenches, building foundations, hardstandings, roads and footpaths,

c)     A schedule of proposed surgery works to be undertaken to those trees and hedges on the application site which are to be retained.

17.  Tree and hedge removal

No trees of hedgerow removal shall take place other than as approved in the arboricultural method statement required by condition 16 above.

18.Landscape management Plan – pre above ground construction

No development above ground level shall take place until a landscape management plan, including long term design objectives, management responsibilities and maintenance schedules and periods for all soft landscape areas (other than small privately owned domestic gardens) together with a timetable for the implementation of the landscape management plan, has been submitted to and approved in writing by the Local Planning Authority. The landscape management plan shall be carried out in accordance with the approved details and timetable.

19.Vegetation Clearance – pre and during construction.

Notwithstanding the approved details or any details submitted in compliance with the requirements of any other conditions imposed upon this grant of planning permission, there shall be no clearance of any existing vegetation upon the site or other site clearance works during the bird nesting season (March - September inclusive), without the written agreement of the local planning authority following the submission of survey information, undertaken by a competent ecologist to assess the nesting bird activity on site during this period.

20.Ecological mitigation and enhancement measures

All mitigation and enhancement measures and/or works shall be carried out in accordance with the details contained in the Ecological Impact Assessment (Green Willows Associates, May 2021, v:001 as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.

This may include the appointment of an appropriately competent person e.g., an ecological clerk of works (ECoW) to provide on-site ecological expertise during construction. The appointed person shall undertake all activities, and works shall be carried out, in accordance with the approved details.

21.Biodiversity Enhancement Strategy- prior to occupation

A Biodiversity Enhancement Strategy for protected and Priority species shall be submitted to and approved in writing by the local planning authority.

The content of the Biodiversity Enhancement Strategy shall include the following:

a)   Purpose and conservation objectives for the proposed enhancement measures;

b)   detailed designs to achieve stated objectives;

c)    locations of proposed enhancement measures by appropriate maps and plans;

d)   persons responsible for implementing the enhancement measures;

e)   details of initial aftercare and long-term maintenance (where relevant).

The works shall be implemented in accordance with the approved details prior to occupation and shall be retained in that manner thereafter.”

22.Sensitive lighting design scheme for wildlife and amenity– prior to installation of external lighting

A lighting design scheme for biodiversity shall be submitted to and approved in writing by the local planning authority prior to the installation of any external lighting including security lights or temporary lighting during construction. The scheme shall identify those features on site that are particularly sensitive for bats and that are likely to cause disturbance along important routes used for foraging; and show how and where external lighting will be installed (through the provision of appropriate lighting contour plans, Isolux drawings and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory.

The scheme shall also ensure a lighting environment of low district brightness at residential properties.

All external lighting shall be installed in accordance with the specifications and locations set out in the scheme and maintained thereafter in accordance with the scheme. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.

23.Construction management plan – pre commencement

Before the development hereby permitted is commenced a comprehensive Construction  and Site Management Plan shall have been submitted to and approved in writing by the Local Planning Authority. Construction of the development shall not be carried out other than in accordance with the approved plan. The Construction Management Plan shall include the following matters:

A)   site set-up and general arrangements for storing plant (including cranes), materials, machinery and equipment, offices and other facilities and contractors vehicle parking, loading, unloading and vehicle turning areas.

B)   Specific details of parking and turning for vehicles of site personnel, operatives and visitors

C)   Specific details of loading and unloading of plant and materials

D)  piling techniques

E)   storage of plant and materials

F)   provision and use of wheel washing facilities

G)  programme of site and all associated works such as utilities including details of traffic management necessary to undertake these works

H)  site working and delivery times

I)    a communications plan to inform local residents of the program of works

J)     provision of boundary hoarding and lighting

K)   details of proposed means of dust suppression

L)   details of measures to prevent mud from vehicles leaving the site during construction

M)   haul routes for construction traffic on the highway network and

N)  monitoring and review mechanisms.

O)  Details of deliveries times to the site during construction phase.

P)   noise method statements and noise levels for each construction activity including any piling and excavation operations.

Q)  dust, dirt and vibration method statements and arrangements.

R)   site lighting.

24. New Access – before commencement of other development

No other part of the development hereby permitted shall be commenced until the new access has been laid out and completed in all respects in accordance with drawing no. ZA921-PL-DR-001 P09 with an entrance width of 7 metres for a distance of 15 metres measured from the nearside edge of the metalled carriageway. Thereafter it shall be retained in its approved form.

25.Car parking – pre-above ground

Before any above ground construction is commenced details of the areas and infrastructure to be provided for the loading, unloading, manoeuvring and parking of vehicles including powered two-wheeled vehicles and electric vehicle charging points shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter and used for no other purpose.

26.On site turning -pre commencement

Before the development is commenced details showing an adequate car turning space within the site shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out before occupation and shall be retained thereafter and used for no other purpose.

27.Car parking management plan – pre- above ground construction

Prior to the development being first brought into use, a Car Parking Management Plan shall be submitted to and approved in writing by the local planning authority. It shall include the following:

-      Details of car parking allocation and distribution (paying particular attention to staff turnover);

-      Details of the management of car parking allocation and distribution – consideration for visitor parking is paramount. Details on how this will be managed should be included in the CPMP (i.e. booking system for visits);

-      Methods to ensure there is no on-street car parking;

-      A scheme for the provision and parking of cycles; and,

-      Monitoring required of the Car Parking Management Plan to be submitted to and approved in writing in accordance with a timeframe to be agreed by the local planning authority.

The Car Parking Management Plan shall be fully implemented before the development is first occupied or brought into use, in accordance with a timeframe agreed by the Local Planning Authority, and thereafter retained for this purpose.

28.Offsite highways work – pre commencement

No part of the development shall be commenced until full details of the

proposed off-site highways works on the A143 to improve pedestrian and cycle connectivity and details of the pedestrian and cycle access into the site, have  been submitted to the local planning authority and agreed in writing.

The works, which shall be based on the details set out in the submitted transport note 2 and the associated drawings shall be completed in full before the development comes into use.

29.Visibility – pre first use

Before the access is first used visibility splays shall be provided as shown on Drawing No. ZA921-PL-DR-001 P09 with an X dimension of 2.4 metres and a Y dimension of 215 metres [tangential to the nearside edge of the carriageway] and thereafter retained in the specified form. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no obstruction to visibility shall be erected, constructed, planted or permitted to grow over 0.6 metres high within the areas of the visibility splays.

30.Provision of mini-bus

Prior to the development being first brought into use, details of the use and management of the Mini-Bus shall be submitted to and approved in writing by the local planning authority. The provision of the mini-bus shall be fully implemented before the development is first occupied or brought into use, in accordance with a timeframe agreed by the Local Planning Authority, and thereafter retained for this purpose.

31. Travel Plan – prior to first use

Notwithstanding the submitted travel plan, prior to the approved development coming into use final details of the travel arrangements to and from the site, in the form of a Travel Plan, including monitoring provisions, shall be submitted to and approved in writing by the Local Planning Authority. The approved arrangements shall be implemented in accordance with the Travel Plan and thereafter adhered to.

32.Construction hours – during development

The hours of demolition, site preparation and construction operations including deliveries to the site and the removal of excavated materials and waste from the site shall be limited to 08:00 to 18:00 hours on Mondays to Fridays and 08:00 to 13:00 hours on Saturdays. No demolition, site preparation or construction activities shall take place at the development site on Sundays, Bank or Public Holidays.

33.Plant and equipment – prior to installation

No plant or equipment, including air handling plant, extract ventilation systems, fans and compressors, used in conjunction with the proposed care village, shall be installed until full details have first been submitted to, and approved in writing, by the Local Planning Authority. The details shall include the design, location, screening and any sound attenuation measures to be implemented. The plant or equipment shall be installed in complete accordance with the approved details and shall thereafter be retained in the approved form unless the prior written agreement of the Local Planning Authority is given for the variation of any of the approved details or specifications.

34.Odour control – before first use

Before the care village is first brought into use, provision shall be made for the control of odours arising from any cooking processes, in accordance with details that shall first have been submitted to, and approved in writing, by the Local Planning Authority. Thereafter, all measures shall be retained in the approved form unless the prior written agreement of the Local Planning Authority is obtained for any variation to the approved details or specification.

35.Delivery times – during operation

Commercial deliveries to the care village shall be restricted to between 08:00 and 18:00 hours on Mondays to Saturdays only. No commercial deliveries to the site shall take place on Sundays, Bank or Public Holidays.

36.Fire hydrants

No development shall commence until a scheme for the provision of fire hydrants within the application site have been submitted to and approved in writing by the Local Planning Authority. No part of the development shall be occupied or brought into use until the fire hydrants have been provided in accordance with the approved scheme. Thereafter the hydrants shall be retained in their approved form unless the prior written consent of the Local Planning Authority is obtained for any variation.

 

(On conclusion of this item the Chair permitted short comfort break before continuing with the rest of the agenda.)

Supporting documents:

 

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