Agenda item

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Change of use from care home (use class C2) to supported hostel accommodation (sui generis) and provision of additional car parking, refuse/recycling store and cycle storage. Erection of single storey store (as amended by plan nos. 1300-S2-P04, 1350-S2-P03 (002), 1181-S2-P06 and CCTV layout plans received 13.11.2024).

RESOLVED: That application 24/02173/FP be GRANTED planning permission subject to subject to the reasons and conditions set out in the report of the Development and Conservation Manager subject to:

 

(a)   The receipt of formal comments from the NHS Herts and West Essex Integrated Care team within the statutory consultation period.

 

(b)   The Committee to delegate authority to the Development and Conservation Manager in consultation with the Chair of the Planning Committee to resolve any issue arising from the consultation response from the NHS.

 

(c)   Subject to the addition of Condition 12 (as outlined in the Supplementary Document) and the addition of Condition 13.  

 

“Condition 12

 

Prior to the commencement of the use hereby permitted full details of a resident nominations agreement for Andersons House to include the role of North Hertfordshire District Council as local housing authority, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in perpetuity in accordance with the approved nominations scheme unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To ensure that the development meets a local housing need and to comply with paragraph 60, Section 5 of the National Planning Policy Framework. (2023).

 

Condition 13:

 

Prior to the commencement of the use hereby permitted details of an enhanced boundary treatment scheme along the southern boundary, to include a minimum fence height of 2 metres, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme.

 

Reason: In the interests of the amenity of adjacent residents and to comply with Policy D3 of the North Herts Local Plan.”

Audio recording – 51 minutes 59 seconds

 

N.B. Councillor Val Bryant moved to the public speaking gallery at the start of this item to act as an Objector Member Advocate.

 

The Senior Planning Officer provided an update regarding the Supplementary Document that had been published on 2 December 2024.

 

The Senior Planning Officer presented the report in respect of Application 24/02173/FP supported by a visual presentation consisting of photographs and plans.

 

The following Members asked questions:

 

·       Councillor Sean Nolan

·       Councillor Jon Clayden

·       Councillor Louise Peace

 

In response to questions, the Senior Planning Officer advised that:

 

·       The NHS had been consulted following concerns raised by residents during the consultation process on the impact of the local infrastructure.

·       This application was for an existing building which made it easier to develop than some of the other similar planning applications in the district.

·       The allocation of parking spaces was deemed sufficient as the majority of the spaces would be used by staff and visitors as many of the clients would not own cars.

·       The height of the mature hedge along the southern boundary varied in height and was not at a consistent height of 1.8 meters.

 

In response to a question, the Strategic Housing Manager advised that the figures for housing demand could be found in the report and although the Council had several layers of requirements for housing in the district, demand always exceeded supply.

 

The Chair invited Neil Dodds to speak against the application. Mr Dodds thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including that:

 

·       This was a change of use for Anderson House to provide sheltered accommodation to 86 homeless people, who would have complex needs.

·       Hitchin Forum had objected to the scale of this application as it was inappropriate in a quiet residential street.

·       This application neglected the safety and wellbeing of the neighbours.

·       The police had been informed of this scheme and seemed satisfied, but he had not seen any report.

·       This scheme had advanced quickly with One YMCA stating in August that they had agreed to obtain Anderson House.

·       Anderson House would be more suitable if used for affordable housing in the district.

 

There were no points of clarification from Members.

 

The Chair thanked Mr Dodds for his presentation and invited Heather Cotton to speak against the application. Ms Cotton thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including that:

 

·       She was a neighbour to Anderson House and lived there with her family.

·       There was much diversity in the area and young families and single people felt safe.

·       She had supported the Sanctuary development with 23 units which was of the right size for the area.

·       The size and scale of the proposal for Anderson House was disproportionate for the area and went against policy DS23 in the Local Plan.

·       Security inside Anderson House may be secure, but this would not ensure the safety to residents outside in the local area.

·       There was a conflict with the Council trying to meet its objectives without listening to the needs of residents.

·       She urged the Committee to defer or to refuse this application to allow for more consultation with the local community and for a more considerate scheme to be allowed.

 

There were no points of clarification from Members.

 

The Chair thanked Ms Cotton for her presentation and invited Councillor Val Bryant to speak against the application. Councillor Bryant thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including that:

 

·       She was speaking on behalf of Councillor Ian Albert who had called in this application as there had been significant public interest in the change of use of Anderson House from when it was owned by settle.

·       Councillor Albert did not object to the application itself, but felt there was a need for conditions to be enforced.

·       Residents had concerns about the density of 86 residents which was a considerable change to the previous usage.

·       It had been noted that the Sanctuary building on Grove Road would not be used for additional accommodation but would be demolished and rebuilt for use as outreach education by One YMCA.

·       Frosted glass would be required on all first-floor windows to ensure privacy for neighbours.

·       One YMCA would need to clarify the number of staff on duty overnight and what areas had CCTV.

·       Residents had concerns about parking overflowing on to Florence Street.

 

The following Members asked points of clarification:

 

·       Councillor Jon Clayden

·       Councillor Sean Nolan

·       Councillor Louise Peace

 

In response to points of clarification Cllr Bryant advised that: 

 

·       She had seen detailed feedback from the police to the Senior Planning Officer following their consultation.

·       The Council had been informed that Anderson House was being sold by settle to One YMCA and that they had planning permission to demolish Sanctuary and rebuild.

·       The grant obtained by One YMCA from the government had been transferred to the Anderson House project to be used by the end of March 2025.

·       There were currently 4 or 5 residents in Sanctuary who would be able to stay there until Anderson House was converted.

·       Anderson House was now empty and any Live-In Guardians had left by the end of November 2024.

 

The Chair thanked Councillor Bryant for her presentation and invited Guy Foxell to speak in support of the application.

 

N.B. Following the conclusion of the speaking time, Councillor Val Bryant left the Chamber at 21:00 and did not return.

 

Mr Foxell thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including that:

 

·       He was the Chief Executive of One YMCA in Hertfordshire.

·       He had worked closely with key stakeholders to secure funding for this project.

·       One YMCA would operate a successful venture from Anderson House.

·       One YMCA had a large staff team and would provide 24/7 and 365-day support to ensure safety for the local area.

·       There had been no founded objections concerning density of the site.

·       He was committed to holding events inside the building, so residents could meet staff and view the facilities.

·       He would be happy to hold more public meetings with residents to discuss any concerns.

·       Most residents did not drive and One YMCA would be installing bike racks and slightly increasing parking spaces to ensure all staff could park at all times.

·       This scheme was needed to turn the lives around of the clients and to help reintegrate them back into the local community.

·       He asked the Committee to grant this planning application to enable One YMCA to start making a difference to those people in need.

 

The following Members asked points of clarification:

 

·       Councillor Caroline McDonnell

·       Councillor Sean Nolan 

 

In response to points of clarification, Mr Foxell advised that:

 

·       The scheme would be flexible to meet the needs of residents but it would not be able to accommodate a family with young children, as parents were required to provide care for their children rather than One YMCA.

·       This application was solely for a change of use of Anderson House and no decision was required for the Sanctuary building.

 

The Chair thanked Mr Foxell for his presentation.

 

In response to points raised, the Senior Planning Officer advised that:

 

·       There was no increase in the size of the building apart from a small storage area as detailed in paragraph 4.3.21 of the report.

·       There had been an amendment made to the additional Condition 12 to allow any action resulting from consultation with NHS to be delegated to the Development and Conservation Manager in consultation with the Chair of the Planning Committee.

 

Councillor Ian Mantle proposed to grant permission and this was seconded by Councillor Emma Fernandes.

 

The following Members took part in the debate:

 

·       Councillor Sean Nolan

·       Councillor Ian Mantle

·       Councillor Emma Fernandes

·       Councillor Jon Clayden

 

Points raised in the debate included:

 

·       Another condition should be added to ensure that the hedge along the southern boundary was a higher and consistent level of 2 meters in the interests of the local residents and to comply with Local Plan.

·       Blinds and shutters should be closed at night to ensure there was not any light pollution to residents backing on to Nightingale Road.

·       There was clearly a need for a facility of this type within the district.

·       The One YMCA management plan was very detailed and they were a very experienced organisation in this area.

 

In response to points raised in the debate, the Development and Conservation Manager advised that an additional Condition 13 could be added to ensure the boundary treatment was a minimum of 2 meters in height along the southern boundary.

 

Having been proposed and seconded and, following a vote, it was:

 

RESOLVED: That application 24/02173/FP be GRANTED planning permission subject to subject to the reasons and conditions set out in the report of the Development and Conservation Manager subject to:

 

(a)   The receipt of formal comments from the NHS Herts and West Essex Integrated Care team within the statutory consultation period.

 

(b)   The Committee to delegate authority to the Development and Conservation Manager in consultation with the Chair of the Planning Committee to resolve any issue arising from the consultation response from the NHS.

 

(c)   Subject to the addition of Condition 12 (as outlined in the Supplementary Document) and the addition of Condition 13.  

 

“Condition 12

 

Prior to the commencement of the use hereby permitted full details of a resident nominations agreement for Andersons House to include the role of North Hertfordshire District Council as local housing authority, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in perpetuity in accordance with the approved nominations scheme unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To ensure that the development meets a local housing need and to comply with paragraph 60, Section 5 of the National Planning Policy Framework. (2023).

 

Condition 13:

 

Prior to the commencement of the use hereby permitted details of an enhanced boundary treatment scheme along the southern boundary, to include a minimum fence height of 2 metres, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme.

 

Reason: In the interests of the amenity of adjacent residents and to comply with Policy D3 of the North Herts Local Plan.”