Agenda item

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Extension to an existing sheltered housing/retirement apartment block and construction of a new sheltered housing/retirement apartment block to provide a total of 17 number new apartments.

RESOLVED:

 

That application 19/00950/FP be GRANTED planning permission subject to the conditions and reasons contained in the report of the Development and Conservation Manager, and:

 

·                The correction at paragraph 4.2.5 – parking space ratio should read 0.7.

 

·                At the end of paragraph 4.3.7 the following to be added:

 

Block A would introduce 3 storey development into the partial rear aspect of No 41 Mill Road.  However, this would be an addition to the existing three storey block but with a much lower roof and a significantly lesser mass.  Furthermore, the building would be set off the boundary by some 12 metres from No 41 and largely opposite the flank of this property with intervening trees remaining.  The occupier of No 41 had objected to the development for other reasons but concluded that the new buildings themselves would not impact unduly on their living conditions. I agree with this assessment.

 

Add Noise Informative as follows:

 

Construction Noise

 

During the construction phase the guidance in BS5228-1:2009, (Code of Practice for noise control on construction and open sites) should be adhered to. 

 

During the construction phase no activities should take place outside the following hours: Monday to Friday 08:00-18:00hrs; Saturdays 08:00-13:00hrs and Sundays and Bank Holidays: no work at any time.

 

Condition 15 be amended to read:

 

The approved  scheme  shall incorporate at least 2 rapid Electric Vehicle (EV) ready domestic charging points as well as charging facilities for personal battery powered transport such as mobility scooters and cycles.  These will be available prior to first occupation.

 

Reason: To contribute to the objective of providing a sustainable transport network and to provide the necessary infrastructure to help off-set the adverse impact of the operational phase of the development on local air quality.

 

Condition 21 be amended to read:

 

Residents cycle parking: Prior to first occupation of the development hereby approved the details of the type, design of twelve cycle parking spaces as well as facilities for personal battery powered transport shall be submitted to and approved in writing by the Local Planning Authority and the Highway Authority.  Residents cycle parking should be in the form of lit, lockable and weather resistant cycle lockers or stores and be sited away from bin stores.  Cycle parking and other facilities shall be fully completed to the satisfaction of the Local Planning Authority and the Highway Authority before first occupation of the new development.

 

Reason: To ensure the provision in line with the Council's adopted standards contained in Policy 1 and 5 of the Hertfordshire's Local Transport Plan 4 and in accordance with the North Hertfordshire's parking standards and the NPPF as it relates to the promotion of sustainable transport.

 

Add a new Condition 26 to read:

 

Details and/or samples of materials to be used on all external elevations and the roof of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced and the approved details shall be implemented on site.

 

Reason:  To ensure that the development will have an acceptable appearance which does not detract from the appearance and character of the surrounding area.

Audio Recording – Start of Item - 2 Minutes 30 Seconds

 

Extension to an existing sheltered housing/retirement apartment block and

construction of a new sheltered housing/retirement apartment block to

provide a total of 17 number new apartments.

 

The Principal Planning Officer provided the following updates to the report:

 

•        Correction at Paragraph 4.2.5 – parking space ratio should be 0.7.

 

•        At the end of Paragraph 4.3.7 add:

 

“Block A would introduce 3 storey development into the partial rear aspect of No 41 Mill Road.  However, this would be an addition to the existing three storey block but with a much lower roof and a significantly lesser mass.  Furthermore, the building would be set off the boundary by some 12 metres from No 41 and largely opposite the flank of this property with intervening trees remaining.  The occupier of No 41 had objected to the development for other reasons but concluded that the new buildings themselves would not impact unduly on their living conditions. I agree with this assessment”

 

•        Add Noise Informative as follows:

 

Construction Noise

 

During the construction phase the guidance in BS5228-1:2009 (Code of Practice for noise Control on construction and open sites) should be adhered to.

 

During the construction phase no activities should take place outside the following hours: Monday to Friday 08:00-18:00hrs; Saturdays 08:00-13:00hrs and Sundays and Bank Holidays: no work at any time.

 

The Principal Planning Officer presented the report in respect of application 19/00950/FP supported by a visual presentation consisting of photographs and plans.

 

Councillor Jean Green who had called the application in, was unable to attend the Planning Control Committee meeting that evening, but had provided the Committee with a written statement in objection to application 19/00950/FP which was read out by the Principal Planning Officer and the following points were highlighted:

 

·                Allocation of 26 car parking spaces to service 39 apartments was insufficient;

·                The report stated that there was “off road” parking facilities within a 2 minute walk from the proposed development, however neither Royston Town Hall car park or The Station car park could be realistically reached by walking in the stated time, it would take much longer;

·                The site area was already being considered under a parking review by North Hertfordshire District Council owing to congestion; and

·                The suggested height of the proposed Block A would be obtrusive to the Victorian Cottages opposite.

 

Mr Geoff Reynolds, Housing 21, thanked the Chairman for the opportunity to address the Committee in support of application 19/00950/FP and informed as follows:

 

·                A non-profit positive alternative to residential care;

·                Provision of 39 Apartments, (18 x 2 beds and 21 1 x bed);

·                The properties would provide specialist accommodation in self-contained properties;

·                A manager would be in situ to provide advice and support to residents and be pro-active in organising community activity; and

·                Affordable Housing provision, (21 x apartments and 18 x shared ownership.

The scheme was part of Housing 21’s Shared Ownership and Affordable Housing Programme 2016-2021 and would contribute to Havant Council’s Housing Strategy which identified the need to increase the supply of housing for older people and a projected population growth in people aged 65 and over of 35% by 2035.  Discussions had taken place with Julie Clark, Housing Manager (Development) at Havant Council who had confirmed support for the proposal.

 

The following Members asked questions for clarification of the presentation:

 

·                Councillor David Levett;

·                Councillor Mike Hughson; and

·                Councillor Michael Weeks;

 

Points raised by Members were as follows:

 

·                Car parking provision;

·                The waiting list for tenants; and

·                Tenant allocation criteria;

 

In response to questions raised, Mr Reynolds provided the following:

 

·                Surveys had been conducted across schemes nationwide to look at car park provisions and parking data had been obtained from the scheme in Cornwall; and

·                Accommodation would be directed towards local people in the first instance.

 

In response to questions, the Principal Planning Officer added the following:

 

·                “The development would provide 20-26 parking spaces within the site, which would fail to comply with the requirements of the North Hertfordshire District Council Vehicle Parking at New Development Supplementary Planning Document 2011 (the SPD) which required a minimum of “1 space per dwelling” to be provided.  The appellant, however, is an experienced provider of retirement accommodation and within its Transport Statement (TS), sought to demonstrate that such accommodation generated an average parking demand of some 0.28 spaces per residential unit.  Thus, as the development would provide some 0.66 spaces per unit, there wouldn’t be a requirement to provide one space per unit as it would not generate a demand for such levels of parking provision;”

·                The allocation criteria was in line with NHDC Policy and was included in Condition 13 within the report.

 

The following Members asked questions and took part in the debate:

 

·                Councillor Ian Mantle;

·                Councillor Terry Tyler;

·                Councillor Ruth Brown;

·                Councillor David Levett;

·                Councillor Tony Hunter;

·                Councillor Michael Weeks;

·                Councillor Ian Mantle;

·                Councillor Michael Muir;

·                Councillor Mike Rice; and

·                Councillor Daniel Allen.

 

Questions and points raised by Members:

 

·                Electrical Vehicle Charging Points / implementation of rapid charging points;

·                Storage for mobility scooters and cycles;

·                Appearance and Impact the proposed building would have on the street scene;

·                Parking issues;

·                Altering the roof material; and

·                Possibility of reduction in the number of proposed units.

 

In response to points raised during the debate, the Principal Planning Officer provided the following:

 

·                Condition 15 could be broadened in respect of charging facilities and electric vehicle ready domestic charging points for personal battery powered transport;

·                There were already other buildings in the street that were not necessarily in-keeping with the street scene immediately adjacent to the site;

·                Condition 21 could be broadened in respect of residents cycle parking;

·                For architectural reasons, it was suggested that the slate roof had to be the shade stated, however, a new condition could be added in relation to the materials used on the roof; and

·                If the top floor were to be removed, the scheme was unlikely to be viable.

 

In response to points raised, Mr Reynolds added further clarification as follows:

 

·                There was provision in an existing building to charge and store electric vehicles;

·                If the top level were to be removed, it would unacceptably reduce the amount of units from 17 to 14.

 

With the inclusion of the suggested amendments, it was proposed by Councillor Daniel Allen and seconded by Councillor Mike Hughson that application 19/00950/FP be granted planning permission.

 

Upon being put to the vote, it was:

 

RESOLVED:

 

That application 19/00950/FP be GRANTED planning permission subject to the conditions and reasons contained in the report of the Development and Conservation Manager, and:

 

·                The correction at paragraph 4.2.5 – parking space ratio should read 0.7.

 

·                At the end of paragraph 4.3.7 the following to be added:

 

“Block A would introduce 3 storey development into the partial rear aspect of No 41 Mill Road.  However, this would be an addition to the existing three storey block but with a much lower roof and a significantly lesser mass.  Furthermore, the building would be set off the boundary by some 12 metres from No 41 and largely opposite the flank of this property with intervening trees remaining.  The occupier of No 41 had objected to the development for other reasons but concluded that the new buildings themselves would not impact unduly on their living conditions. I agree with this assessment.”

 

Add Noise Informative as follows:

 

Construction Noise

 

During the construction phase the guidance in BS5228-1:2009, (Code of Practice for noise control on construction and open sites) should be adhered to. 

 

During the construction phase no activities should take place outside the following hours: Monday to Friday 08:00-18:00hrs; Saturdays 08:00-13:00hrs and Sundays and Bank Holidays: no work at any time.

 

Condition 15 be amended to read:

 

The approved  scheme  shall incorporate at least 2 rapid Electric Vehicle (EV) ready domestic charging points as well as charging facilities for personal battery powered transport such as mobility scooters and cycles.  These will be available prior to first occupation.

 

Reason: To contribute to the objective of providing a sustainable transport network and to provide the necessary infrastructure to help off-set the adverse impact of the operational phase of the development on local air quality.

 

Condition 21 be amended to read:

 

Residents cycle parking: Prior to first occupation of the development hereby approved the details of the type, design of twelve cycle parking spaces as well as facilities for personal battery powered transport shall be submitted to and approved in writing by the Local Planning Authority and the Highway Authority.  Residents cycle parking should be in the form of lit, lockable and weather resistant cycle lockers or stores and be sited away from bin stores.  Cycle parking and other facilities shall be fully completed to the satisfaction of the Local Planning Authority and the Highway Authority before first occupation of the new development.

 

Reason: To ensure the provision in line with the Council's adopted standards contained in Policy 1 and 5 of the Hertfordshire's Local Transport Plan 4 and in accordance with the North Hertfordshire's parking standards and the NPPF as it relates to the promotion of sustainable transport.

 

Add a new Condition 26 to read:

 

Details and/or samples of materials to be used on all external elevations and the roof of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced and the approved details shall be implemented on site.

 

Reason:  To ensure that the development will have an acceptable appearance which does not detract from the appearance and character of the surrounding area.