Agenda item

Proposal: Change of residential dwelling (Use Class C3) to a small care home for 2no. children (Use Class C2)

Location: 6, Dunster Close, Grantham, Lincolnshire

Recommendation: To authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions

Prior to the commencement of the item, the meeting adjourned for five minutes to allow Members to consider the supplementary papers.

 

Proposal: Change of residential dwelling (Use Class C3) to a small care home for 2no. children (Use Class C2)

Location: 6, Dunster Close, Grantham, Lincolnshire

Recommendation: To authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions.

 

Noting comments in the public speaking session from:

 

Against:	Svetlana Degnan Charlotte Stewart (Written statements were provided in the supplementary papers from three residents)
Applicant:	Wayne Brankin

 

Together with:

 

·       SKDC Local Plan 2011 – 2036

·       National Planning Policy Framework (NPPF)

·       Representations received from LCC Highways & SuDS Support

·       Representations received from Environmental Protection

·       Representations received from Lincolnshire Police

·       Representations received from Lincolnshire County Council Children’s Care (Senior Commissioning Officer).

 

During questions to public speakers, Members commented on:

 

-       Clarification was sought and confirmed that there were two disabled individuals and two elderly individuals living in the cul-de-sac.

-       Access issues with tight parking would remain if the property was used as a typical residence.

-       Members queried why the applicant had selected the site. The applicant confirmed that locations embedded in the local community were positive for the children in care to feel embedded in community themselves. Furthermore, there was sufficient parking with the garage and the parking outside the garage.

-       It was confirmed the children at the site would be aged 8-18.

-       The applicant was questioned whether they shared the parking and access concerns of neighbours and some Members. The applicant acknowledged the concerns but highlighted that staffing changeovers were designed to be minimal and they were accepting of this condition within the management plan.

-       Members asked the applicant to address the concern of a resident that there would be light pollution from external overnight lighting. The applicant confirmed they had no intention of external overnight lighting, and this was not in place at their other sites.

 

During questions to officers and debate, Members commented on the following:

 

-       It was queried and confirmed that such a condition requiring the garages to be used for parking rather than storage could be enforced.

-       A Member commented that each house in the vicinity had a garage and if residents were concerned about parking then they could park in their garages.

-       Concern was raised by a Member that the shared driveway totaled 23 meters in length, but the manual for streets advised against reversing any further than 12 meters.

-       Members who had attended the site visit raised the need for a condition to provide appropriate landscaping to improve the privacy between the site and neighbouring properties.

-       Whilst the applicant stated they had no intention of having the site lit at night members felt it appropriate to condition this to protect the amenity of neighbours.

 

At 14:08, the meeting adjourned for two minutes due to a technical issue.

 

-       The Chairman commented that the application’s accompanying management plan would afford greater control to residents than they would have if a large family moved into the house, facing the same access challenges.

-       A Member commented that they felt the change of use from residential to business was detrimental to the character of the area.

-       The Planning Officer noted that conditions relating to the staff changeover times could be incorporated into the management plan.

 

Following discussions, with the landscaping amendment incorporated, it was proposed, seconded and AGREED to authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions:

 

Time Limit for Commencement

 

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

 

Reason: In order that the development is commenced in a timely manner, as set out in Section 91 of the Town and Country Planning Act 1990 (as amended).

 

Approved Plans

 

2. The development hereby permitted shall be carried out in accordance with planning application form, and with the following list of approved plans:

 

i.               The Location Plan – DK246_LP Rev A.

ii.              Existing and Proposed Site Plan – DK246_300 Rev A.

iii.             Proposed Ground Floor Plan -DK246_301

iv.            Proposed First Floor Plan -DK246_302

 

 

Unless otherwise required by another condition of this permission.

 

Reason: To define the permission and for the avoidance of doubt.

 

Before the Development is Commenced

 

Prior to the commencement of the use hereby permitted , details of strategic soft landscaping works to the rear garden area shall have been submitted to and approved in writing by the Local Planning Authority. Details shall include:

 

i.         planting plans;

ii.        written specifications (including cultivation and other operations associated with plant and grass establishment);

iii.       schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate;

 

Reason: Soft landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and to protect the amenity of neighbouring occupiers and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

 

Ongoing Conditions

 

3. The garage on site shall be available for the parking of vehicles at all times that the use, hereby permitted, is in operation.

 

Reason: To ensure adequate parking provision on the site.

 

4. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (or any order revoking and re-enacting that order with or without modification) the premises shall be used only as a children's care home for up to two children and for no other purpose (including any other use falling within Class C2 of the Order).

 

Reason: To ensure that the development operates as assessed.

 

5. Notwithstanding the submitted details, before the development hereby permitted is occupied, a site management plan shall be submitted to and approved in writing by the Local Planning Authority. The Site Management Plan shall include, but shall not be limited to, the following details:

 

o        Staff numbers

o        Ratio of children to staff

o        Supervision arrangements for occupants on and off site

o        Shift patterns

o        Staff parking management

o        Additional service requirement (including any scheduled visits for education or healthcare purposes)

 

Thereafter, the approved Site Management Plan shall be implemented prior to first use and shall be strictly adhered to throughout the operation of the use, unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: In the interests of the safety and amenity of the occupiers, and to protect the residential amenity of neighbouring properties, as required by Policy DE1 of the South Kesteven Local Plan.

 

6.    No external lighting shall be installed on site unless otherwise agreed in writing by the local planning authority.

 

Reason: To protect the amenity of neighbouring occupiers.

 

7.    Before the end of the first planting/seeding season following the occupation/first use of any part of the development hereby permitted, all soft landscape works shall have been carried out in accordance with the approved soft landscaping details.

 

Reason: Soft landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.