Agenda item

Approved, subject to conditions

The Committee considered a report which sought the erection of an Extra Care Home. This report was an update to a report which was considered by Members at Planning Committee on 4 November 2010 at which Members were minded to approve the application for a 50 unit extra care proposal subject to (a) The Local Highway Authority agreement that the parking provision is sufficient; (b) The completion of a S106 agreement to secure the delivery of affordable housing with a cascade mechanism to secure up to 30% based on the viability of the scheme and availability of grant funding; (c) The completion of an agreement or receipt of a unilateral undertaking to secure remaining necessary contributions and (d) conditions.

The Committee was advised that the application was before Members for a second time as the applicants were not willing to enter into a section 106 to secure the delivery of affordable housing even with the inclusion of a cascade mechanism to secure up to 30% affordable housing. The Development Control Team Leader confirmed that the applicant had submitted information which had been appraised by the Council’s Housing Team and an external consultant and demonstrated that it was not possible for the scheme to secure a level of affordable housing.

The Committee confirmed their support for the scheme and the provision of extra care housing. In terms of affordable housing, Members noted that adjacent to the site was a development with a large provision of affordable housing and that there was also an affordable nursing home in Yarnton.

In reaching their decision, Members considered the Officers’ report, presentation and written update.

Resolved

That application 10/01302/F be approved subject to:

(a)               The completion of an agreement or receipt of a unilateral undertaking to secure the remaining necessary contributions.

(b)               The following conditions

(1)               That the development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.

(2)               Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents.

            Drawing no. PL10 Rev B - Site Location Plan, Proposed Site/Roof Plan

            Drawing no. PL11 Rev A - Proposed Floor Plans

            Drawing no. PL12 - Proposed Elevations (Context)

            Drawing no. PL13 Rev A - Proposed Elevations sheet 1 of 3

            Drawing no. PL14 - Proposed Elevations sheet 2 of 3

            Drawing no. PL15 - Proposed Elevations sheet 3 of 3

(3)               That samples of the brick, stone and render to be used in the construction of the walls of the extra care building shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.  The development shall be carried out in accordance with the samples so approved.

(4)               That samples of the slate/tiles to be used in the covering of the roof of the extra care building shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.  The development shall be carried out in accordance with the samples so approved.

(5)               That no development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme for landscaping the site which shall include:-

(a)       details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas,

(b)       details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,

(c)        details of the hard surface areas, pavements, pedestrian areas, crossing points and steps.

(6)               That all planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the building(s) or on the completion of the development, whichever is the sooner;  and that any trees and shrubs which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent for any variation.

(7)               That full design details of the windows and doors shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.  The development shall be carried out in accordance with the approved details.

(8)               No development shall take place on the site until the applicant(s), or their agents or successors in title, has arranged an archaeological watching brief to be maintained during the course of building operations or construction works on the site.  The watching brief shall be carried out in accordance with a written specification and by a professional archaeological organisation acceptable to the Local Planning Authority.   

(9)               Prior to the first occupation of the extra care building the vision splays for the development shall be provided and shall not be obstructed by any object, structure, planting or other material.

(10)          The development shall be carried out in accordance with the details of the submitted Travel Plan dated August 2010.

(11)          That before the development is first occupied, the parking and manoeuvring areas shall be provided in accordance with the plan hereby approved and shall be constructed, laid out, surfaced, drained and completed in accordance with specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development, and shall be retained unobstructed except for the parking and manoeuvring of vehicles at all times thereafter.

(12)          Prior to the first use or occupation of the development hereby permitted, covered cycle parking facilities shall be provided on the site in accordance with details to be first submitted to and approved in writing by the Local Planning Authority.  The covered cycle parking facilities so provided shall thereafter be permanently retained and maintained for the parking of cycles in connection with the development.

(13)          That the rated level of noise emitted from any externally located plant or equipment shall not exceed the background sound pressure level by more than 5dB when measured in accordance with British Standard BS 4142:1997 nearby dwellings.

(14)          That service vehicles shall not arrive at or depart from site before 08:00 hours or after 18:00 hours on any day. (Emergency services and other related emergency organizations being exempt).

(15)          Any vegetation to be cleared that is likely to support breeding birds shall be undertaken outside of the breeding bird season (March to August inclusive).

(16)          Any trees proposed for felling as part of the scheme hereby approved must be checked for use by bats by a suitably qualified ecologist prior to felling and their advice must be followed. 

(17)          The development hereby approved shall be carried out in accordance with the surface water drainage scheme, approved for the purposes of application number 08/02541/F. 

(18)          Prior to the commencement of development a scheme for the provision and management of a buffer zone alongside the water course on the frontage of the site shall be submitted to and agreed in writing by the local planning authority.  Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority.  The scheme shall include: Plans showing the extent and layout of the buffer zone; Details of the planting scheme (for example native species); Details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term.

(19)          The development hereby approved shall be carried out in accordance with the waste water disposal details approved, for the purposes of application number 08/02541/F.

(20)          That prior the first occupation of any part of the development hereby permitted fire hydrants shall be provided or enhanced on the site in accordance with details to be first submitted to and approved in writing by the Local Planning Authority.

(21)          That full details of the enclosures along all boundaries and within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development, and such means of enclosure, shall be erected prior to the first occupation of the extra care building.

(22)          That the development hereby approved shall be used solely for the purpose of extra care accommodation, defined for the purposes of this application as self-contained homes for older people and/or people with disabilities and which enables independent living by providing a range of 24 hour care/support facilities and for no other purpose whatsoever, including any other purpose in Class C2 and C3 of the Schedule of the Town and Country Planning (Use Classes) (Amendment) (England) Order 2005.

(23)          That the extra care units of accommodation hereby approved shall be occupied only by residents of 65 years of age and over.