DEVELOPMENT MANAGEMENT PANEL 16 November 2015 Case …applications.huntingdonshire.gov.uk/moderngov/... · 2 15/01432/HHFUL Extension to form a garden room 16 Radland Close, St Neots

DEVELOPMENT MANAGEMENT PANEL 16 November 2015 Case No: 15/01481/FUL (FULL PLANNING APPLICATION) Proposal: CONVERSION OF THE EXISTING DWELLING INTO

RESIDENTIAL CARE ACCOMMODATION Location: 1 CORUNNA CLOSE EATON FORD ST NEOTS PE19

7NE Applicant: MR DOMINIK SZABLOWSKI Grid Ref: 517211 260174 Date of Registration: 26.08.2015 Parish: ST NEOTS

RECOMMENDATION - APPROVE This application is referred to the Development Management Panel as St Neots Town Council's recommendation of refusal is contrary to the Officer's recommendation of approval. 1. DESCRIPTION OF SITE AND APPLICATION 1.1 This application relates to the site of an existing single storey

dwellinghouse of brick and tile construction in an established residential area of St Neots.

1.2 The proposal is for the change of use of the dwelling from C3

(Dwellinghouses) to C2 (Residential Institution) to provide accommodation for individuals affected by Prader-Willi syndrome. The proposal will also include the erection of a single storey extension to the rear of the dwelling, to provide care and support for four vulnerable adults.

2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (2012) sets out the three

dimensions to sustainable development - an economic role, a social role and an environmental role - and outlines the presumption in favour of sustainable development.

2.2 Under the heading of Delivering Sustainable Development, the

Framework sets out the Government's planning policies, the most relevant paragraphs are: 7, 17, 50 and159.

For full details visit the government website https://www.gov.uk/government/organisations/department-for-communities-and-local-government

https://www.gov.uk/government/organisations/department-for-communities-and-local-government

https://www.gov.uk/government/organisations/department-for-communities-and-local-government

3. PLANNING POLICIES 3.1 Saved policies from the Huntingdonshire Local Plan (1995)

• CS5: Health and Social Services • E1: Economic and Employment Growth • EN25: General Design Criteria • H31: Residential privacy and amenity standards • H43: Hostels and Homes • T19: Pedestrian Routes and Footpath

3.2 Saved policies from the Huntingdonshire Local Plan Alterations

(2002) • HL5 - Quality and Density of Development

3.3 Adopted Huntingdonshire Local Development Framework Core

Strategy (2009) • CS1: Sustainable Development in Huntingdonshire • CS3: The Settlement Hierarchy

3.4 Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013)

• LP1: Strategy and principles for development • LP8: Development in the Spatial Planning Areas • LP13: Quality of Design • LP15: Ensuring a High Standard of Amenity • LP17: Sustainable Travel • LP18: Parking Provision • LP19: Supporting a Strong Local Economy • LP24: Housing Mix

3.5 Supplementary Planning Documents:

• Huntingdonshire Design Guide Supplementary Planning Document 2007

Local policies are viewable at https://www.huntingdonshire.gov.uk 4. PLANNING HISTORY 4.1 None relevant to the determination of this proposal. 5. CONSULTATIONS 5.1 St Neots Town Council: "Recommend refusal - Inappropriate use of

property. Parking and access not suitable". 6. REPRESENTATIONS 6.1 25 representations have been received, one in support of the

proposal and 24 objecting to the proposal, highlighting concerns relating to:

• Site unsuitable for non-residential development; • Change of use contravenes deeds/covenant of the property

(Officer note: this is a private, civil matter and not a material planning consideration);

• Access; • Parking;

https://www.huntingdonshire.gov.uk/

• Detrimental impact on street scene and character; • Disruption and disturbance, including noise and pollution.

6.2 Officer Comment: The remainder of the issues mentioned above have

been address in the 'Summary of Issues' section below. 7. ASSESSMENT 7.1 The main issues to consider are:

• The principle of development; • The design of the proposal in relation to the existing building

and street scene; and • The impact on the amenity of neighbours

The principle of development: 7.2 The social dimension of sustainable development is clearly outlined

within the NPPF and a number of local policies seek to provide support for development which encourages the provision of housing appropriate to the needs of its occupants. Policy H43 of the Huntingdonshire Local Plan 1995 directly supports the provision of specialised housing which is integrated rather than isolated from existing communities. It is understood that at present there is no specialist provision within Cambridgeshire for individuals affected by Prader-Willi syndrome.

7.3 The principle of the development is considered to be acceptable and

in accordance with policies CS5 and E1 of the Huntingdonshire Local Plan (1995) and policies LP1, LP19 and LP24 of the Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013).

7.4 The design of the proposal in relation to the existing building:

Due to the scale, form and positioning of the proposed extension, this aspect of the development is not considered to create a detrimental impact by way of being overbearing, or in terms of a loss of light/overshadowing due to the layout of the existing built form. The proposed fenestration is not considered to create a detrimental impact in terms of overlooking/a loss of privacy due to scale, orientation and ground floor positioning. Both the installation of ventilation flues (to serve bathrooms) and the conversion of the existing garage (including the removal of the garage doors and 'bricking up' with a new window on the front elevation) are considered to be acceptable and as such, the proposal would comply with policy EN25 of the Huntingdonshire Local Plan (1995) and policies LP13 and LP15 of the Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013).

The impact on the amenity of neighbours: 7.5 Policy H43 supports the provision of specialised, integrated housing

provided that the amenities of surrounding residential properties are not adversely affected by the intensified use. The concerns raised through the representations are understood. With particular reference to those relating to parking, it must be noted that Corunna Close does not have on-street parking restrictions.

7.6 The application form (section 10) states that two parking spaces will be lost through the development, however this relates to the garage conversion - the space upon the existing driveway for two vehicles will be retained.

7.7 Confirmation from the agent has been received which states that the service will have around four members of staff per shift, with one member of staff remaining on site overnight, as lower levels of support are required during this period. Staff will accompany residents off-site as necessary in order for residents to engage with everyday activities. To facilitate this, the service will benefit from the use of a shared car which will be parked on the existing driveway; however a number of bus stops are positioned within walking distance of the application site. Residents will not have their own private vehicles, utilising either the shared car or the vehicle of their accompanying staff member. Notwithstanding the above, full details of a Site Management Plan, outlining the details of the day to day management of the facility will be requested by condition to be approved by the LPA prior to commencement of works.

7.8 The agent has confirmed that at present, 35% of the staff team will

utilise public transport to commute to the site. On balance, with regard to parking and access, the proposed development is considered to be acceptable.

7.9 In light of the above, it is considered that the proposed change of use would not have a significantly harmful impact on the amenity of neighbouring occupiers. As such, the proposal is considered to be in accordance with policies H31 and H43 of the Huntingdonshire Local Plan (1995) and policy LP15 of the Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013).

Conclusion: 7.10 Taking national and local planning policies into account and having

regard for all relevant material considerations, it is recommended that planning permission be granted for the development as proposed.

8. RECOMMENDATION - APPROVAL subject to

conditions to include the following • Time limit • In accordance with plans • Removal of PD for change of use, Part 3, Class T of the

GPDO 2015 • Full details of a Site Management Plan (outlining details of the

day to day management of the facility) If you would like a translation of this document, a large text version or an audio version, please contact us on 01480 388388 and we will try to accommodate your needs. CONTACT OFFICER: Enquiries about this report to Mr James Lloyd Assistant Development Management Officer 01480 388389

St Neots Town Council

Planning Committee

PLAN NO. RECEIVED REFERENCE DEVELOPMENT DESCRIPTION LOCATION APPLICANTRESPONSE

DUEPROPOSER/2ND SNTC DECISION NOTES

22nd September 2015

1 15/01435/HHFULGround floor utility room and study, 1st floor shower and

study23 Manor Grove, St Neots PE19 1PP Mr Steve Clarke 23/09/2015

Cllr C Maslen

Cllr J Dunford Approved

2 15/01432/HHFUL Extension to form a garden room 16 Radland Close, St Neots PE196BQ Mr G Needham 23/09/2015 Cllr B Hodges

Cllr Miss D Collins Approved

3 15/01363/FUL Two portakabins (retrospective)1B Alpha Drive, Eaton Socon, St Neots PE19

8JJ24//09/2015

Cllr J Dunford


4 15/01285/FULChange of use from A1 to A5 hot food takeaway and the

installation of accompanying extraction system21 Huntingdon Street, St Neots PE19 1BL Mr Mizan Syed 24/09/2015

Cllr C Maslen


5 15/01404/HHFUL Single storey rear extension to dwelling5 Sundew Close, Eaton Ford St Neots PE19

7GNMr Richard Biddle 24/09/2015

Cllr C Maslen


6 15/01184/FULChange of use of land to residential and retrospective

erection of two vehicle carportLand South Of 28 Charles Street St Neots Mr Colin Shearing 24/092015

Cllr C Maslen


7 15/01472/FUL

Amending the elevations to plots 1,2,10, 13-19,21,24-26, 28-

33, 37,38, 44-46 and 55. Fee for each dwelling should be 385

(part retrospective see alison)

E2 Loves Farm, Cambridge Road, St Neots Mr Scott Chamberlain 29/09/2015 Cllr K Prentice

Cllr B Hodges Approved

8 15/09/2015 15/00510/FUL Retention of garden wall 14 Burwell Eaton Ford St Neots PE19 7QQ Mr Richard Gill 30/09/2015Cllr B Hodges


9 15/09/2015 15/01425/HHFUL Addition of first floor and internal works to dwelling15 School Lane Eaton Socon St Neots PE19

8HNMr & Mrs M Hicks 01/10/2015

Cllr C Maslen


10 15/09/2015 15/01481/FULConversion of the existing dwelling into residential care

accommodation

1 Corunna Close Eaton Ford St Neots PE19

7NE

Mr Dominik

Szablowski01/10/2015

Cllr C Maslen

Cllr K Prentice RefusalInappropriate use of property. Parking & access not suitable

11 15/09/2015 15/01479/HHFULProposed single storey extension to the side/rear

(description change)

18 Valerian Close Eaton Ford St Neots PE19

7GT01/10/2015

Cllr C Maslen


12 10/09/2015 15/01463/FULDemolition of barns rear of Kings Head and redevelopment

for 5 dwellings3 South Street St Neots PE19 2BW Mr Brian Anderson 01/10/2015

Cllr C Maslen

Cllr Miss D Collins RefusalBelieve to be listed buildings

13 15/09/2015 15/01464FULNew fire water storage tank complete with pump house and

associated maintenance access and lighting

5 Cromwell Road Eynesbury St Neots PE19

1QLMr Glen Draper 30/09/2015 Cllr B Hodges


14 15/09/2015 15/01470/FUL Proposed Portable Classroom accommodation Rowley Park Kester Way St Neots PE19 6SL Mr Lee Kearns 29/09/2015Cllr K Prentice

Cllr C prentice Approved

15 15/09/2015 15/01479/HHFUL

Proposed single storey extension to the rear. Convert

existing garage to habitable space including

replacing/raising existing roof with flat roof

18 Valerian Close Eaton Ford St Neots PE19

7GTMr B Weldon 30/09/2015 Cllr C Maslen


16 15/09/2015 15/01394/HHFULErection of a large timber shed to form double garage

(retrospective)

240 Great North Road Eaton Socon St Neots

PE19 8EBMr Paul Carrington 29/09/2015

Cllr K Prentice


17 09/09/2015 15/01278/HHFUL Timber shed and gates to propertyGranford Hall 30 Cambridge Street St Neots

PE19 1JLMr Andrew Naughton 28/09/2015

Cllr K Prentice


18 16/09/2015 15/01390/HHFUL Proposed first floor and ground floor extension51 Simpkin Close Eaton Socon St Neots

PE19 8PD

Mr and Mrs

Greenwood05/10/2015

Cllr K Prentice

Cllr B Hodges Approved

__________________________

Chairman

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Application Ref: 15/01481/FULo © Crown copyright and database rights 2015 Ordnance Survey HDC 100022322

1:1,250Scale = Date Created: 03/11/2015

Development Management Panel

Location: St Neots

!

LegendThe SiteListed BuildingConservation Area

Gas Gov

C

O

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Ordnance Survey, (c) Crown Copyright 2015. All rights reserved. Licence number 100022432

00 2010 30 40 50

SINGLE STOREY

FLAT ROOF

EXTENSION

1.4m x 7.1m TOTAL

EXISTING DOUBLE

BLOCK-PAVED

DRIVEWAY TO REMAIN

FRONT

Sweett (UK) Limited

60 Gray's Inn Road

London WC1X 8AQ

tel: + 44 (0)207 061 9000

fax: + 44 (0)207 430 0603

This drawing is subject to COPYRIGHT and should

not be altered, copied or reproduced without the

prior consent of Sweett (UK) Limited.

Do not scale from this drawing, if in doubt ASK.

title

drawing number

date

drn

scale

date date

date

project

descriptionrev

chk app

rev.

@

1 Corunna Close

Cambridgeshire

PE19 7NE

Site Plan

1:500

A3

DS

24/08/2015

112567/SP/011

N

ENSUITE

R11

BEDROOM

R10

SEPARATE BEDROOM

ACCOMODATION

R01

ENTRANCE

HALL R05KITCHEN

R06

LOUNGE

R08

NEW CORRIDOR

R09

NEW BOILER POSITION

BEDROOM

R12

BEDROOM

R14

BEDROOM

R17

ENSUITE

R13

ENSUITE

R15

ENSUITE

R16

ENSUITE

R03

NEW EXTERNAL SINGLE STOREY

FLAT ROOF EXTENSION PROVIDING

NEW INTERNAL CORRIDOR.

INCLUDING INSTALL OF NEW

UPVC WINDOW ALLOWING FOR

VENTILATION AND NATURAL LIGHT

EXISTING DRAINAGE KEY

MANHOLE COVER

WASTE WATER GULLY

RAINWATER DOWN PIPE

SOIL STACK PIPE

REMOVAL OF EXISTING

WINDOW AND INSTALL OF EXTERNAL DOOR

PROVIDING PRIVATE ACCESS

WC

R07

INSTALL OF NEW

WINDOW FOR EXTRA NATURAL DAYLIGHT

AND VENTILATION

BE

DR

OO

M R

02

INSTALL OF NEW BEDROOM

WINDOW

REMOVAL OF SLIDING FRONT DOOR TO

ACCOMMODATE NEW BEDROOM AND

OFFICE. INSTALL OF NEW FRONT DOOR

EN

SU

IT

E R

04

GARAGE CAVITY WALL INFILL, INCLUDING

THE PROPOSAL TO INSTALL A WINDOW.

GARAGE CONVERSION TO COMPLY WITH

BUILDING REGULATIONS AND GUIDANCE

DOCUMENTATION

MECHANICAL VENTILATION TO BE INSTALLED

WITHIN ALL ENSUITE WETROOMS AND ENSUITE BATHROOMS

MECHANICAL VENTILATION TO BE

INSTALLED FOR COMMUNAL TOILET

GARAGE TO BE CONVERTED INTO RESPITE.

CONVERSION IN ACCORDANCE WITH BUILDING

REGULATIONS AND BUILDING CONTROL.

Sweett (UK) Limited

60 Gray's Inn Road

London WC1X 8AQ

tel: + 44 (0)207 061 9000

fax: + 44 (0)207 430 0603

This drawing is subject to COPYRIGHT and should

not be altered, copied or reproduced without the

prior consent of Sweett (UK) Limited.

Do not scale from this drawing, if in doubt ASK.

title

drawing number

date

drn

scale

date date

date

project

descriptionrev

chk app

rev.

@

1 Corunna Close

Eaton Ford, St. Neots

PE19 7NE

Proposed Layout

1:100

A3

DS

04/08/2015

112567/G/001

APPROXIMATE BEDROOM SIZES

SEPARATE BEDROOM

ACCOMODATION R01

20 sqm

BEDROOM R02

6.1 sqm

ENSUITE R03

4.8 sqm

ENSUITE R04

3.1 sqm

ENTRANCE HALL R05

13 sqm

KITCHEN R06

13 sqm

WC R07

3.5 sqm

LOUNGE RO8

37 sqm

NEW CORRIDOR R09

6.1 sqm

BEDROOM R10

15 sqm

ENSUITE WETROOM R11

4.9 sqm

BEDROOM R12

15 sqm

ENSUITE WETROOM R13

4.3 sqm

BEDROOM R14

18 sqm

ENSUITE WETROOM R15

4.3 sqm

ENSUITE WETROOM R16

4.3 sqm

BEDROOM R17

13.2 sqm

00 200100 300 400 500cm

N

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