Application to
extend the nursing home building and car park and confirm location of existing
biomass unit.
LOCAL MEMBER: Councillor Eirwyn Williams
Link to relevant background documents
Decision:
To approve
Conditions:
1.
5 years
2.
In accordance with the plans and reports
3.
Slate
4.
External finish
5.
Welsh Water conditions
6.
Agree on the details and position of
external ventilation unit(s) prior to installation
7.
Windows that open will not be permitted on
the extension that is subject to this permission
8.
Noise
condition – noise rating 25 between 2300 - 0700 and 35 at any other time
9.
Archaeological conditions
10.
Landscaping
11.
Waste Plan
12.
Parking to be completed in accordance with
the approved details and to be fully operational prior to commencement of
building use
13. Boiler / flue type biomass
14. Waste plan to be implemented in accordance with the approved details
Minutes:
Application to extend the nursing home building and
car park together with confirming the location of the existing biomass unit
Attention was drawn to the
late observations form.
a) The
Planning Manager highlighted that the site was located in a central location
within the town of Cricieth and the existing building
had already been substantially extended and was used
as a nursing home. It was explained that the proposed main extension measured a
maximum of 28m by 16m, 7.9m high to the ridge and 5m high to the eaves; and
would be located on a section of the site that is lower than the highway and
the front part of the building. This extension
would provide 11 rooms together with linked staff/nurse rooms on the ground
floor as well as 9 additional rooms on the first floor
together with a reception and other associated rooms. It was
added that the proposal involved extending the existing car park to a
section of green land situated directly next door to the site to provide 14
parking spaces and a parking space for the disabled. It was
proposed to retain the remainder of the green land for wildlife.
While
Policy TAI 11 deals with proposals for developing new / additional / specialist
residential Care Homes, the principles and criteria of this Policy should be considered with this application. It was explained that criterion (1) of the
Policy refers to the fact that the proposal is located within the development
boundary of a Sub-regional, Urban or Local Centre. It was
noted that Cricieth had been identified as a
Local Service Centre in the Plan. In addition, criterion (4) refers to the need
to ensure that the proposal does not lead to an over provision of care
accommodation compared to the needs of the local area. It was reported that
Gwynedd Council Social Services had confirmed that there is a scarcity of homes
in Gwynedd that can provide nursing care, specifically dementia nursing
care. It was added,
as commissioners, they were glad to see a Home that offers this type of care,
looking to develop and increase future capacity.
In the context of
the open area, it was noted that this open space in
the town centre of Cricieth was important, and the
views out of the site towards the coast, had been highlighted in past planning
decisions on / near the site. It was stated that the
area had been protected as an open space in the Unitary Development Plan but it
did not have the same formal protection under the current Local Development
Plan. It was explained that the term 'open space' as referred to in policy ISA
4, included green amenity spaces, allotments, public parks and gardens,
open-air sports grounds and play provision for children and young people, as
described in Technical Advice Note 16: Sports, Leisure and Open Spaces. The
open space here was considered to be a green amenity
space and the requirements of policy ISA 4 were relevant to the proposal. It was added that the policy stated that applications that
would lead to the loss of existing open spaces should be refused unless the
proposal meets with the criteria. It was noted that
the 'open space' in question was private land and had no public access.
In the context of
visual, general and residential amenities, it was noted that the proposed
extensions were fairly substantial, however, they are
located on a level below the existing building and were two-storey and
single-storey only. Due to the existing
size of the site and location as well as the proposal's size and design, it was
considered that the extensions did not appear oppressive compared to the
existing building. It was
not considered that the proposal would be tantamount to an
over-development of the site as the location plan indicated that there were
empty spaces around the building. Reference was made to the location of the
nearest houses to the site (Mona Terrace) that are situated across a narrow
track to the site boundary where it is proposed to erect a single-storey
extension only.
It was highlighted that the proposal included matters relating
to the biomass boiler that was situated on the site and plans had been
submitted to confirm the location of the boiler recognising that no planning
permission exists for the current situation.
It was noted that concerns had been highlighted by the
public regarding pollution deriving from the boiler and the visual impact. It was added that
the Public Protection Unit had confirmed that the type of boiler proposed was
suitable for a residential area and it was stated that a landscaping condition
should be attached to partially mitigate any visual impact.
It was
reported that a number of observations had been received regarding the noise emanating from
the existing home together with cases of antisocial behaviour at times. It was stated that the nursing home currently exists and that
measures to deal with public nuisance were matters beyond planning enforcement.
Although the site is located within a busy area of Cricieth,
it was not considered that the proposal in question
would be likely to have a significant impact on the amenities of local
residents in terms of anti-social behaviour.
It was added that the application's agent has confirmed the intention to
provide ventilation units within the rooms that would entail that it would not
be necessary to open windows in the summer/at night. This would reduce the noise impact and in
accordance with the Public Protection Unit's wish, it would be necessary to
agree on the details of the provision via a suitable planning condition.
It was reported
that a number of objections had been received from the public regarding the
existing parking situation, together with concerns regarding the future parking
situation as a result of the extension. It was highlighted
that the proposal offered an extension to the car park and the Transportation
Unit confirmed that the provision satisfied the statutory parking
requirements. The Transportation Unit
also noted that there was provision available on the street and in public car
parks that would be sufficient to deal with a parking arrangement deriving from
the development.
Confirmation had been received from the Biodiversity Unit stating that
the proposal was acceptable subject to planning conditions to ensure that the
mitigation measures proposed are carried out.
Confirmation was received that archaeological
and historic matters were also acceptable.
In the context of
language matters, as this was a Committee application, the SPG 'Maintaining and
Creating Unique and Sustainable Communities' requires applicants/agents to
provide a statement to explain how the proposal gives
consideration to the Welsh language.
It was reported that the language statement had
received attention by the Hunaniaith Unit who had
confirmed that the impact of the development was positive.
Having considered
all the relevant planning matters, including local and national policies and
guidance, the proposal to extend the existing home was considered to be
acceptable and in compliance with policy requirements.
b) Taking
advantage of the right to speak, an objector to the application made the
following points:
·
He was
speaking on behalf of several residents in the area who strongly object the
application
·
There was not enough space on the site for
the vehicles of visitors and staff, ambulance parking, goods vehicles and
refuse lorries that call. Consequently, the vehicles at the Pines park everywhere on the nearby main roads causing confusion
and a hazard near the entrance to the site - extending the Home would
exacerbate these issues.
·
There were a
number of waste bins and a large skip on the car park.
·
According to the national CSS Cymru parking standards, the proposed provision (14 spaces
for visitors and 2 for staff) was sufficient. There is a requirement of 15
spaces for visitors and 19 for staff together with room for refuse bins, for
refuse and goods lorries to unload and turn
around. The space in the new car park is
not sufficient.
·
The proposal
would have an adverse impact on the Cricieth
Conservation Area.
·
The new car
park would extend to an open area in the Area and the parking, the bin compound
and the skip looks like a refuse yard and has a great impact on the Area's character
and the special views from there.
·
The boiler shed has been constructed of
metal sheeting with a large steel chimney - materials that are totally unsuitable in a Conservation Area.
·
Under the Act, the Local Council has a
formal duty to safeguard and enhance the character and appearance of the
Conservation Area - allowing the extension would affect the area
·
The commercial biomass boiler is
unsuitable to be located in a residential area and near a Nursing Home as a
constant humming noise emanates from it and fine black dust comes from the
chimney covering everything in the vicinity.
·
A study by the Westminster Government
states that a biomass boiler creates 13.5% more pollution than an oil boiler
and 300 times more than a gas boiler.
It is claimed that small polluting particles
from a biomass boiler can get into people's blood stream and organs causing
long-term risks to their health and has an affect on
respiration and causes asthma difficulties.
·
That the
Welsh Government expects Planning Authorities to take air pollution seriously when considering planning applications and if it is not possible to
mitigate pollution, the development should be refused.
·
It is
important for the Committee to consider the reasons to object to this, together
with others that have been detailed in full in the
agenda prior to reaching a decision.
c) Taking
advantage of the right to speak, the applicant noted the following points:
·
The company operated two homes providing
specialist 24 hour nursing care for individuals living with Dementia. The Porthmadog Home and the Cricieth Home operate to the best of their ability and
often bed availability is limited due to the significant demand.
·
The homes provide 84 specialist dementia
nursing care beds for Dwyfor and Meirionnydd
(population of 62,000)
·
Over the last three years
the Cricieth Home has maintained a waiting list with
up to 10 persons who require a residential placement, however, since the Penrhos Polish Home near Llanbedrog
closed recently, the waiting list had doubled.
·
It is expected
that the number of individuals who require residential nursing care will double
over the coming years. The intention is
for the home in Cricieth to provide 20 extra nursing
beds that will meet the demand.
·
That the specialist nursing home in Cricieth is an essential community resource that allows
families to be close to their loved ones
·
The Cricieth
Home currently employs 55 staff. The
proposed extension will create 21 additional full time jobs to include 15
Health Care Assistants, Dementia Care Specialist and Registered Nursing Jobs.
·
They sought
Welsh speaking staff to support the residents.
67% of the existing staff spoke Welsh as a first language - pleased that
they take a pro-active attitude to ensure that the language is an integral part
of care
·
A response had been given to the concerns raised by the community
during the consultation process, in the context of noise emanating from the
home.
·
They
intended to install a ventilation system and install a new double purpose lift
designed for medical facilities.
·
Approving
the application would enable the management team to prepare and modernise the
home for the future
·
That they provided an essential community
resource, was a key and important local employer, and played an essential part
of the health care economy of North Wales.
ch) Taking advantage
of the right to speak, the Local Member made the following points:
·
That he objected the
application
·
He considered that
the proposal was an over development of the site
·
The proposal was located within a conservation site
·
The proposal would have an impact on the amenities of nearby residents
·
The site was unsuitable for the application
d) It
was proposed and seconded to approve the application.
dd) During the ensuing discussion, the
following observations were made by members:
·
There was a
real need for the provision in the County
·
The population was ageing and therefore required
quality dementia care
·
New jobs were welcomed in the area
·
The development did not appear to be obtrusive
·
More effort was required to increase the number of
Welsh speaking employees
·
The proposal addressed policy matters - no grounds for
refusal
e) In
response to the concerns regarding the arrangements for bins and goods lorries, it was noted that the officers had consulted with
the Waste Unit, however, no response had been received. Attention was drawn to condition 11 - the
need for a waste plan
f) In
response to concerns regarding the parking situation, the Senior Development
Control Engineer noted that a response to parking concerns had
been noted on page 38 of the agenda.
He added that the provision, considering all the factors, offered a fair
balance
ff) In
response to concerns regarding condition 7 - Windows that open will not be permitted on the extension that is subject to
this permission, it was noted that this had been included as a direct response
to local concerns. Following consultation with the Public
Protection Unit, it was highlighted that they had
suggested a condition in response to complaints received regarding noise from
the patients.
g) In
response to a suggestion to consider an alternative boiler to the biomass one
due to concerns regarding emissions, the Solicitor highlighted that it was the location of the current biomass unit that was under
discussion. Reference was made to the Public Protection observations regarding the
biomass unit. If it was
necessary to consider an alternative boiler, then an amended application would
have to be submitted. There was no
planning reason to refuse the re-location of the biomass unit.
RESOLVED:
To approve the application
Conditions:
1.
5 years
2.
In accordance with the plans and reports
3.
Slate
4.
External finish
5.
Welsh Water conditions
6.
Agree on the details and position of external ventilation unit(s) prior
to installation
7.
Windows that open will not be permitted on the extension that is subject
to this permission
8.
Noise condition - sound rating 25 between 2300 -
0700 and 35 at any other time
9.
Archaeological conditions
10.
Landscaping
11.
Waste Plan
12.
Parking to be completed in accordance with the approved details and to
be fully operational prior to commencement of building use
13.
Boiler / flue type biomass
14.
Waste plan to be implemented in accordance with the
approved details
Supporting documents: