Agenda item

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

 

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

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