Agenda item

Change of use of former school (Use Class D1) to hostel (Use Class C2) providing supported living for residents to include an extension and associated works.

 

LOCAL MEMBERS: Councillor Richard Medwyn Hughes and Councillor Huw Wyn Jones

 

Link to relevant background documents

DECISION:

 

To approve the application subject to the following conditions:

1.    Commence within five years.

2.    In accordance with the submitted plans.

3.    All internal and external signs to be in Welsh only or bilingual with a priority given to the Welsh language.

4.    The recommendations of the Ecological Assessment Report must be observed 

5.    Welsh Water Condition

6.    Photographic survey in order to record archaeological features

 

Welsh Water Note

 

Hillgrove School, Ffordd Ffriddoedd, Bangor, Gwynedd, LL57 2TW

 

Change of use of a former school (Use Class D1) to a hostel (Use Class C2), which offers living support for residents including an extension and associated building work

 

Attention was drawn to the late observations form.

 

a)    The Senior Development Control Officer highlighted that this was an application to change the use of a site from its use as a former school into a hostel/supported living unit to be used by a charitable organisation. It is proposed to undertake internal reorganisation to the buildings on the site to provide a facility that is fit for purpose and it is intended to erect a single-storey, flat roof extension, in order to connect the three main buildings of the existing property. The organisation would provide 18 bedrooms with en-suite facilities dispersed across two floors of the building, along with communal facilities.

 

The Officer referred to the reports, highlighting that the English version did not include adaptations and additional observations from the objectors. They went through the report, detailing the differences in section 5.3, 5.4, 5.15 and 6.1.

 

When referring to the background of the application, it was noted that the current activities of the charity happened at the site of Tŷ Penrhyn in Bangor - a property that was in a poor condition and requiring a substantial investment. It was reiterated that the applicant's lease of Tŷ Penrhyn was to end in around 18 months, and although discussions had been held with the owner of Tŷ Penrhyn to buy the site, it appeared that it was not financially viable to buy it. Hillgrove School closed in 2017 and the site had been identified by the applicant as being suitable to relocate the service, enabling the charity to stay in Bangor. It was noted that there was no reason for the Local Planning Authority to doubt these explanations.

 

Attention was drawn to the lawful use of the site, such as a school (non-residential education centre), which fell under Use Class D1 in the Town and Country (Use Classes) Planning Order 1987 (as amended), meaning that no planning consent would be required to change the building into a clinic or health centre. As a result, no planning permission would be needed to implement this facility as a day treatment centre for people with alcohol and drug problems. The residential element and the proposed extension only required planning permission.

 

In the context of general and residential amenities, it was highlighted that many objections had been received to the application but the grounds to these considerations, to a great extent, related to matters outside the normal material planning considerations on planning applications. Although the concerns were acknowledged, it was noted that they were based on the facility's management matters and law and order policies and that they were not under the direct control of the planning system.

 

In terms of noise impacts and general disturbance, the nature of the existing lawful use of the site, such as a school, was considered, and therefore it was not likely for the proposed use to cause a worse significant impact on the amenities of neighbours. It was accepted that school use was concentrated into shorter hours during the day; however, a restricted number of adults operating within a robust management system would use the facility and so there would not be a significant harm as a result.

 

Despite the concerns noted by the plan's objectors, it was considered that developing a hostel to offer support for those with an alcohol or drug dependency was acceptable in relation to the relevant planning policies and it was not considered that it would have an additional significant detrimental impact on the amenities of the area or nearby residents. In addition, in line with the requirements of policy PCYFF 1, it was considered that the location, nature and form of the development were acceptable and in-line with the urban context of its location within the development boundary of Bangor Sub-regional Centre, as defined by the LDP.

 

b)    Taking advantage of the right to speak, an objector to the application made the following observations:

·         Accepted that the charity did good work

·         Concern that the site was unsuitable due to its proximity to schools

·         Concern about school children, during free lessons and lunchtime, if they ventured to the vicinity of the site

·         It did not make sense that a hostel for vulnerable people was being located near schools

·         That no comment or recommendation had been made to safeguard children aged between 3 and 18 years of age

·         That no detailed management plans had been submitted on dealing with any potential problems

·         A consultation period was needed to discuss how to avoid a serious situation

·         The potential implications were cause for concern

·         A risk assessment / consultation needed to be undertaken to discuss and resolve who would be accountable should anything go wrong

 

c)    Taking advantage of the right to speak, the applicant’s agent noted the following observations:

·         That he was eligible to make observations as a construction / residential service development consultant

·         That the majority (85%) of similar developments were located in residential areas

·         That there was no evidence to support the 'feeling' that bad things would happen

·         That there would be no change in the site's character - the buildings were suitable

·         That there were no grounds to the allegations that the site would attract criminals - the Penrhyn House site had a good reputation

·         That the Ffriddoedd student campus was more likely to attract drug problems

·         That there was no evidence to support the allegation that the site would create a risk to children

·         That staff would be on duty 24 hours a day

·         That the resource would be of benefit to the community

·         The resource would be able to offer and implement community services

 

ch) Taking advantage of the right to speak, the Local Member made the following observations:

·         There were no grounds to the allegations that the resource would attract criminals

·         That the Police could not recall an occasion when they were called out to Penrhyn House

·         That the Ffriddoedd student site was located nearby - likely drug / alcohol concerns

·         No grounds to the allegations that the site would cause problems

·         Acknowledged concerns, but no planning reason to refuse

·         That the application protected an old, distinctive building in the City

·         Wished to see the building being protected

·         Supported the application

 

d)    It was proposed and seconded to approve the application 

 

dd)     In response to a comment that a number of concerns about the development had been received from local residents and that the proposal did not sit comfortably with some policies, e.g. community safety and that it was the location that caused concern, and not the property, the Assistant Head of Department noted that the use already existed in Maesgeirchen and that evidence noted that the resource had operated successfully there.  He reiterated that there were no grounds to the concerns and that there were no planning grounds to refuse the application.  He noted that the application complied with policies and that the use was suitable in this location.  He referred to detailed descriptions of the suitability of the use of the site in the report and he reminded the Members that it would be possible to make a similar use of the site without planning consent.

 

RESOLVED: To approve the application subject to the following conditions:

1.   Commence within five years.

2.   In accordance with the submitted plans.

3.   All internal and external signage to be bilingual, with priority given to the Welsh language.

4.   The recommendations of the Ecological Assessment Report must be observed. 

5.   Welsh Water Condition.

6.   Photographic survey in order to record archaeological features.

 

Welsh Water Note