Change of use of building from nursing home to student accommodation with 31 bedrooms and management facilities.
LOCAL MEMBER: Councillor Lesley Day
Minutes:
Change of use of building from nursing home to
student accommodation with 31 bedrooms and management facilities.
(a)
The Development Control Officer elaborated on the
background of the application, and noted that the site was in a mixed use area
of Upper Bangor, approximately 250m from the main building of Bangor University
with the BBC's Bryn Meirion Studio nearby and the University's halls of
residence located opposite.
Reference was made to Bangor City Council's
objection to the proposal as it would be an over-development of the site, that
there were similar facilities already located in the vicinity and it would lead
to an increase in traffic, noise and disruption to residents.
It was explained that there was no specific policy
in the GUDP dealing with a development of this type; however, policy C4
supported plans to convert buildings for re-use for suitable purposes.
It was noted that the building had been used, until
February 2016, as a residential home for the elderly for 31 residents and
considering that such a use led to considerable traffic movements by staff,
families and medical support, including night-time activity, it was not
considered that student use would not be significantly different in terms of
car movements or hours of disruption.
Attention was drawn to the additional observations
received, noting that the Joint Planning Policy Unit had assessed the
Linguistic Statement and noted on the whole that it was considered that the
nature of Bangor, in terms of population size, the linguistic pattern of the
town, the variety of services and facilities available there meant that the
developments should not have a substantial detrimental impact on the Welsh
language.
The development was acceptable in terms of relevant
local and national policies for the reasons noted in the report.
(b)
Taking advantage of the right to speak,
the applicant noted the following main points:-
·
That the family business had a number of student
accommodations in Bangor and that they had carefully considered whether this
was the best use to be made of the building;
·
That a low percentage of the demand was being
satisfied from such accommodation in Bangor;
·
That it was intended to draw up a management plan
for the site;
·
That the proposal would reduce the pressure in
terms of converting houses into houses in multiple occupation;
·
That the proposal would safeguard the building and
there would be less coming and going considering the site's previous use;
·
That a lease was in existence regarding parking
spaces for BBC staff on the site and that there was no intention to change this
arrangement.
(c) The local member (not a member of this Planning Committee)
objected to the application and she noted the following main points:-
·
That the site was located in a residential area and
that the development would have a negative impact on the area;
·
That there was an over-provision of student
accommodation in the Garth ward;
·
Concern regarding waste and recycling and that
problems already existed in the area and that she had submitted a Notice of
Motion to the Full Council meeting on 3 March 2017 in relation to the matter;
·
That there was a substantial percentage of Welsh
first language families in the area and that the proposal would have a negative
impact on the language;
·
There was a lack of parking spaces;
·
Asked the applicant to reconsider the proposal in
order to provide self-contained units for local people;
·
That the amenities of the local neighbourhood would
not be protected;
·
Concern regarding the impact of anti-social
behaviour.
(ch) It was
proposed and seconded to approve the application.
During
the ensuing discussion, the following main observations were noted by members:
·
That it was better for the building that was
already used as accommodation provision to be used for the same purposes,
provided that the application was approved with suitable conditions;
·
That the proposal would reduce the pressure in
terms of converting houses into houses in multiple occupation;
·
Concern that Welsh-speaking families would move
from the area due to the increase in the numbers of students as there was a
substantial percentage in the ward already;
·
The need to receive additional technical reports.
Did the language impact assessment show a significant change?
·
Objection towards houses in multiple occupation in
streets; however, this application was not in that situation;
·
Whilst sympathising with the Local Member's
observations, there was a need to be pragmatic as there would be some kind of
accommodation provision on the site and it would not re-open as a residential
home.
In response to the
above-mentioned observations, the Planning Manager noted that there were
students in the area already, the need to provide a range of various
accommodation and that the Joint Planning Policy Unit had noted that there
would be no significant change in terms of the language.
RESOLVED to
approve the application.
Conditions:
1. Time
2. In
accordance with the plans
3. The site management plan to
be submitted and agreed before hand with the Local Planning Authority
4. Parking
facilities in accordance with the plans
5. The
footpath to College Road must be completed before commencement of use.
Notes:
1. Highways
2. Welsh
Water
Supporting documents: