Agenda item

Report of the Assistant Director Planning – Community Development Services

Considered :-

The Head of Development Management – Community Development Services sought determination of a planning application for demolition of the existing office building and the erection of a 66no. bedroom care home for the elderly (use Class C2) with associated access, parking, landscaping and ancillary buildings at Stone Cross Civic Centre, Rotary Way, Northallerton.

The application had been brought to Planning Committee as the current landowner was North Yorkshire Council.

The Principal Planning Officer drew Members’ attention to an update report which included details that the applicant had agreed to including specifying the use of the proposed care home, by ensuring that elderly C2 care is secured via the S.106 Agreement.  This was in addition to condition 3, which was proposed to also be re-worded to ensure reference is made to the care home element. For consistency it was also proposed to re-word the trigger points of conditions 12, 17 and 25.

The update report also set out a further consultee response from the MOD and two public comments.  The MOD confirmed that the proposed development would be considered to have no detrimental impact on the operation or capability of a defence site or asset.  They also had no objections to the proposed development.

In relation to the public comments, concern was expressed about the current wildlife at the site, particularly the numerous rabbits and how they would be protected during development.  The case officer explained that rabbits were not routinely surveyed as a stand-alone species or protected but that there was a recommended condition for a construction ecological management plan (CEMP) to be submitted before development commenced.   The CEMP condition would cover rabbit under mobile species and this would need to explain avoidance and mitigation of harm to mobile species as inhumane treatment of any mammal would potentially be a criminal offence.

The applicant’s agent, Claire Howes, spoke in support of the application.

The Committee were generally supportive of the principle and quality of the  development noting it met a growing need for care facilities in the area. 

However, parking provision was the main issue repeatedly raised, including:  

·        Concerns that 25 parking spaces may be insufficient given staff numbers, visitors and service vehicles.

·        Reliance on nearby public parking which may not be guaranteed long term.

·        Questions about the balance of disabled and EV spaces within the total.

·        Acknowledgement that access by public transport, walking and cycling is available but may not fully offset demand.

Despite some reservations, it was considered that the benefits outweighed parking concerns as adjacent parking and sustainable transport options helped mitigate the issue.

It was proposed by Councillor Kevin Foster and seconded by Councillor Angus Thompson that the application be approved as recommended in the officer’s report and the update report.

Decision:

That full planning permission be GRANTED for the demolition of the existing office building and the erection of a 66.no bed care home for the elderly (use class C2) with associated access, parking, landscaping and ancillary buildings, subject to conditions detailed in the Committee report and amendments to condition 3, 12, 17 and 25 as set out in the officer update report and subject to prior completion of the legal agreement to secure the use of the building for elderly C2 care and ensure a contribution is secured for £32,754.00 towards improving and expanding healthcare facilities in the local vicinity and £5,000 towards Travel Plan monitoring.

Voting Record

A vote was taken and the motion was declared carried with 4 for and 2 abstentions .