Single storey side and single storey rear extensions. Withdrawn

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1 8(1) Site Address: 84 Church Road, Hayling Island, PO11 0NX Proposal: Change of use from residential dwelling to residential institution and construction of two single storey extensions. Application No: APP/12/00127 Expiry Date: 04/12/2012 Applicant: Hillcrest Care Ltd Team: Team 1 Agent: Martin Critchell Architects Case Officer: David Eaves Ward: Hayling East Reason for Committee Consideration: Third party request EHPBE Recommendation: GRANT PERMISSION 1 Site Description 1.1 The site lies to the east side of Church Road and is a two storey property with single storey rear extensions including a sunroom/conservatory. The property is currently in use as a residential institution for young males between the ages of The number of bedrooms within the existing building and the sharing of facilities by residents (living as a single household) is such that the current use in itself did not require a change of use. 1.2 Car parking currently takes place to the front side of the property on an area laid to hardstanding. To the rear of the site is a communal garden area with outbuildings. There are two significant trees on the site, at the frontage is an Oak Tree with an Ash tree close to the southern boundary. 2 Planning History APP/12/ /01/12 Single storey side and single storey rear extensions. Withdrawn 06/52700/012 Erection of 1.2m high close boarded fencing to front of property. Permitted 21/11/06 03/52700/11 Erection of a double garage to the south of the existing dwelling. Permitted 27/8/03 02/52700/010 Change of use of existing Hotel to private dwelling. Permitted 25/11/02 95/52700/003 Retention of wooden building to rear. Permitted 31/8/95 95/52700/002 Erection of sectional building for private and domestic use only. Temporary Planning Permission 24/8/95 3 Proposal 3.1 The current proposal relates to the change of use of the premises to a residential institution and the erection of two single storey extensions to the side and the rear of the property. 3.2 In terms of the change of use as can be seen from the planning history above, the building was previously used as a small hotel. This use is understood to have ceased and

2 the building reverted to a single dwelling house following the granting of a change of use planning permission in More recently the building has provided residential accommodation for boys up to the age of 16. The existing building has 6 bedrooms with 4 used by the boys and 2 by staff. The current proposal would increase the number of bedrooms to 9 with 6 used by the boys and 3 by staff. The Use Classes Order 1987 (as amended) allows for up to six people living together as a single household and receiving care as part of the use class Dwellinghouses (use class C3(b)). The current proposal whilst not taking the number of residents beyond the limit of 6 would also provide overnight accommodation for 3 staff and it is therefore considered that the change in the intensity of use would require a change of use to Class C2 Residential Institutions. 3.3 The proposed extensions are firstly a single storey side extension with pitched roof to provide two bedrooms and secondly a single storey flat roofed rear extension replacing a conservatory/sunroom. 4 Policy Considerations National Policies National Planning Policy Framework Core Strategies 2011 forming part of the HBLDF CS1 (Health and Wellbeing) CS15 CS16 (Flood and Coastal Erosion) (High Quality Design) CS17 (Concentration and Distribution of Development within the Urban Areas) CS3 (Skills and Employability) CS7 (Community Support and Inclusion) CS8 (Community Safety) CS9 (Housing) DM11 (Planning for More Sustainable Travel) DM14 (Car and Cycle Parking on Development (excluding residential)) Listed Building Grade: Not applicable. Conservation Area: Not applicable. 5 Statutory and Non Statutory Consultations Development Engineer: (Original Comments) No increase in staff, no additional contribution required. The application removes existing parking. From the applicants statement he is saying that the parking for five vehicles is sufficient and can be accommodated. Tandem parking only applies for private residential uses. Tandem parking for other uses can lead to the adjacent highway being used to accommodate the movements needed to allow the furthest car to access the highway. If these movements happen often it could lead to a highway safety problem. A travel statement is required showing who, what, why, when and how this area will be used against a back ground of encouraging alternative means of travel eg bus stops, bus frequency and cycle storage. (Further Comments - following receipt of amended plans and travel statement) Confirms that the required 5 parking spaces can be accommodated on site. Arboriculturalist: The tree is a semi mature Ash growing in very close proximity to the adjacent bungalow. The tree has been heavily pruned this growing season and does not merit a Tree Preservation Order.

3 Planning Policy: No planning policy comments. Environment Agency: (Original Comments) The proposed development is within flood zone 3 and therefore at risk of flooding. Standard flood risk advice provided. Officer comment: The EA were asked for more detailed comments given the nature of the development which is considered to fall within a 'more vulnerable' category of development. (Further Comments) The Flood Zone looks like a fluvial flow and our judgement was that the flood map is probably slightly overestimating the risk in this location. Therefore, the location of the extension falls just within Flood Zone 2 at the present day. Generally we assume that dwellings have a 100 year lifetime when considering climate change inputs, but for things like hotels although they have sleeping accommodation in them, they are a commercial venture (and are easier to manage in terms of evacuation and general flood management if needed). Consequently, this kind of application is akin to a hotel type use and therefore even when taking sea level risk into account, the road level is roughly the same height as the 2070 predicted tide level. Engineering/Coast & Drainage: No comments received. Economic Development: Economic Development has no objection to this application. Hampshire Constabulary Having considered the application have no comments to make with reference to crime prevention at this time. 6 Community Involvement This application was publicised in accordance with the Council's Code of Practice for Publicity of Planning Applications approved at minute 207/6/92 (as amended), as a result of which the following publicity was undertaken: Number of neighbour notification letters sent: 7 Number of site notices: 1 Statutory advertisement: Not applicable. Number of representations received: 4 Objections Parking/highway safety Existing parking problems; On street parking problems making it difficult to access my property; On street parking issues increased, existing problem with school parking; Safety problem for children crossing the road with restricted visibility from parked cars; Could have rear parking off side lane; Concerns over use of and parking in private road blocking access or damaging the road; Safety issues for people using the adjacent unmade road; Impact of Use Concern over garden use/activity;

4 Increase in boys at site means security measures should be put in force; Concern over residents behaviour; Concern over property damage or threats; Increased numbers of boys can only worsen the situation; Use out of keeping with Church Road which is entirely residential; Change of use would pave the way for further expansion worsening impact as it would remove the control of being classed as a dwelling. Extension Impact Scale of proposed extension inappropriate; 7 Planning Considerations 7.1 Having regard to the relevant policies of the development plan it is considered that the main issues arising from this application are: (i) (ii) (iii) (iv) (v) (vi) (i) Principle of development; The impact on neighbouring residents; Highway implications; Crime and antisocial behaviour issues; Impact on trees; Flood risk matters Principle of development 7.2 With regard to the principle of development, the site is located within the built up area where residential institutions and extensions to premises are considered to be acceptable in principle subject to development control criteria (as considered in detail below). 7.3 Details in relation to the use have been provided in support of the application. The property currently has 6 bedrooms and it understood that 4 are used to accommodate boys from the age of 12 to 16. The other bedrooms are for use by staff. The extension would allow for an additional 2 bedrooms for children and 1 for staff. 7.4 The Agent advises that the young people accommodated at the property are provided with a stable, secure and supportive environment. Within this environment they can develop the skills and confidence necessary to help them fulfil their potential. 'In order to succeed, it is imperative that Hillcrest can offer their young people the opportunity to feel a sense of belonging and experience a family environment that functions in a manner which closely reflects as far as possible that of a typical family home, i.e. attending school, 24 hour residential care etc'. 7.5 In accordance with policy CS7 of the Local Plan (Core Strategy) the proposal provides services for a vulnerable group and creating places where people feel safe is crucial to changing the future of communities to support those in need. The development is therefore supported in principle. (ii) The impact on neighbouring residents; 7.6 With regard to the impact on neighbouring residents, the main impacts are considered to be on 82, 84a, 84b, 86 and 88 Church Road (letters of objection have been received from No's: 82, 84a, 84b and 86) 7.7 No 82 is located to the south of the application site and is set closest to the proposed extension. This property is a bungalow with main windows to front and rear. There is one side window facing the application site. The proposed extension is single storey and is

5 designed with a pitched 'pyramidal roof' sloping away from the common boundary. Given the single storey design of the extension, the proposed roof form and the position of the extension on the northern side of No.82 it is considered that the mass and bulk of the extension would have an acceptable impact on the residential amenities of this property. Two en-suite bathroom windows would face No.82 within the extension and a condition is recommended to ensure that these are obscure glazed. In terms of the activity at the site and use of the garden area, it should be noted that the site is, as discussed above, already in use for the accommodation of 4 boys, and indeed the site could be used for the accommodation of 6 boys (as proposed) without the need for a change of use were it not for the staff accommodation also being provided. Having regard to this, whilst the scale of accommodation for both carers and those cared for will increase as a result of the application, it is not considered that the increase in use proposed would have an unacceptable impact on the residential amenities of neighbouring residents such as would justify a refusal of planning permission. 7.8 No.84a is set well off the extensions and has a domestic garage set closest to the common boundary. Whilst it is recognised that there would be an increased use of the garden and outbuildings, for the reasons set out above, this is not considered to be likely to result in an unacceptable impact on residential amenities. 7.9 The properties to the north of the site are located beyond a small unadopted access lane. It is considered that the impact of the increased use of the site would have a limited impact on these properties. Concerns over parking and the use of the access lane are considered separately below In conclusion it is considered that the proposals would have a limited and acceptable impact on neighbouring residents both in terms of the physical impact of the extensions and the activity associated with the use of the site. (iii) Highway implications; 7.11 With regard to the highway implications, there are considered to be two main issues. These relate to the adequacy of car parking and the safety of the access. A further issue is the use of the side access lane for access and parking The revised plans indicate car parking for five cars at the front of the site although these are shown such that they are not all independently accessible. The car parking standards for homes for children are set out in the Hampshire Parking Standards The maximum car parking requirement is 1 space per residential staff, 0.5 space per nonresident staff and visitor parking 0.25 space per client In this case the following information has been submitted in relation to the proposal: Poppy Lodge is staffed by two teams of 3 carers who work a 7 days on 7 days off shift pattern and sleep at the property; In addition Poppy Lodge is managed by the Home Manager who works during the day (non-resident); There will be no increase in staffing levels as a result of the development with the extra staff bedroom allowing the three carers to remain on site overnight (consequently reducing vehicular movements). The parking requirement is therefore calculated as follows:

6 Parking Requirements Number Parking Requirement 1 Space Per Resident Staff 3 Staff 3 Spaces 0.5 Space Per Non Resident Staff 1 Manager 0.5 Space 0.25 Space Per Client 6 Residents 1.5 Spaces Total: The plans indicate that 5 spaces can be provided in accordance with the maximum parking standards, however, not all spaces are independently accessible As a result of representations received in relation to on street parking concerns the Council's Development Engineer has considered the proposals in detail and requested further information in relation to parking and the operation of the site. This has resulted in a revised parking plan increasing the independently accessible spaces and further details relating to the operation of the site have been provided. The Development Engineer is now satisfied that five spaces can be satisfactorily provided, meeting the needs of the site as it would operate - a condition is recommended in relation to the final detailed layout of the parking. It should be noted that the property has in the past been used as a small hotel (Rook Hollow) and this use is likely to have attracted significant parking and vehicular movements To the north of the site is an unadopted road. Concern has been raised in relation to the use of this road and parking. The road is unmade and maintenance and access issues are of particular concern to residents. The use of the road is a private legal matter which is outside the control of the Council. It is however noted that this road is not relied upon in the application to access the application site. Should permission be granted it is recommended that conditions are imposed in relation to construction parking and material storage. (iv) Crime and antisocial behaviour issues; 7.17 The use of the building for young persons accommodation is currently taking place and could continue to do so at its current level without the need for planning permission. The proposal would increase the level of accommodation from 4 boys to 6. Whilst it is recognised that the children accommodated have had behavioural or other issues, the level of staff to child supervision is high with at least 3 members of staff at the site at any one time. Hampshire Constabulary Crime Prevention Design Advisor has raised no objection to the proposed development and it is not anticipated that the limited increase in the intensity of the use would unacceptably impact upon neighbours residential amenities. (v) Impact on trees; 7.18 With regard to the impact on trees there are two significant trees on site, an Oak at the site frontage and an Ash located on the southern boundary. These trees are not subject to Tree Preservation Orders. The Oak tree should not be affected by the development, however it is proposed to fell the Ash tree which is positioned where the side extension is proposed The Ash tree is a heavily pruned tree set back from the site frontage. It is growing very close to the adjacent bungalow (82 Church Road). The tree has been assessed by the Council's Arboricultural Officer and is not considered a suitable tree to be subject to a Tree Preservation Order. Given the form of the tree, its position adjacent to the existing property and its limited impact on public amenity its removal is considered acceptable. (vi) Flood risk matters; 7.20 Finally in relation to flood risk, whilst the site is located in Flood Zone 3 on the flood risk

7 maps, this is considered by the EA to be an overestimate of flood risk in this location. The EA consider the type of accommodation proposed is easier to manage in a flood risk scenario than conventional dwellings. The application is accompanied by a Flood Risk Assessment and the agent has indicated that no part of the new ground floor would be below the level of the existing floor and the design incorporates appropriate flood resilient features such as raised electric outlets, solid ground floors and raised external cills. It is considered that the proposal is acceptable in terms of flood risk. 8 Conclusion 8.1 In conclusion, the proposed use is considered acceptable in principle and is supported as an inclusive community use. The extensions and use are considered to have a limited and acceptable impact on neighbours residential amenities. It is not anticipated that the limited intensification of the use are likely to lead to unacceptable impacts on neighbours residential amenities. The removal of an existing ash tree has been assessed and is considered to be acceptable. Careful consideration has been given to highway matters and the proposed parking arrangements. In this regard the proposal, following the receipt of further information and revised plans, is considered acceptable. Flood risk issues have also been assessed and a flood risk assessment submitted. The proposal is considered acceptable with regard to flood risk. Planning permission can therefore be recommended. 9 RECOMMENDATION: That the Executive Head of Planning and Built Environment be authorised to GRANT PERMISSION for application APP/12/00127 subject to the following conditions: 1 The development hereby permitted shall be begun before the expiration of 3 years from the date on which this planning permission was granted. Reason: To comply with Section 51 of the Planning and Compulsory Purchase Act The external materials to be used shall match in type, colour and texture those on the existing building, unless agreed otherwise in writing by the Local Planning Authority. Reason: In the interests of the amenities of the area and having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and National Planning Policy Framework, March The en suite window(s) in the south facing elevation of the building shall:- i) at all times be and remain glazed entirely with obscure glass, the particular type of which glass shall provide a degree of obscuration no less obscure than that which is provided by Pilkington's Texture Glass Obscuration Level 4. Reason: In the interests of the amenities of the occupiers of nearby properties and having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and National Planning Policy Framework, March The children's accommodation hereby permitted shall not at any time be occupied by more than 6 residents aged between 12 and 16 years of age. Reason: To accord with the terms of the application and in the interests of the residential amenities of the area having due regard to Havant Borough Local Pan (Core Strategy 2011) an to the National Planning Policy Statement The site shall be used only for a Children's Home, and for no other purpose

8 whatsoever including any other purpose in Class C2 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended), or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order. Reason: In order to control the use in detail in the interests of the residential amenities of nearby residents, to ensure satisfactory parking arrangements and having due regard to Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework No development hereby permitted nor any related site clearance shall commence until a plan and particulars specifying the provision to be made within the site and/or on other land nearby for the parking (throughout the clearance and construction period) of construction vehicles and of other vehicles delivering/removing materials and other items to/from the development site have been submitted to and approved in writing by the Local Planning Authority. Thereafter, throughout such site clearance and implementation of the development hereby permitted, all such temporary parking provision shall be provided and used only as such. Reason: To safeguard the amenities of the locality and in the interests of traffic safety and having due regard to policies CS16, DM10 and DM14 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework No development hereby permitted nor any related site clearance shall commence until plans and particulars specifying the provision to be made for a material storage compound within the site have been submitted to and approved in writing by the Local Planning Authority. The approved compound shall be available prior to the commencement of any building works and throughout the contract period and no materials shall be stored anywhere else on the site. Reason: To safeguard the amenities of the locality and in the interests of traffic safety and having due regard to policies CS16 and DM10 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Statement Notwithstanding the submitted plans the extensions shall not be brought into use until space for the loading, unloading and parking of vehicles has been provided within the site, surfaced and marked out in accordance with details to be agreed in writing with the Local Planning Authority. Such areas shall thereafter be retained and used solely for those purposes. Reason: In the interests of highway safety and having due regard to policy DM13 of the Havant Borough Core Strategy 2011 which forms part of the Local Development Framework and National Planning Policy Framework, March The development hereby permitted shall be carried out in accordance with the following approved plans: Existing and Proposed Elevations and Proposed Section drawing number 02 Rev D Site Location, Site Plan and Floor Plans drawing number 01 Rev H Design and Access Statement dated February 2012 Supporting information dated Agents dated Flood Risk Assessment received Travel Plan received

9 Reason: - To ensure provision of a satisfactory development. Appendices (A) (B) (C) (D) (E) (F) Location Plan Site Plan Existing and Proposed Ground Floor Plan Existing and Proposed First Floor Plan Existing Elevations Proposed Elevations Other documents relating to this application: