Agenda item

The Chairman introduced the first application of the evening, number 141736 for change of use of existing care facility to 4no. bed House in Multiple Occupation (HMO) at 51 Station Road Bardney Lincoln. In being the first application, the Chairman detailed the process for invited registered speakers to address the Committee and requested the Planning Officer to provide any updates to the Committee.

The Planning Officer stated that a further representation had been received from the Parish Council with allegations of inaccuracies in the report as well as withholding objections. He stated that Officers had responded to these comments, that all written objections were included in the report and although audio and video files could not be made public, these had been shared with Members of the Committee for transparency of decision making. He clarified that the application was looking for a change of use to residential use with no care provision required. He also noted a small update to the report in that at the bottom of page 18 there was an insertion to be made after the sentence ending “use class C2.” to read “Permission was subsequently granted for a change of use including extensions to use class C2.”

The Chairman invited the first speaker, Councillor Robin Darby to address the Committee.

Councillor Darby thanked the Committee and started by clarifying that the Bardney Group Parish Council had not been lobbying Members of the Committee, rather they had sought to highlight the issues with the application. He wished to highlight to the Committee that the application was not from a charity, rather it was a Limited Company and their motives were for financial gain not for the benefit of their clients. He referenced a previous application for an HMO in Sudbrooke which had been refused based on the potential for noise impact and likened it to the problems already experienced at the site in question. He stated that the complex was not an asset to the village and did not serve local residents. He explained that there were over 80 employees who provided 24 hour care which led to excessive traffic movements at all times of day and night. He added that parking was always problematic and was having a severely negative impact on the area. He wished to make the Committee aware that the only time any noise was reduced, was at the times when they were aware there was a noise report being undertaken. He added that several local residents were reporting an effect on their mental health as a result of the noise generated on the site. In addition to these concerns, Councillor Darby stated that local services, such as GP appointments, were being exploited to the detriment of other residents. He believed that the complex should be looked at as a whole, not with each stage being considered in isolation. He urged the Committee to reject the application and thanked them for their time.

The second speaker, the applicant Mr Hugo DeSavary, addressed the Committee. He highlighted that his statement regarding the objections raised had been included in the application however he wished to address a couple of points. With regards to pakring issues, he acknowledged this had been problematic however construction work was nearing completion which would allow the car park to be in full use. He stated the on-site parking was sufficient for staff and residents. He provided Members with some background to Home from Home Care, stating they were Lincolnshire based, regulated by the CQC with their services rated excellent by that regulator. He added they had been awarded best Care Home Group at the annual Care Awards as well as the Platinum Award as an Investor in People. He acknowledged they were a Limited Company but stated they did not pay dividends and any profit was reinvested into the organisation. He stated they were a family led company seeking to provide the care needed by vulnerable people in society and requested the Committee to approve the application.

The first of two registered objectors, Mrs Dawn Thomas, made the following statement to the Committee.

“In the context of my objections HFHC site refers to all five dwellings, including The Laurels. Please consider this application as a multi housing development, not a single dwelling, not in isolation and with reference to my original objection.

I have concerns regarding the handling of this and previous applications, the unusual and intimidatory responses from Globe Consultants and the new behaviours staff are exhibiting which feels as if they are trying to antagonise and intimidate us.

The site is now screened off but work continues with workmen on site daily the fire exit to the Hawthorns’s has been  partially bricked up, new side doors added and  trees removed the front door of the Laurels is unsightly and out of character as filled in with breeze blocks.  

Where we once looked out over gardens there is now a car park and nine industrial sized waste bins which are frequently overflowing, screenings is a hedge that is barely a meter high.

Car parking is an issue for staff and local residents. With Insufficient capacity to support staff parking, nine people carriers, visitors etc. Although it’s not illegal to park on Station Road, the original planning permission was granted on the proviso that all employees and visitors would use onsite car parking facilities.

There is considerable vehicle activity coming and going from the site cars queue onto Station Road waiting for the automatic gate to open. The gravel surface is noisy Staff heard having loud conversations as they arrive and leave. Headlights shine directly into our living rooms

Increasing access to incorporate all three gates has the potential to cause collisions, pedestrian incidents and increase light from cars into more of our living space. The development in my opinion has outgrown the site.

Global Consultants reference noise complaints from residents. In my opinion the Council has not thoroughly monitored these, used any recording devices and only visited the site a hand full of times and not necessarily when the noise is at its worse. 

The effect on my family and my own mental health cannot be underestimated. You need to live our life to understand the full impact of the noise which impacts on the peace and enjoyment of our garden and home. The noise gets into your very core, grinds you down to the point where you look at ways to escape. We shouldn’t be made to feel that way.

Consideration should be given to the type of residents housed in the centre of our village.

Thank you for taking the time to hear my concerns.”

The second objector, Mr Christopher Bush, addressed the Committee. He stated he had lived opposite the dev for past 18 years and had watched it grow from the original even residents to the now proposed 27 residents. He stated the complex should be looked at as a whole not as separate applications. He raised concerns regarding the increased fire risk with an increased number of residents and a decreased number of staff as care would not be provided. With regard to noise, he highlighted the 24 hour nature of the complex and again highlighted the comings and goings of staff at all hours of the day and night. He explained that the plans submitted did not demonstrate the full parking available and stated there would not be sufficient parking available. He also commented there was a bin shelter to be built which would take up parking spaces. He commented that refuse was also an issue as bins were often overflowing and unsanitary. He reiterated the impact on his family life of the vehicular noise, construction noise and general noise generated by staff and residents. He felt the complex had become too big for the site it occupied and urged the Committee to consider the implications of granting the application.

The Chairman thanked all speakers for their comments and invited the Planning Officer to make any further comment. The Planning Officer reiterated that the application was a change of use to residential use and as such, the concerns regarding staff vehicle movements were not relevant to this application.

The Chairman opened Committee discussions by reiterating that he had not been involved in discussions about the application nor had he had any contact with the Parish Council regarding their concerns. He stated that it seemed apparent that the site had outgrown its location and was having an impact on the day to day lives of local residents. He stated that there was ongoing expansion on the site and supported the concerns raised by speakers to the application.

The Planning Officer highlighted that there was currently no cap on existing numbers however if the application was to be approved, there would then be a limit as to how many occupants could reside at the property.

There was further discussion amongst the Committee regarding the impact of the complex on the area in relation to the application being specific to one dwelling. The concerns raised by residents were acknowledged however as the application was in relation to change of use for one dwelling, those concerns related to the site as a whole rather than the current application.

With some conflict of opinion amongst Members, the Officer recommendation was moved, seconded and with a majority vote it was agreed that permission be GRANTED subject to the following conditions.

Conditions which apply or require matters to be agreed before the development commenced:

None

Conditions which apply or require matters to be agreed before the development commenced:

None

Conditions which apply or are to be observed during the course of the development:

1. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved shall be carried out in accordance with drawings 376.28/PL003A, 376.28/PL006A and 376.28/PL007A. The works shall be carried out in accordance with the details shown on the approved plan and in any other approved documents forming part of the application.

Reason: To ensure the development proceeds in accordance with the approved plans and to accord with the National Planning Policy Framework and local policies LP1, LP17 and LP26 of the Central Lincolnshire Local Plan.

Conditions which apply or relate to matters which are to be observed following completion of the development:

None