Agenda item

APPLICATION NO.

18/03235/FULLS

APPLICATION TYPE

FULL APPLICATION - SOUTH

REGISTERED

10.12.2018

APPLICANT

Hamberley Development Ltd

SITE

Bargain Farm, Frogmore Lane, Nursling, SO16 0XS,  NURSLING AND ROWNHAMS

PROPOSAL

Erection of a care home scheme comprising of an 80 bedroom nursing home to provide nursing, personal and dementia care and a 61 bedroom nursing home for people with neurological conditions with access and parking

AMENDMENTS

Transport Statement. 18.12.18

Policy Rebuttal; Contaminated Land further report;

Marketing Update 30.01.19;

Revised Plans & elevations; Tree Pit details; Structure planting plan; landscape layout; Needs Assessment rebuttal; Marketing update; Highways Technical Note; Landscape Rebuttal; Drainage plans and appendices; site sections; 15.18.02.19

Design Review Panel Rebuttal; Artists Impressions; Gable Study; Shadow Analysis; Marketing Update, 03.05.19.

Revised Plans & Elevations; Tree Pit details; landscape layout; Drainage plans and appendices; site sections; Marketing Update, Heritage Statement Update;- 26.06.19

Revised & additional Plans-15.08.2019

Nitrate budget calculation and proposed mitigation- 14 January 2020

CASE OFFICER

Mr Mark Staincliffe

Delegated to Head of Planning and Building for the completion of a legal agreement to secure the offsetting land to ensure the scheme is nitrate neutral, does not result in harm to Special Protection Areas and thus is in full compliance with the Habitats Regulations in perpetuity and management of the land, the provision of a financial contribution towards the implementation of Traffic Regulation Orders and then PERMISSION subject to:

1.

The development hereby permitted shall be begun within two years from the date of this permission.

Reason:  To comply with the provision of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2.

The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: 

2313-HIA-01-ZZ-DR-A-0102_P11_Site Plan;

2313-HIA--ZZ-ZZ-DR-A-0106_Landscape Buffer

2313-HIA-02-00-DR-A-0200_P6_Nursing Home Ground Floor Plan;

2313-HIA-02-01-DR-A-0201_P7_Nursing Home First Floor Plan;

2313-HIA-02-02-DR-A-0202_P7_Nursing Home Second Floor Plan;

2313-HIA-02-ZZ-DR-A-0203_P1_Nursing Home Third Floor Plan;

2313-HIA-02-ZZ-DR-A-0210_P9_Nursing Home Elevations Sheet 1;

2313-HIA-02-ZZ-DR-A-0211_P7_Nursing Home Elevations Sheet 2;

2313-HIA-02-ZZ-DR-A-0212_P7_Nursing Home Elevations Sheet 3;

2313-HIA-01-00-DR-A-0220_P7_Neurological Nursing Home Ground Floor Plan;

2313-HIA-01-01-DR-A-0221_P7_Neurological Nursing Home First Floor Plan;

2313-HIA-01-02-DR-A-0222_P6_Neurological Nursing Home Second Floor Plan;

2313-HIA-01-ZZ-DR-A-0230_P8_Neurological Nursing Home Elevations Sheet 1;

2313-HIA-01-ZZ-DR-A-0231_P8_Neurological Nursing Home Elevations Sheet 2;

2313-HIA-01-ZZ-DR-A-0232_P8_Neurological Nursing Home Elevations Sheet 3;

2313-HIA-01-RF-DR-A-2701_P1_Nuerological Nursing Home Roof Plan;

2313-HIA-02-RF-DR-A-2701_P1_Nursing Home Roof Plan 3155 103 F Landscape Layout;

2313-HIA-ZZ-XX-DR-A-0106_P1_Existing and Proposed Levels;

2313-HIA-ZZ-XX-DR-A-0301_P1_Proposed Site Sections;

3155 201 C Structure Planting Plan;

3155 301C Tree Pit Detail;

1600-E-100 - External Lighting Layout - Rev P2;

5486.101 - Access Road Scheme Layout;

5486.102 - Clearance Layout (Bargain Farm Access Road);

5486.103 - Surface Finishes Layout (Bargain Farm Access Road);

5486.104 - Road Markings Layout (Bargain Farm Access Road);

5486.105 - Levels Layout (Bargain Farm Access Road);

5486.106 - Road Drainage Layout (Bargain Farm Access Road);

5486.107 - Vertical profiles Layout (Bargain Farm Access Road);

5486-111 Tracks Layout (Bargain Farm Access Road);

5486-112 Tracks Layout (Bargain Farm Access Road);

5486-113 Tracks Layout (Bargain Farm Access Road);

5486.108 - Cross Section (Bargain Farm Access Road);

5486.109 Construction Details (Bargain Farm Access Road); and

5486.110 Construction Details (Bargain Farm Access Road).

Reason:  For the avoidance of doubt and in the interests of proper planning.

3.

Development shall be undertaken in accordance with plan number 2313-HIA-ZZ-XX-DR-A-0106-Existing and Proposed Levels_P1; and 2313-HIA-ZZ-XX-DR-A-0301-Proposed Site Sections_P1.

Reason:  To ensure satisfactory relationship between the new development and the adjacent buildings, amenity areas and trees in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1.

4.

The development hereby permitted shall not be occupied or brought into use until the access from Frogmore Lane, and highway improvements shown on the approved plans listed in Condition 2 has been provided in full accordance with these details and shall thereafter be retained as such at all times.

Reason:  In the interest of highway safety in accordance with Test Valley Borough Revised Local Plan (2016) Policy T1.

5.

Details of any external lighting shall be submitted to and approved in writing by the local planning authority prior to first installing any such lighting.  Development shall be carried out in accordance with the approved details and thereafter retained.

Reason:  To safeguard the amenities of the area and/or in the interests of road safety in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.

6.

Prior to the commencement of the use or first occupation of the 57 bed nursing home for people with neurological conditions hereby permitted, 62 car parking spaces plus the minibus space including disabled parking spaces, shall be constructed, surfaced and laid out in accordance with the approved plans. The area of land so provided shall be maintained at all times for this purpose.

Reason:  To ensure sufficient off-street parking has been provided in accordance with the Test Valley Local Plan Policy T2 and in the interest of highway safety in accordance with Test Valley Borough Revised Local Plan 2016 Policy T2.

7.

No development shall take place above DPC level of the nursing home for people with neurological conditions or nursing home to provide nursing, personal and dementia care until samples and details of the materials to be used in the construction of the external surfaces of the respective building hereby permitted has been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason:  To ensure the development has a satisfactory external appearance in the interest of visual amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1.

8.

No development shall take place above DPC level of the development hereby permitted until a schedule of landscape implementation and maintenance for a minimum period of 5 years has been submitted to and approved in writing by the Local Planning Authority. The schedule shall include details of the arrangements for the phasing of the implementation and ongoing maintenance during that period in accordance with appropriate British Standards or other recognised codes of practise. Development shall be carried out in accordance with the approved schedule. Any trees or planting that are removed, die or become, in the opinion of the Local Planning Authority, seriously damaged or defective within this period, shall be replaced before the end of the current or first available planting season following the failure, removal or damage of the planting.

Reason:  To enable the development to respect, complement and positively integrate into the character of the area in accordance with Test Valley Borough Revised Local Plan (2016) Policies E1 and E2.

9.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected within the application site other than those shown on the approved plans.

Reason:  In order that the Local Planning Authority can exercise control in the locality in the interest of the local amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1 and Policy E2.

10.

The surface water and foul drainage shall be undertaken and maintained in accordance with the details and phasing contained within the Surface Water Strategy (Rev E) and its accompanying Appendices A-F.

Reason:  To ensure that the development does not result in the deterioration of water quality and the loss, deterioration or harm to habitats or species of importance to biodiversity in accordance with Test Valley Borough Revised Local Plan (2016) Policies E5 and E7.

11.

The development hereby approved shall be designed and built to meet Regulation 36 2 (b) requirement of 110 litres/person/day water efficiency set out in part G2 of Building Regulations 2015.

Reason:  In the interests of improving water usage efficiency in accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.

12.

No development hereby permitted shall commence until a Construction Traffic Management Plan, to include details of provision to be made on site for contractor's parking, construction traffic access, the turning of delivery vehicles within the confines of the site, lorry routeing and a programme of works has been submitted to and approved in writing by the Local Planning Authority.  The approved details shall be implemented before the development hereby permitted is commenced and retained throughout the duration of construction.

Reason:  In the interests of highway safety and to ensure compliance with the Test Valley Borough Revised Local Plan (2016) Policy T1.

13.

Full details of the vehicle cleaning measures proposed to prevent mud and spoil from vehicles leaving the site shall be submitted in writing to the Local Planning Authority for written approval prior to the commencement of the development. The approved measures shall be implemented before the development commences. Once the development has been commenced, these measures shall be used by all vehicles leaving the site and maintained in good working order for the duration of the development. No vehicle

shall leave the site unless its wheels have been cleaned sufficiently to prevent mud and spoil being carried on to the public highway.

Reason:  In the interests of highway safety and to ensure compliance with the Test Valley Borough Revised Local Plan (2016) Policy T1.

14.

Prior to commencement of development, an Ecological Construction Method Statement (ECMS) and an Ecological Management Plan (EMP) shall be submitted to and approved in writing by the Local Planning Authority. Development shall subsequently proceed in accordance with any such approved details.

Reason:  To avoid impacts to protected species and to conserve and enhance biodiversity in accordance with policy E5 of the Test Valley Revised Local Plan DPD.

15.

The North Western building (Neurological Nursing Home) shall provide overnight accommodation for no more than 57 residents on site at any one time.

Reason:  In order that the Local Planning Authority can exercise control in the locality in the interest of nitrate neutrality and the protection of  Special Areas of Conservation (SAC) and Special Protection Areas in accordance with Test Valley Borough Revised Local Plan (2016) Policy E5 and to ensure compliance with the Habitat Regulations.

16.

The South Eastern Building (Nursing Home) shall provide overnight accommodation for no more than 80 residents on site at any one time.

Reason:  In order that the Local Planning Authority can exercise control in the locality in the interest of nitrate neutrality and the protection of  Special Areas of Conservation (SAC) and Special Protection Areas in accordance with Test Valley Borough Revised Local Plan (2016) Policy E5 and to ensure compliance with the Habitat Regulations.

17.

The development hereby permitted shall be used for C2 purposes; and for no other purpose, including any other purpose in Class C; of the Schedule of to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification.

Reason:  In order that the Local Planning Authority can exercise control in the locality in the interest of consistency with the Test Valley Borough Revised Local Plan (2016) Policies COM7, LE5, E5 and T2. 

18.

Prior to the commencement of the use or first occupation of the 80 bedroom nursing home to provide nursing, personal and dementia care building hereby permitted,  42 car parking spaces including parking for blue badge holders, shall be constructed, surfaced and laid out in accordance with the approved plans. The area of land so provided shall be maintained at all times for this purpose.

Reason:  To ensure sufficient off-street parking has been provided in accordance with the Test Valley Local Plan Policy T2 and in the interest of highway safety in accordance with Test Valley Borough Revised Local Plan 2016 Policy T2.

19.

Prior to the first occupation or use of any building hereby permitted the landscaping buffer area as shown on plan number 2313-HIA--ZZ-ZZ-DR-A-0106_Landscape Buffer shall be provided in accordance with the approved landscaping details and shall thereafter be retained and maintained in accordance with the approved details. Any plants which die during the first five years shall be replaced in the next planting season.

Reason:  In the interests of amenity and the appearance of the locality in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1.

20.

Prior to the first use or occupation of the development the applicant shall submit for the written approval of the Local Planning Authority a Travel Plan in accordance with the aims and objectives of National Planning Policy Framework and Planning Practice Guidance. Once approved the occupier shall implement and monitor the approved travel plan in accordance with the approved details, and for each subsequent occupation of the development thereafter maintain and develop the travel plan to the satisfaction of the Local Planning Authority.

Reason:  To provide sustainable transport measures for visitors and staff and to ensure that the impact of the proposal on the free and safe flow of traffic on the highway is kept to a minimum and to comply with Policy T1 & T2 of the Test Valley Borough Revised Local Plan 2016.

Notes to applicant:

1.

In reaching this decision Test Valley Borough Council (TVBC) has had regard to the National Planning Policy Framework and takes a positive and proactive approach to development proposals focused on solutions. TVBC work with applicants and their agents in a positive and proactive manner offering a pre-application advice service and updating applicants/agents of issues that may arise in dealing with the application and where possible suggesting solutions.

2.

You are advised that parts of your tree contain features which have the potential to be used as roosts by bats.  The damage or disturbance of bats and their roosts is unlawful.  You are advised to seek guidance before proceeding with consented works.  Please contact Natural England on 02380 028 6410 or The Bat Conservation Trust on 0845 130 0228 for further information.