BLACKPOOL COUNCIL
PLACES DIRECTORATE
PLANNING DIVISION : DEVELOPMENT MANAGEMENT SECTION
DEVELOPMENT CONTROL COMMITTEE
18/10/2010
LIST OF PLANNING APPLICATIONS
Any amended plans and/or correspondence received after the preparation of the reports will be reported orally. All correspondence, including objections, is available for inspection prior to the Committee meeting.
The applications, plans and replies to consultations are the general background papers in relation to the applications listed. Any additional background documents specific to an application will be as stated in the relevant report.
List of Applications for Committee on: 18/10/2010
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PAGE 25
APPLICATION NO: / 10/0880STATUTORY START DATE: / 09/08/10
RECOMMENDED DECISION: / Grant Permission
PROPOSAL: / Erection of two storey and part single/ part two storey rear extensions to form additional bedrooms, laundry room and staff room, and formation of mobility ramp to rear.
LOCATION: / ORCHARD LODGE NURSING HOME, 601-603 LYTHAM ROAD, BLACKPOOL, FY4 1RG
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PAGE 31
APPLICATION NO: / 10/0932STATUTORY START DATE: / 02/08/10
RECOMMENDED DECISION: / Grant Permission
PROPOSAL: / Erection of new pier head building to form family entertainment centre.
LOCATION: / SOUTH PIER, PROMENADE, BLACKPOOL, FY4 1BB
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PAGE 41
APPLICATION NO: / 10/1008STATUTORY START DATE: / 26/08/10
RECOMMENDED DECISION: / Grant Permission
PROPOSAL: / Replacement of existing 10m tall rooftop monopole (projecting 4m above roof level) with 10m tall replica flagpole (projecting 6.6m above roof level) with ancillary equipment.
LOCATION: / 2-4 HARROW PLACE, BLACKPOOL, FY4 1RP
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PAGE 45
APPLICATION NO: / 10/1119STATUTORY START DATE: / 10/09/10
RECOMMENDED DECISION: / Defer for consideration by the Secretary of State for Communities and Local Government.
PROPOSAL: / Repair and replacement of windows on all elevations and replacement of pvc rain water goods with cast iron.
LOCATION: / BLACKPOOL TOWER, BANK HEY STREET, BLACKPOOL, FY1 4BJ
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PAGE 53
APPLICATION NO: / 10/1138STATUTORY START DATE: / 20/09/10
RECOMMENDED DECISION: / Defer for consideration by the Secretary of State for Communities and Local Government.
PROPOSAL: / Internal and external alterations and re-furbishment including installation of replacement entrance doors to Church Street, refurbishment of interior entrance hall and rotunda, refurbishment of floral hall including replacement glazed roof and lantern, re-instatement of internal doors and column, alterations to rainwater drainage system, renewal of floor covering and refurbishment of toilets and kiosk.
LOCATION: / WINTER GARDENS, CHURCH STREET, BLACKPOOL, FY1 1HW
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PAGE 63
APPLICATION NO: / 10/1139STATUTORY START DATE: / 20/09/10
RECOMMENDED DECISION: / Defer for delegation
PROPOSAL: / External alterations and re-furbishment including installation of replacement entrance doors to Church Street, re-furbishment of rotunda including re-opening of former windows to drum, refurbishment of floral hall including renewal of defective roof in matching system, reinstatement of former clerestory and alterations to rainwater drainage system.
LOCATION: / WINTER GARDENS, CHURCH STREET, BLACKPOOL, FY1 1HW
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COMMITTEE DATE: 18/10/2010
WARD: / Squires Gate
DATE REGISTERED: / 09/08/10
LOCAL PLAN ALLOCATION: / No Specific Allocation
APPLICATION TYPE: / Full Planning Permission
APPLICANT: / Mrs L Marrs
PROPOSAL: / Erection of two storey and part single/part two storey rear extensions to form additional bedrooms, laundry room and staff room, and formation of mobility ramp to rear.
LOCATION: / ORCHARD LODGE NURSING HOME, 601-603 LYTHAM ROAD, BLACKPOOL, FY4 1RG
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CASE OFFICER
Ms P Greenway
INTRODUCTION
This proposal was reported to Committee on 27th September 2010 when it was deferred pending receipt of amended plans regarding the first floor element of the southern extension and the car parking. The members of the Committee requested that the application be brought back before them rather than delegate to officers. Amended plans in respect of the two issues have now been received.
SITE DESCRIPTION
This proposal relates to the Orchard Lodge Nursing Home, which is on the west side of Lytham Road in the vicinity of the airport. The property was originally a pair of large villas and has been extended over the years as the Home has expanded. Adjacent to the north is the Highcroft Nursing Home, a large detached property which has also been extended. There are two other care homes on the east side of Lytham Road and the majority of properties in the area are residential in use.
The Committee will have visited the site on 18th October 2010.
DETAILS OF PROPOSAL
The proposal is for extensions on the north and south wings of the property to form 11 additional bedrooms (i.e. increasing from 38 to 49 bedrooms). On the north side, the extension would be at first floor above the kitchen and other bedrooms and would comprise 4 bedrooms. It would result in a two storey building projecting approximately 9.4 metres along the shared boundary with 599 Lytham Road before stepping in and continuing towards the rear boundary. There would be approximately 17 metres between this extension and the rear boundary with Stony Hill Avenue properties. On the south side, the proposed extensions are at ground and first floor levels. At ground floor it links the existing outbuildings to the main property and extends them sideways into the garden. At first floor it results in a 11.1 metre long wall 1.9 metres away from the shared boundary with 605 Lytham Road and there would be approximately 20 metres between the first floor extension and the rear boundary. A ramp giving access to the lower part of the garden would also require relocating, resulting in the removal of one tree from within the garden.
The car parking layout at the front has been modified to make provision for a bin store to one side and a 1.8 metre wide pedestrian access to the front door of the property. There are still 10 managed car parking spaces proposed.
MAIN PLANNING ISSUES
The original change of use to a Nursing Home was granted in 1974 (74/1608 refers), the principle of the use and Policy BH24 is therefore not at issue. The main issue relates to the impact of the proposal on the neighbours in terms of residential amenity; a secondary issue relates to access and parking.
CONSULTATIONS
Head of Transportation :
No objection. Parking for the site is managed off-street and 10 no. spaces are available. A slight increase in vehicle trips can be expected for visitors due to the additional bedrooms however the proposal should not significantly increase vehicle journeys to the site. How is the site serviced, a small transit vehicle will be able to enter the site but longer wheel based vans will not be able to access the site and as a result I would expect larger vehicles to service the site from the road. Consider formalising a one-way system into the car park, appropriate markings and signs should be provided to facilitate this.
Blackpool International Airport: No objection, but require advice note regarding the use of cranes during construction to be included if the proposal is recommended for approval.
Executive Director of Adult Social Care & Housing: No comments received.
Commission for Social Care Inspection: No comments received.
Blackpool, Fylde & Wyre Health Services NHS Trust: No comments received.
Assistant Director of Mental Health & Learning Disabilities: No comments received.
Assistant Director of Commercial Services: No comments received.
Head of Housing & Environmental Protection Service:
I have now had the opportunity to consider this application and would ask that if planning permission is granted you consider attaching the following conditions: Before any plant or other equipment is used in the laundry room, a report shall be provided, to determine the impact of noise, steam or vapours, on the local residents and if necessary take the necessary measures to abate, in accordance with a scheme agreed with the Local Planning Authority. There shall be no service and delivery vehicles allowed at the premises before 8.00hrs or after 18:00hrs each day.
Blackpool Victoria Hospital NHS Trust: No comments received.
If any further comments are received, they will be reported in the update note
PUBLICITY AND REPRESENTATIONS
Neighbours notified 10th August 2010. Objections received from 605 Lytham Road; 115, 117, 121 & 123 (x 2) Stony Hill Avenue. In addition a standard letter has been received from 35 properties in the area, objecting to the proposal but not specifying any reason.
In summary, the objections relate to:
· proximity of the extensions, resulting in bedrooms overlooking their gardens with consequent loss of privacy
· overlooking to the property to the south
· restricted gateway width results in HGV's, ambulances and delivery vehicles parking on Lytham Road and obstructing driveways
· inadequate parking
· significant change from a small business to a large commercial institution which is out of context and proportion with the residential neighbourhood - overdevelopment.
· a tree survey should be submitted showing the boundary trees to be retained
· loss of light
· inaccuracies in the Design & Access statement regarding the character of the area
In response, the relevant matters are discussed in the Assessment section of this report
NATIONAL PLANNING POLICY AND GUIDANCE
None particularly relevant to this proposal
SAVED POLICIES: BLACKPOOL LOCAL PLAN 2001-2016
BH3 Residential and visitor amenity
LQ1 Lifting the quality of Design
LQ6 Landscape Design & Biodiversity
LQ14 Extensions and alterations
AS1 General Development Requirements
AS7 Aerodrome safeguarding
EMERGING PLANNING POLICY
Core Strategy Preferred Option (April 2010) -
S6- Quality of Place
S7- Climate Change & Sustainable Development
G3- Health & Education
G9- Energy Requirements of New Development
G10- Sustainable Design, Layout & Construction
ASSESSMENT
In terms of the impact on residential amenity, the proposed first floor bedroom windows are at least 17 metres away from the rear boundary with properties on Stony Hill Avenue, which is considered sufficient to protect privacy and would not result in any loss of light to neighbours. The trees within the garden along the rear boundary are not protected by a Tree Preservation Order as they do not contribute to the wider street scene. However I have requested, by condition, a tree survey which shows their retention in the neighbours' interests, and the agent has confirmed that they are to be retained. One tree in the middle of the site is proposed for removal to facilitate the relocation of the disabled access ramp.
The property to the south would not be overlooked by any new windows as this would be a blank wall facing them, however following officer concerns that the first floor extension as originally submitted would overdominate the occupants of the property (as it projected for nearly 12 metres along the shared boundary and would be highly visible), Committee requested that the amended proposal be returned to them for consideration of this aspect. The revised proposal is designed to reduce the overdominance of the neighbour, by moving the first floor extension away from the boundary with 605 Lytham Road by 1.9 metres and reducing the length to 11.1 metres, and is now considered acceptable.
Residents are concerned that the proposal constitutes a significant change from a small business to a large commercial institution which is out of context and proportion with the residential neighbourhood, however the majority of the extensions would not be visible from public areas and would not have a major impact in the street scene, which would remain largely residential in appearance.
With regard to access and parking, the 10 spaces indicated on the amended plan are considered sufficient for the expanded use, however because of the issues raised by neighbours and the Head of Transportation regarding access for ambulances etc. the agent has agreed to widen the access points and introduce a one-way system, which I have required by condition.
LEGAL AGREEMENT AND/OR DEVELOPER FINANCIAL CONTRIBUTION
N/A
HUMAN RIGHTS ACT
Under Article eight and Article one of the first protocol to the Convention on Human Rights, a person is entitled to the right to respect for private and family life, and the peaceful enjoyment of his/her property. However, these rights are qualified in that they must be set against the general interest and the protection of the rights and freedoms of others. In this instance, it is not considered that those rights will be significantly impacted on.
CRIME AND DISORDER ACT 1998
The contents of this report have been considered in the context of the Council's general duty, in all its functions, to have regard to community safety issues as required by section 17 of the Crime and Disorder Act 1998.
ADDITIONAL BACKGROUND DOCUMENTS
N/A
Recommended Decision: / Grant PermissionConditions and Reasons
1. / The development hereby permitted shall be begun before the expiration of three years from the date of this permission.Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990 (as amended).
2. / Prior to the development hereby approved being first brought into use, the applicant shall widen both access points to Lytham Road in accordance with a scheme to be submitted to and agreed in writing by the Local Planning Authority. The scheme shall include for the operation of a one way system and the provision of appropriate signage.
Reason: In the interests of highway safety in accordance with Policy AS1 of the Blackpool Local Plan 2001-2016.
3. / No development shall commence until the developer has furnished the Local Planning Authority with a tree survey indicating which trees, shrubs or hedges within the site are to be retained. No trees, shrubs, or hedges within the site which are shown as being retained on the survey shall be felled, uprooted, wilfully damaged or destroyed, cut back in any way or removed without the previous written consent of the Local Planning Authority; any trees, shrubs or hedges removed without such consent or dying or being severely damaged or becoming seriously diseased within 5 years from the completion of the development hereby permitted shall be replaced with trees, shrubs or hedge plants of similar size and species unless the Local Planning Authority gives written consent to any variation.
Reason: To secure the retention of trees, shrubs or hedges growing within the site which are of amenity value to the area, having regard to Policies BH3 and LQ6 of the of the Blackpool Local Plan 2001-2016.
4. / Prior to the development hereby approved being first brought into use, the car parking provision shown on the deposited plans shall be marked out and shall thereafter be retained.
Reason: In the interests of the appearance of the locality and highway safety, in accordance with Policies LQ1 and AS1 of the Blackpool Local Plan 2001-2016.
5. / Before any plant or other equipment is installed in the laundry room, a report to determine the impact of noise, steam and vapours, on the adjacent residents shall be provided to the Local Planning Authority; and if necessary appropriate measures to abate noise and/or steam and/or vapours shall be carried out and thereafter be retained in accordance with a scheme to be submitted to and agreed in writing by the Local Planning Authority.
Reason: To safeguard the living conditions of the occupants of nearby residential premises, in accordance with Policy BH3 of the Blackpool Local Plan 2001-2016.
6. / No servicing or delivery vehicles shall be allowed at the premises before 08.00 hours or after 18.00 on any day.
Reason: To safeguard the living conditions of the occupants of nearby residential premises, in accordance with Policy BH3 of the Blackpool Local Plan 2001-2016.
REASONS FOR RECOMMENDED DECISION