Agenda item

To consider the report of the City Development Manager.

The Principal Project Manager (Development) (MH) presented the application for the reserved matters application (pursuant to outline permission granted on 27th April 2016, ref 14/2066/01) for approval of the layout, scale, appearance and landscaping of the Care Home and Assisted Living Apartments.

The Principal Project Manager (Development) stated that the height of the Care Home facing Exeter Road from ground to roof ridge was approximately 11 metres and that it was nine metres from the road side. He confirmed that the drainage would feed into the system provided within the adjoining residential scheme. He also advised that the standard condition to minimise disruption during the construction phase was included in the outline consent and would be in conjunction with that of the residential development.

Members were circulated with an update sheet - attached to minutes.

Mrs Neal spoke against the application. She raised the following points:-

• urge refusal with reasons given; 
• the Planning Inspector’s report after the Public Inquiry focused principally on strategic issues, and as the proposal under consideration was an outline application, little attention was given to the form, massing or scale of the development; 
• the Topsham Society has urged this committee not to be steamrollered into “rubber stamping” this application, simply because the original outline application appeal was lost, and to give it full and proper scrutiny;
• the frontage of the Care Home onto Exeter Road, which is the back of the building, is large and continuous with only uncharacteristic broad gables to break up the monolithic form. It is wholly out of character with the scale and grain of the surrounding small individual houses and terraces. The architects have provided an “off-the-peg” Care Home designed in London by people who have never been to Topsham - or possibly even Exeter;
• the Assisted Living block behind is simply colossal, up to four storeys high, of proportions, scale and architectural detailing fundamentally at odds with that of the town, especially at its fringe.  If approved it will blight the entrance to the town, not form a "gateway" as claimed by the applicant;
• the proposals should be significantly reduced in scale, but also any larger floorplate monolithic blocks moved to the core of the site so the site fringes may be mitigated by smaller scale general housing; and
• also under question is the fact that the Care Home frontage is now significantly closer to Exeter Road than shown in the outline application and the destruction of the Devon Bank which I believe has already been implemented.

Mr Dooley spoke in support of the application. He raised the following points:-

• Octopus Healthcare (OH) believe this site provides the perfect location for a new care and assisted living development, OH being a long-term investor in all forms of healthcare related activities with three primary healthcare facilities in the wider south west area. Looking to invest approximately £25 million into the local economy with 100 jobs created during construction;
• Aura Care Living will operate and manage the development, seeking to deliver a market leading service through age appropriate design coupled with market leading customer service;
• the development will benefit the local area as the assisted living development could enable people to down size which will free-up a wide number of family sized houses. It will offer excellent accommodation for the residents of Topsham who require care and support in their old age;
• after consultation at the rugby club and following comments from local residents, the layout of the site was re-designed by locating the care home on the frontage, two storeys in height, thus mitigating the larger mass fronting onto Exeter Road;
• the care home is set back nine meters from the site boundary, 12 meters from the edge of Exeter Road and is located more than 30 meters away from the front of the dwellings on the opposite side of the road. This will serve to retain the wide and open nature along Exeter Road;
• privacy is further enhanced with the inclusion of a “buffer zone” and private garden along the edge of Exeter Road. A varied building line will also help to break up the façade and, combined with balconies, provides interest and activity to the building;
• the assisted living scheme is set behind the care home, much further into the site and, as such, creates a hierarchy in scale with the bigger part of the development set away from the frontage of Exeter Road and largely screened by the care home;
• the assisted living supports an active lifestyle with good levels of amenity, including private gardens and large balcony areas. There are also communal living spaces to improve social interaction amongst the residents;
• the design creates high quality living space and encourages social interaction; and
• the proposals are in line with the outline planning approval.

He responded, as follows, to Members’ queries:-

• it was not an “off the shelf” scheme and the London based architects had visited the site on a number of occasions and were familiar with the locale. The company had a wide portfolio of homes and the Exeter Road site will be of a very high standard;
• it was not considered that the floodlights on the adjoining rugby club site would be an issue as they were infrequently used and faced away from the development. Rugby activity on a Saturday will be of interest to some residents; and
• no advice had been received from any consultees that the Devon Hedge along the boundary was protected.

Members welcomed the provision of a high standard facility for the elderly offering a range of care options although it was remarked that the care home itself would be somewhat overbearing fronting onto Exeter Road. They noted the proposals in respect of drainage and it was commented that the scheme was very well designed. In light of the recent Grenfell Tower tragedy, Members raised issues relating to fire safety. In particular, they referred to the likely use of mobility scooters and the possibility that they would be left in the corridors creating a hazard should a fire occur causing people to fall on trying to leave as well as obstructing fire fighters. In some developments, mobility scooters were known to be charged within corridors, in some cases with leads trailing into flats themselves.

The Principal Project Manager (Development) reported that part of the scheme would include sprinklers. With regard to mobility scooters, both parking spaces and charging points were to be provided in the underground car park.

Members, whilst commenting that regulations would change after Grenfell, felt that any concerns over fire safety should be addressed as a priority. They particularly referred to the need to ensure that quick evacuation in the event of fire would not be compromised and that the highest standard of escape routes were provided. This was important for this development and should also be a paramount consideration as further schemes were brought forward.

The recommendation was for approval, subject to the conditions as set out in the report and the additional condition set out in the update sheet.

RESOLVED that, planning permission for the reserved matters application (pursuant to outline permission granted on 27th April 2016, ref 14/2066/01) in respect of the layout, scale, appearance and landscaping of the Care Home and Assisted Living Apartments be APPROVED, subject to the following conditions:-

(1)        All conditions imposed on application number 14/2066/01 are hereby reiterated in as much as they relate to the development and have yet to be discharged in writing by the Local Planning Authority.

Reason: To safeguard the rights of control by the Local Planning Authority in respect of the reserved matters.

(2)        The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details received by the Local Planning Authority on 23rd June and 14th September 2017 including drawing nos. APL001 Rev B, APL 003 Rev B, APL004 Rev B, APL006 Rev B, APL007 Rev B, APL008 Rev B, APL009 Rev B, APL010 Rev B, APL011 Rev B, APL012 Rev B, APL013 Rev B, APL020 Rev A, APL021 Rev A, APL022 Rev A, APL023 Rev A, APL014 Rev A, APL015 Rev A, APL016 Rev A, APL017 Rev A, APL018 Rev A, APL019 Rev A, APL024 Rev A, APL025 Rev A and APL005 Rev B.

Reason: In order to ensure compliance with the approved drawings.

(3)        Samples of the materials it is intended to use externally in the construction of the development shall be submitted to the Local Planning Authority. No external finishing material shall be used until the Local Planning Authority has confirmed in writing that its use is acceptable. Thereafter the materials used in the construction of the development shall correspond with the approved samples in all respects.

Reason - To ensure that the materials conform to the visual amenity requirements of the area.

(4)        The development hereby approved shall not commence until details of the proposed finished floor levels and overall ridge heights of the buildings, in relation to an agreed fixed point or O.S datum have been submitted to, and been approved in writing by, the Local Planning Authority. Thereafter the development shall be completed in accordance with the approved details.

Reason: In the interests of the visual amenities of the area and the residential amenities of the occupants of surrounding properties.

(5)        Prior to the commencement of the construction of any of the buildings comprised in this application details of proposed bat/bird bricks to be incorporated into the building fabric shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented in accordance with the approved details.

Reason: To enhance the ecological interest of the site in line with guidelines set out in the Council’s adopted Residential Design SPD.

(6)        Prior to the installation of any mechanical building services plant, details of the plant shall be submitted to and approved in writing by the Local Planning Authority. The details shall include location, design (including any compound) and noise specification. The plant shall not exceed 5dB below the existing background noise level at the site boundary. If the plant exceeds this level, mitigation measures shall be provided to achieve this in accordance with details to be submitted to and approved in writing by the Local Planning Authority. (All measurements shall be made in accordance with BS 4142:2014).

Reason: In the interests of the amenity of the area, especially nearby residential uses. These details are required pre-commencement as specified to ensure that the plant will not give rise to significant adverse impacts on the amenity of neighbouring receptors.

(7)        Before the development commences, a scheme for the installation of equipment to control the emission of fumes and smell from kitchens serving meals to residents and visitors at the premises shall be submitted to, and approved in writing by, the local planning authority and the approved scheme shall be implemented. All equipment installed as part of the scheme shall be operated and maintained in accordance with the manufacturer’s instructions thereafter. (Further guidance on the required information is available in annex B of the DEFRA document ‘Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems’).

Reason: In the interests of the residential amenities of the future occupants of the buildings.

(8)        Prior to commencement of the development, the applicant shall submit for approval in writing a scheme for the ventilation of the underground car park area. The approved scheme shall be implemented in full prior to first use of the car park, and maintained thereafter.

Reason: In the interests of the health and residential amenities of the occupants of the building and users of the associated underground parking facilities.

(9)        Prior to commencement of the construction of any buildings comprised in this development the applicant shall submit for approval in writing by the LPA an Acoustic Design Statement. Any mitigation measures required shall be implemented in full prior to occupation of the development and be maintained thereafter. (The Professional Practice Guidance Note (ProPG): Planning and Noise for New Residential Development May 2017 (ANC, IoA and CIEH) describes the expected content and approach of an Acoustic Design Statement.)

Reason: In the interests of the residential amenities of potential occupants of the development.