Agenda item

To consider the report of the City Development Manager.

Councillor Morse declared an interest because of her involvement as a Portfolio Holder and left the meeting during consideration of this item.

The Project Manager (Planning) (GM) presented the application for the change of use to winter night shelter and community facility for homeless people (Sui Generis). He responded to the comments of an objector suggesting issues to be covered by a proposed management plan for the shelter/day centre. The proposal involved renovation, provision of a bathroom and a change of use.

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

The City Development Manager explained that, as a sue generis use, the application was unique and did not fall within any use class. Planning permission was therefore required for all future change of use.

Fiona Darde, the General Manger of Hotel du Vin, spoke against the application. She raised the following points:-

• support need for a winter shelter for the homeless but believe that the location is unsuitable as there will be an adverse impact on the hotel, its visitors and neighbouring residential properties. The facility will overlook the hotel and have an adverse impact on business with problems of noise, disturbance and anti-social behaviour likely;
• the lack of outdoor amenities would result in clients congregating outside the centre causing problems as well as attracting individuals seeking to target vulnerable people;
• as the perimeter is fenced off, hotel guests using the Acorn car park will have to walk past the facility and will also feel intimated when leaving the hotel to visit the city centre;
• request a deferral for further information on the number of the City’s homeless; and
• if approved, a detailed management plan is necessary covering queuing at the entrance, congestion outside the building, security of the car park and storage of belongings and the facility should be closed if the management plan is not adhered to.

In response to a Member, she confirmed that she had met with the housing team at the City Council

Peter Denning, Chief Executive of Julian House, spoke in support of the application. He raised the following points:-

·         Julian House wish to support Exeter which had a significant problem with rough sleepers with between 20-30 sleeping rough most nights;

·         similar concerns had been raised from the traders in Market Street two winters ago to the night shelter in that street but had not been realised, The facility had been well managed with experienced staff and CCTV with staff meeting regularly with the traders;

·         the Acorn site was the best of 18 alternatives examined as it was a relatively anonymous site and close to the city centre. The manager had 15 years of experience having worked at six similar facilities and would meet with those who had expressed concerns including the Hotel management.

He responded as follows to Members’ queries:-

·         the night shelter would operate between 1 October and 31 March, to be used during the rest of the year as a day centre;

·         the Market Street shelter had witnessed a maximum of 29 sleepers in one night with typical figures being in the 20’s. Not all rough sleepers had sought to use the facility but many of those who had done so had been successfully moved to permanent accommodation;

·         there would be no risk of queuing as there would be a three to four hour window to receive clients; and

·         Julian House was responsible for the homeless team at CoLab and there would therefore be a joined up approach with this facility as well as St Petrocks.

The recommendation was for approval, subject to the conditions as set out in the report.

Members welcomed the proposal as a suitable solution to the significant problem of homelessness and rough sleeping in the City.

RESOLVED that planning permission for the change of use to winter night shelter and community facility for homeless people (Sui Generis) be APPROVED, subject to the following conditions:-

(1)        The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted.

Reason:  To ensure compliance with Sections 91 and 92 of the Town and Country Planning Act 1990.

(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 4 July as modified by other conditions of this consent.

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

(3)        The use hereby permitted shall not commence until the Local Planning Authority has agreed in writing a Management Scheme submitted by the applicant and the agreed measures have been put in place. The Management Scheme shall include the following: A) details of the management arrangements for the property, including procedures for dealing with (i) management problems, (ii) anti-social behaviour, (iii) noise and (iv) fires or other emergencies; and, B) the maximum number of bed spaces to be occupied at any one time. Occupation shall be managed in accordance with the approved scheme.

Reason: To help protect the existing residential amenity standards currently enjoyed by neighbouring properties.