DEVELOPMENT MANAGEMENT COMMITTEE 20 JUNE 2016 Case No: 16/00517/FUL (FULL PLANNING APPLICATION) Proposal: CHANGE OF USE OF DETACHED DWELLING TO

RESIDENTIAL CARE HOME (CLASS C2) INCLUDING SINGLE STOREY REAR EXTENSION AND ERECTION OF TWO DETACHED ANNEXE BUILDINGS PROVIDING 6 FLATLETS (CLASS C2) TO ALLOW SEMI-INDEPENDENT LIVING. CHANGE OF USE OF BUILDING TO STABLES AND CHANGE OF USE OF LAND TO HORSE KEEPING.

Location: GLEBE FARM GREEN LANE UPTON PE28 5YE Applicant: KINGSLEY HEALTHCARE GROUP Grid Ref: 517291 278779 Date of Registration: 11.03.2016 Parish: UPTON AND COPPINGFORD

RECOMMENDATION - APPROVE This application has been referred to Committee as the erection of new-build development in the countryside outside the built up area would be a departure from the Development Plan, and the Parish Council recommendation to refuse is contrary to the Officer recommendation to approve. 1. DESCRIPTION OF SITE AND APPLICATION 1.1 The approximately 2.3 hectare site is at the edge of the village of

Upton and backs onto open countryside. There are 2-storey dwellings opposite the site and a bungalow, Beavers Lodge, adjoins the access to the south-east.

1.2 The site includes:

* a detached 2-storey 4-bed dwelling near the front of the site with a single-storey element to the side, a front office wing and a large garden, * an access and large areas of hardstanding shared with: * a large building, behind the rear garden of Beavers Lodge, which is used for the dismantling and repair of machinery and associated storage, * land used for storage in connection with the building, * semi-improved grassland, scrub, hedges, trees and * two small ponds.

1.3 The site is approximately level. There are hedges on the perimeters

apart from the open boundaries with Beavers Lodge. 1.4 Access to the site is by means of Green Lane, which is narrow in part

but is wider in front of the site. The tarmacadam surface of Green Lane terminates at a gate south-west of the site and the lane extends

north-west into the countryside in the form of a grass bridleway. The bridleway is the Coppingford Lane County Wildlife Site (CWS) which was selected for its grassland community.

1.5 Built development in Green Lane is predominantly residential, with a

mix of 2-storey and 1 storey dwellings. However, there are farm buildings at Top Farm south-east of the site and the village hall further Green Lane.

1.6 The proposal is to:

* Change the use of dwelling with side store to residential care home (Class C2) providing 3 flats and communal accommodation with a single-storey rear extension and infill link between the house and side store, * erect two detached single-storey annexe buildings providing 6 flats and communal accommodation (Class C2) to allow semi-independent living, * Change of use of the machinery dismantling and repair building to stables for equestrian use of the future residents of the premises and * Change of use of land to the rear to horse keeping.

1.7 The application is accompanied by a Planning Statement with letter

from the applicant and Supporting letter from the Cambridgeshire Learning Disability Partnership, Design and Access Statement, Ecological surveys and Desk Top Flood risk assessment, Environmental Risk Assessment regarding contamination.

1.8 The planning agent advises the Kingsley Healthcare Group (the

applicant) was founded in 1999 and has over 1000 staff providing care for over 700 residents across the UK. They have operated a care home with semi-independent living units similar to the proposal at Decoy Farm in Norfolk since 2008. They support people with complex needs and behaviour that may challenge, including people previously detained under the Mental Health Act and those discharged from hospital on a community treatment order or guardianship order.

1.9 The converted dwelling would provide specialist learning disability

care for three guests and the extension would provide a larger kitchen and communal living/dining area. The 2 new buildings would each provide 3 flats and communal space. Laundry and principal cooking/eating area is to be shared with the main care home building.

1.10 The Planning Statement accompanying the application indicates

there would be 24 hour care with 11 full time and 4 part time staff with an ‘additional 40 full time equivalent support workers depending on needs’.

1.11 The applicant clarifies that:

* the number of staff normally on site each day over a typical week may vary depending upon individual resident needs. * On shift each day are likely to be: 11 staff: 6 x Support workers – in staggered shifts (not all working at the same time) between 07-00 and 20-00 hours 2 x Nurses – overlapping shifts between 07-00 and 20-00 hours 1 x Manager 1 x Maintenance

1 x Stable staff. * The day staff are likely to travel by car and make 2 trips each (arriving and leaving at end of shift). * A ‘staff vehicle’ may be used up to 3 times each day, generating 6 vehicle trips. * On shift each night are likely to be: 4 members of staff – between the hours of 20-00 and 08-00 hours likely to drive by car and will make 2 trips each (entering at start of shift and leaving at end of shift): 3 x Support workers + 1 x Nurse

1.12 The exact ratio would depend upon the needs of the people who

come to live at the site but based on Decoy farm, expect; -Majority of clients would have 1:1 support in the home for a portion of the day but not the whole day (daytime) -1 staff member may support perhaps up to 3 people for a part of the day (daytime) -Nights -approximately 1 staff to 3 people plus a Nurse between 9 people -For community outings (i.e. outside the home) some people may require 2:1 support and others 1:1.

1.13 The applicant has submitted a revised parking layout which shows

space for 12 cars and a minibus. The Parish Council and third parties have been consulted on the revised parking plan.

1.14 A new hedge is proposed to define the back of the proposed

residential curtilage and landscaping is proposed along the boundary with Beaver Lodge.

1.15 No internal layout of the barn has been provided but the applicant

proposes an indoor sand school office, feed/hay store and tack room in the existing building.

2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (2012) sets out the three

dimensions to sustainable development - an economic role, a social role and an environmental role - and outlines the presumption in favour of sustainable development. Under the heading of Delivering Sustainable Development, the Framework sets out the Government's planning policies, the most relevant of which for this application are: - promoting sustainable transport - delivering a wide choice of high quality homes - requiring good design - promoting healthy communities - conserving and enhancing the natural environment

2.2 Department of Health ‘Services for people with learning disabilities

and challenging behaviour or mental health needs’ October 2007(revised edition).

2.3 Department of Health ‘Winterbourne View review Good practice

Examples’ including Cambridgeshire Case Study (2012) 2.4 BS5837:2012 Trees in relation to construction

For full details visit the government website https://www.gov.uk/government/organisations/department-for-communities-and-local-government 3. PLANNING POLICIES 3.1 Saved policies from the Huntingdonshire Local Plan (1995)

• En17 – Development outside village environmental limits • H23 – Housing outside village environmental limits • CS5 – Health and social care • E8 - Small scale employment in village limits – employment

needs, character, amenities, infrastructure • E10 - Reuse of buildings • H30 – Commercial activities and amenities • H31 - Residential privacy and amenity standards • H43 – Specialised housing • R2 - Recreation facilities • H37 - Pollution • En18 – Trees and hedges • En20 – Landscaping • En22 - Nature and wildlife conservation • En23 - Nature conservation areas • En25 - General Design Criteria • T18 - Access • T19 – Pedestrians

3.2 Huntingdonshire Local Plan Alterations (2002):

• HL5- Quality and Density of Development • HL10- Housing provision to reflect range of local community

need 3.3 Huntingdonshire Local Development Framework Core Strategy

(2009): • CS1 - Sustainable development in Huntingdonshire • CS3 - The Settlement Hierarchy

3.4 Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013) (HLP 2013):

• LP 1 - Strategy and principles for development • LP 10 - Development in Small Settlements • LP 11 – Relationship between built up area and countryside • LP 13 - Quality of Design • LP 14 – Reducing carbon dioxide emissions • LP 15 - Ensuring a High Standard of Amenity • LP 17 - Sustainable Travel • LP 18 - Parking Provision • LP 22 - Sport and leisure • LP 23 – Local services • LP 24 – Housing mix • LP 26 – Homes in the countryside • LP 28 – Biodiversity and protected habitats and species • LP 29 - Trees, Woodland and Related Features

3.5 Supplementary Planning Documents (SPD): • Huntingdonshire Design Guide SPD 2007. • Huntingdonshire Landscape and Townscape Assessment

SPD 2007. Local policies are viewable at https://www.huntingdonshire.gov.uk 4. PLANNING HISTORY 8001207POTHER Dwelling and garage approved 1980.

8100667REM Layout design external appearance of building and means of access approved 1981. 8500008FUL Change of use to agricultural machinery dismantler and exporter, and erection of building refused 1985, appeal allowed 1985. 8801691FUL Extension to building for new office and storage approved 1988.

5. CONSULTATIONS 5.1 Upton and Coppingford Parish Council (PC): ORIGINAL PLAN: RECOMMEND REFUSAL (COPY ATTACHED): The PC’s comments can be summarised as follows:

1. Development plan a) Change of use of detached dwelling and garden The conversion of the house to a business with nine flats is unacceptable. The proposed 6 flats in outbuildings would be located just outside of the village development boundary. Granting permission would create a precedent. The application provides only disbenefits to the village. b) Change of use of building to stables and change of use of land to horse keeping is acceptable. 2. Traffic + Roads and parking The traffic generated by the business (55 staff, relatives, suppliers, etc.) needs to go down a narrow, winding, dead end country lane with no pavement and the plan only allows for 9 parking places. The end of Green Lane leads directly onto a public bridleway and a farm track. This provides essential access to large farm machinery (e.g. tractors and harvesters) needed to work the land. In addition, people travel to the village to enjoy this county wildlife site (CWS) and park cars along the lane. Any increase in parking will cause significant problems to residents, walkers and farmers. Upton village residents walk on the road with families and dogs to access and enjoy the public bridleway and other walks. They walk on the road as Green Lane is narrow (particularly where it bends - blind) and has no pavements. Any increase in traffic will increase the risk of accidents. REVISED PLAN: Whilst the additional parking of 4 extra spaces is recognised, this does not detract from the original concerns provided to HDC on 19th April 2016 (COPY ATTACHED).

Officer comment: The PC’s comments are addressed in the main body of the report.

5.2 Cambridgeshire County Council (CCC)Highways: No objections

regarding the proposed vehicle movements associated with this application.

Although the road network is in most places single track in nature there are numerous accesses that can and are being used as passing places. The village has two approach roads to disseminate the minimal extra traffic with only the approach road being used by all to access the site, and although this is also single in nature also has accesses and because of the bend the vehicles are travelling at low speeds. Therefore on balance and given the possible existing use that will cease, I have no objections as the minimal extra movements would be unlikely to affect highway safety, or capacity of the network.

I would recommend that the stabling element be condition for use by the residents only, thus stopping further possible movements associated with commercial stabling.

5.3 CCC Rights of Way: No objection subject to informatives regarding

Public Bridleway adjoining site. 5.4 Bedfordshire and Cambridgeshire Wildlife Trust: Comments: -No

objection regarding great crested newts protected species. - The proposals should assess any potential impacts on the adjoining Coppingford Lane County Wildlife Site (CWS), selected for its grassland community e.g. from increased bridleway usage.

5.5 HDC Housing: Specialist Housing Officer: Recommend approve. 5.6 HDC Environmental Protection Officer: no objection regarding

contamination subject to condition on contamination risk assessment (and if necessary a remediation strategy). Recommend approve equestrian activity subject to conditions on manure and stable waste handling.

5.7 HDC Operations: No wheeled bin unilateral undertaking is required. 6. REPRESENTATIONS 6.1 * 1 No objection from Beavers Lodge, Green Lane: - note Glebe Farm

has been used by container traffic, tractors, diggers and deliveries for over 30 years.

6.2 * Objections from 28 properties: 8 in Green Lane, 19 in Main Street

and one from outside Upton and 6.3 * A petition of 58 signatures objecting to the proposal, from within and

outside Upton, some of whom have submitted individual objections:

- proposed development is partly outside the village boundaries, contrary to policies - harm to peace and safety - this type of accommodation and rehabilitation is necessary but Upton has too small a population base and no facilities such as a

park other than the Village Hall and Church for integration. Risk residents becoming trapped and institutionalised - The development would overwhelm the village and is completely out of keeping with its nature/character - only infill housing development is allowed - Conflicts with NPPF and policies: not sustainable: Only highly skilled jobs so not going to be local employment, no facilities for the residents, no social enhancement, all will need to use cars to travel - design: out of proportion, 600% increase in built footprint - Healthy inclusive communities - intensification of traffic would reduce use of Green Lane by residents and others for exercise - The intensive proposal and location in Upton will have a significant detrimental impact such that it outweighs any benefit or objective of the National and Local policies - Note loss of occupied dwelling and associated tractor business - harm to the character of the environment, residential amenity, highways safety, unsustainable use with unacceptable off street parking - has adequate attention been paid to Great Crested Newts? - The care home will care for patients with some of the most challenging conditions and may require physical restraint but there is little information regarding the security of the care home and how the wellbeing of neighbours and passers-by has been considered - Proposed staffing levels are unclear and incorrect - the true level of staffing needs to be identified. - site unsuited to care home – noise/activity from heavy machinery/farm activity on road and nearby grain store. - Decoy Farm is more isolated and is not similar to Upton - The applicants have not liaised with the village prior to the submission of the planning application, which is at odds with their emphasis on integrating alongside communities for a successful care home - Highway hazards with increased night traffic without street lights. - narrow road with no footpaths and two very sharp bends. The road serves housing and is well used by walkers, joggers and riders connecting to the public bridleway-hazards to pedestrians and patients. - need more safety measures (lighting and paths) - inadequate car park for staff, residents, visitors, and service deliveries and stables traffic - on-street parking capacity is limited - may obstruct access for farm vehicles - limited bus service so staff, visitors and patients will need cars - encroachment on driveways and verges by passing vehicles may worsen - inadequate consideration for sustainable drainage systems - asphalt surfaces proposed - traffic air pollution - history of oil contamination - concern about future expansion and impacts - inadequate information about horses and stabling- are they for patients or a commercial livery with staff? - concern about horse muck on roads - damage to public rights of way - Lack of safe horse exercise space as only 1 bridleway in vicinity - housing would suffer from the horse smell and dirt

- revised car park layout does not resolve concerns about inadequate on-site parking and manoeuvring spaces.

7. ASSESSMENT 7.1 The main issues to consider are:

* principle of development at this edge of smaller settlement/ countryside location

* character and appearance of the area and countryside * highway safety, traffic and parking * amenities of existing residents * impact on protected species and adjoining county wildlife site Principle of development i) Change of use of dwelling to Class C2 care home with rear

extension and new buildings and extension of hardstandings. 7.2 The existing dwelling and proposed enlargement of the parking area

are considered to be in the built up area of the village and so the car park extension is acceptable in principle, subject to the other matters being satisfactorily addressed.

7.3 The proposed single-storey extension, projecting approximately 5m to

the rear of the house, is acceptable in principle, subject to other matters being satisfactorily addressed.

7.4 The NPPF and relevant adopted and emerging local policies seek

development in sustainable accessible locations. As Upton has few facilities and a poor public transport service, the location is not the most sustainable, and conflicts with the supporting text for policy H43 of the Huntingdonshire Local Plan (1995) which at paragraph 2.122 refers to support for specialised housing which is integrated with existing communities. Therefore, the principle of use as a care home in this location has to be adequately justified.

7.5 The two proposed detached buildings are considered to be outside

the built up area of the village and in the countryside, where development is generally restricted and these have to be justified too.

7.6 Class C2 uses are not essential countryside developments permitted

by policies En17 or H23 of the Huntingdonshire Local Plan (1995) or by LP11 of the Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013), a community project supported by policy LP4 or a development satisfying the criteria of LP26 (which include affordable housing essential rural housing and dwellings of exceptional design). The proposal is therefore a departure from the Development Plan.

7.7 However, there is a need for this kind of facility which would be

supported by policy CS5 of the Local Plan (1995) subject to environmental and traffic considerations. A care home would often be best located in a more accessible location to allow staff and visitors to use public transport, rather than rely on motor journeys to access a fuller range of community facilities. However, in this case, the applicants advise that the particular needs of the clients, who will all have very high support needs, will not access shops and local facilities independently, and the benefits of this rural location, such as

space and the rural setting, low density of the surrounding area, and scope for equestrian activity will be of benefit for this client group, and outweigh the potential disadvantage of the lack of access to local shops and facilities. The applicant advises that at Decoy Farm the ‘almost self-contained’ apartments are suited to those requiring their own space and who find excessive interaction with others distressing at times.

7.8 The applicant suggests:

* their operation at Decoy Farm in Norfolk is a success as its isolated location allows a calm setting, minimises more negative stimuli and helps provide suitable space for fruit and vegetable growing and keeping small animals. * they use learning disability and mental health nurses for extensive knowledge, skills and support and physical intervention is rarely used, * such a development allows clients to progress and some to move on * aim prevent readmission of clients to hospital and has been successful at Decoy Farm.

7.9 In light of the above, it is considered that the proposal can be

considered as a suitable departure from/exception to policy as the proposal is supported by HDC Housing’s Specialist Housing Officer and by the Cambridgeshire Learning Disability Partnership (CLDP) for the following reasons: * The CLDP advise that 13 adults with complex learning disability were unable to be accommodated close to family members in Cambridgeshire in the past 3 years as there was no specialist provision in the county, * the CLDP support the proposals to help accommodate people nearer to their relatives, * the Cambridgeshire Learning Disability Partnership ‘Making Change Happen’ Commissioning Strategy 2013-16-vision and plan encourages ‘Exploring increased provision of services within the county for people with learning disabilities including children, to reduce the need for high cost out of county placements’. * the Alder Report (2012) commissioned by the Eastern Region Strategic Health Authority which includes an analysis of current housing opportunities in Cambridgeshire, recommended that: 1. The out of county work to review placements and consider bringing people back to Cambridgeshire should continue. * the care home will increase the provision of specialist accommodation within the district for adults with a severe learning disability, * it will result in local people with a complex learning disability including those with profound and multiple needs, for whom there is a lack of appropriate housing within the district, being able to return to have their needs met in Huntingdonshire. * The rural setting will provide opportunities for improved health and wellbeing of guests with a range of mental health issues whilst promoting social interaction within the site. * in future local people with this form of severe disability may be less likely to have to be housed out of the County. * the applicants appear to satisfy the criteria on page 29 of the Winterbourne View Review Good Practice Examples 2012 which relates to topics such as ‘Selecting the provider organisations which have a successful track record in crisis related support, identifying

commissioning staff and care managers who have an interest in crisis related work, pre-planning with accommodation providers, having a local behavioural support team and allowing elements of discretion in the flexible use of funding would do much to contribute to securing stability in the lives of people with learning disabilities approaching or experiencing a crisis’.

7.10 In addition, Page 45 of the same report talks about scenarios where

sending people out of area into hospital or large residential settings can cause real harm to individuals by weakening their relationships with family and friends and taking them away from familiar places and community. It can damage continuity of care. It can also mean putting people into settings which they find stressful or frightening. This can damage mental health or increase the likelihood of challenging behaviour arising. It goes on to state that the reasons for sending any individual out of area should always be clear and compelling; and finally * the creation of additional jobs with the construction and operation of the new facility is welcomed and accords with policy E8 subject to the other aspects such as impact on character, amenity being assessed.

ii) Stables and horse keeping 7.11 Subject to the impact on the adjoining county wildlife site being

satisfactorily addressed, the change of use of the rear part of the site (from approximately the line of the back garden boundary of Beaver Lodge) and the tractor building to equestrian-related activity for use for by the residents is acceptable in principle being a suitable countryside recreation activity with health benefits and complementing the care home use. The loss of existing commercial floor space with employment potential in the rear building in the countryside is acceptable in this case.

7.12 The use of the stables and horses/ponies can be restricted to the

occupiers of the C2 units to reflect the submitted proposal and to limit traffic to the site and for the avoidance of doubt.

7.13 Although a key part of the justification for the new units is the

opportunity it provides to accommodate Cambridgeshire residents, it is considered to be unreasonable to impose a condition to restrict the occupation of the unit to only Cambridgeshire people.

7.14 It would however be reasonable to exclude by condition the other

uses permitted by Class C2 of The Use Classes Order and Class T of Part 3 of Schedule 2 of The Town and Country Planning (General Permitted Development) (England) Order 2015 as they allow use includes several uses other than care home to reflect the specific proposal and to allow the LPA to control other uses such as Use as a hospital/nursing home, residential school, college or training centre and state-funded school or registered nursery because the proposed use is being recommended for approval as a departure from the development plan for the particular reasons set out above and to limit the traffic levels.

7.15 It is concluded that the proposal is acceptable in principle, and is

adequately justified, for the reasons given above, and accords with the encouragement in the NPPF for the delivery of a wide choice of

high quality homes policies CS5 and R2 of the Huntingdonshire Local Plan (1995) and HL10 of the Huntingdonshire Local Plan Alterations (2002), subject to the other matters being satisfactorily addressed.

Character and appearance of the area and countryside 7.16 The proposed rear extension to the existing dwelling is of acceptable

position, scale and design and will not have a significant impact on the character and appearance of the area. The external materials of the extension are to be timber cladding with a zinc fascia and flat roof. The materials will differ from the brick and tiles of existing building but this is acceptable. The proposed infilling of the short link between a side store and the house will be acceptable subject to external materials to complement the existing building, which can be conditioned.

7.17 The two new buildings and associated activity outside the built up

area will erode the rural character of the area. However, as the principle is considered to be acceptable as set out above, and the buildings are single-storey, subservient in scale to the main building, of acceptable contemporary design and scale, satisfactorily located near to the existing building and with adequate space retained around the buildings for landscaping, it is considered that no undue harm will arise to the character and appearance of the countryside, subject to suitable external materials.

7.18 The proposed external materials - buff brick, timber cladding, grey

aluminium joinery and zinc roofs for the two new buildings will not match the existing house but the materials will complement the extension. As there is mix of external materials in Green Lane, the proposed materials are considered to be acceptable.

7.19 The proposal will entail the removal of the open storage of vehicles

towards the back of the site. The introduction of horses and ponies is acceptable. No external changes to the rear outbuilding have been proposed.

7.20 The proposal is likely to increase the traffic to and from the site and

the number of vehicles parking at or near the front of the site and will decrease the number of vehicles parked or stored at or near the rear of the site. Bearing in mind the existence in Green Lane of 18 dwellings including the house at Glebe Farm) and the agricultural buildings of Top Farm and the village hall, and the existing use by vehicles, walkers, joggers and riders the proposed intensification of traffic along Green Lane is not considered to be so harmful in terms of impact on the character of the lane as to merit the refusal of the application.

7.21 The intensification of parking at the front will contrast with the lower-

key uses and parking at nearby properties but is not considered to be unduly harmful or intrusive, subject to the retention of the hedges and introduction of the proposed hedge along the boundary with Beavers Lodge.

7.22 Conditions can secure the retention of the perimeter hedges and

proposed new soft landscaping behind the site and along the south-eastern boundary.

7.23 It is considered that the proposal represents a good quality design

and layout. In view of the need identified for the specialist accommodation in the county, the proposal is considered to be acceptable in terms of its effect on the character and appearance of the area and countryside and satisfies policies CS1 En25 of the Adopted Huntingdonshire Core Strategy 2009, HL5 of the Huntingdonshire Local Plan Alterations (2002) and emerging policy LP1 LP13 of the Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013).

Highway safety, traffic and parking 7.24 Green Lane is narrow in part, with no street lights, no pedestrian

segregation and no on-street parking restrictions. 7.25 The authorised use of the site is as a dwelling and for agriculture and

agricultural machinery dismantler and exporter with storage and the access is satisfactory and is to be unaltered.

7.26 The agricultural machinery dismantler and exporter use appears to

have been wound down and so the new use would be likely to entail there would more traffic and fewer large vehicles visiting the site.

7.27 The revised parking layout shows space for parking 12 cars and a

minibus. The applicant advises that no residents will require access to a motor vehicle.

7.28 The applicant considers that the level of parking provided at the site is

adequate to serve the needs of the Care Home and its staff/visitors on the basis of their experience with Decoy Farm. The applicant is also willing to consider a car share incentive for staff to encourage fewer vehicle movements. This can be encouraged but is not considered to be such an important factor that it is essential that car sharing is conditioned. Cycle parking can be secured by condition to encourage alternatives to motor journeys.

7.29 The stables and horses are to be used by residents of the C2

premises rather than other parties, which can be conditioned to limit the traffic to the site/stables.

7.30 It is considered that the parking and turning provision is acceptable

but that it would not be harmful if occasional on-street parking arose due to the width of the road outside the site.

7.31 The Parish Council and third party concerns about traffic have been

carefully considered but CCC Highways advise that in view of the history of uses at the site and the acceptable scale of the proposed development, the proposal is acceptable in terms of impact on highway safety.

7.32 The NPPF affirms that significant highways impact is the only

consideration that should prevent development coming forward in highway terms. The proposed parking provision appears reasonable and the proposal would not have such a significant impact on highway safety as to merit the refusal of the application.

7.33 The site is not in a very sustainable location, thus being likely to entail motor journeys for staff and visitors. However, the need for this kind of C2 accommodation in this county and the requirements for the particular residents for space and quiet justify the proposal. The proposal is considered to satisfy the NPPF, policies T18b and c and T19 of the Huntingdonshire Local Plan (1995), and policies LP17 and LP18 of the Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013) (HLP 2013)

Amenity of neighbours 7.34 The main issue is the impact on the neighbours of the activity

associated with the C2 accommodation. 7.35 The C2 accommodation will intensify activity on the site with the

extension and two new buildings, compared to the current use as a dwelling and agricultural machinery exporter, especially since the latter use has partly been wound down.

7.36 The proposal will increase activity and disturbance, including the

noise of cars and conversations and light from car lights, near the house and on the access next to the open boundary with Beaver Lodge and opposite 1-6 Green Lane. The activity will include 9 residents and the 24-hour staffing and associated shift pattern to care for the 9 residents. However, it is considered that the extra activity, need not entail undue disturbance or harm to the amenities of the neighbours, as there is adequate separation distance between the properties and the existing front hedge and the new south-east side hedge will help to act as a screen.

7.37 The privacy of the occupiers of Beaver Lodge to the south-east side

will be enhanced by the proposed landscaping as it grows along the boundary.

7.38 A condition can ensure the stables and grazing are only used in

association with the occupiers of the proposed accommodation on the site as proposed, for the avoidance of doubt and to minimize potential for traffic from other non-residents.

7.39 The Environmental Health Officer has no amenity objections to the

horse-related activity on the site and conditions can address manure and waste on site.

7.40 The extra activity and activity on Green Lane with traffic going to and

from the site is not considered to be so significant as to cause undue harm to the amenities of residents further from the site. It is not considered that traffic air pollution would be so significant as to reasonably refuse the application.

7.41 There will be no materially harmful impact on neighbour amenity and

the landscaping of the boundary with Beaver Lodge will, in time, enhance the privacy and amenity of the occupiers of that property. The proposal satisfies policies CS5 and H31 of the Huntingdonshire Local Plan (1995) and LP15 of the HLP 2013.

Protected species 7.42 Adequate information has been submitted to confirm that great

crested newts are not present in the two ponds on the site and the Wildlife Trust does not object to the proposal regarding great crested newts.

7.43 A condition can secure a site clearance and construction method

statement to prevent any adverse effects upon reptiles on the grounds during the construction process.

7.44 The applicant has commissioned an assessment of the potential

impacts on the adjoining Coppingford Lane County Wildlife Site (CWS), selected for its grassland community e.g. from increased bridleway usage. The report is awaited and the results will be reported to Committee.

7.45 The applicant has agreed to a condition to enhance biodiversity at the

site with suitable landscaping and bat and bird boxes. 7.46 Subject to the submission of a satisfactory assessment of the

potential impacts on the adjoining Coppingford Lane County Wildlife Site (CWS) it is considered that the proposal will satisfy policies En22 En23 of the Huntingdonshire Local Plan (1995) and LP28 of the HLP 2013.

Other matters 7.47 * Safety and fencing - no fences or site perimeter gates are proposed.

The safety of future residents and neighbours is considered to be a site management rather than a planning matter. * A condition can address the potential contamination at the site. * Surface water - the applicant can be encouraged to ensure that the surface water rate was no worse than the current ‘greenfield’ rate with sustainable drainage systems. * Sustainability/ ‘green’ measures - the proposal includes photo voltaic panels. Water conservation measures such as water butts can be secured by condition. * Future expansion - each application is considered on its own merits and therefore granting permission for this scheme for 9 residents should not be considered as creating a precedent for further expansion at the site.

Conclusion 7.48 The proposal helps to address an identified need for specialist care

accommodation in the county and is considered to be acceptable for the reasons set out above. It is considered that, on balance, the public benefits of the proposal, for 9 residents requiring care, with the associated staffing and care, outweighs the minor level of harm as set out above and merits approving the departure from the development plan for the development of the existing building

7.49 Taking national and local planning policies into account and having

regard for all material considerations, it is recommended that planning permission be granted for the development as proposed for the reasons set out above, subject to the satisfactory assessment of the

potential impacts on the adjoining Coppingford Lane County Wildlife Site.

8. RECOMMENDATION - That powers be delegated

to Head of Development to APPROVE application 16/00517/FUL subject to receipt of a satisfactory assessment of the potential impacts of the development on the adjoining Coppingford Lane County Wildlife Site. The permission will be subject to conditions to include the following:

• Standard time limit • Development as approved plans • Restrict residential buildings to Class C2 use • Contamination investigation to be carried out • Materials for link, extension and new buildings to be submitted • Parking to be provided/retained as per plans • Retain hedges/landscaping • Manure and stable waste handling • Stables and horse keeping associated with use by Class C2

residents • Construction method statement regarding reptiles

If you would like a translation of this document, a large text version or an audio version, please contact us on 01480 388388 and we will try to accommodate your needs. CONTACT OFFICER: Enquiries about this report to Sheila Lindsay Development Management Officer 01480 388247

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Huntingdonshire DC Public Access

From: Caroline Bradley <uptoncoppingfordpc@aim.com>

Sent: 19 April 2016 13:00

To: DevelopmentControl

Subject: FAO Sheila Lyndsay Glebe Farm planning application 16/00517/FUL

Dear Sheila

At the Parish Council meeting on 18th April 2016, 50+ residents attended (roughly a third of the Upton population) and were all given the opportunity to speak. They were, overwhelmingly, in favour of rejecting the proposed application.The Parish Council, having heard the residents views, unanimously, agreed to recommend REFUSAL for the following reasons:

1. Development plan (including the local plan or neighbourhood plan)

The site, as far as we can see, consists of two entities, one is a four bedroom detached house and garden, and the second is a tractor business in a larger area of land. Views on this application, therefore, need to consider the two entities as follows:a) Change of use of detached dwelling and gardenThe conversion of the house to a business which has nine flats is not acceptable in this part of the village. The proposed 6 flats in outbuildings would be located just outside of the village development boundary. Granting permission for the house to be converted to 3 flats with communal area, as well as 6 flats in a back garden outside of the village development boundary, would create a precedent. There are other gardens and field areas in the village which could potentially be built on, if this application is granted.The Parish Council recently supported a planning application on Upton Hill Road Ref. Numbers: 1401101OUT and 1401102OUT which lay just outside the development boundary because it would benefit the village by improving the site. This application was refused despite the potential benefit to the village. In contrast, the application for Glebe Farm provides only disbenefits to the village.b) Change of use of building to stables and change of use of land to horse keepingThe conversion of the tractor business and its building to stables and change of use of land to horse keeping, is by itself, acceptable. It would seem to be an appropriate use in a country area, particularly, as it is located right next to a public bridleway.2. Traffic + Roads and parking

The traffic generated by the business (55 staff, relatives, suppliers, etc) needs to go down a narrow, winding, dead end country lane with no pavement and the plan only allows for 9 parking places.The end of Green Lane leads directly onto a public bridleway and a farm track. This provides essential access to large farm machinery (e.g. tractors and harvesters) needed to work the land. In addition, people travel to the village to enjoy this county wildlife site (CWS) and of necessity, they park cars along the lane. Any increase in parking will cause significant problems to residents, walkers and farmers.Upton village residents walk on the road with families and dogs to access and enjoy the public bridleway and other walks. They have to walk on the road as Green Lane is narrow (particularly where it bends - blind) and has no pavements. Any increase in traffic will increase the risk of accidents.

Yours sincerely

2

Caroline BradleyClerk to the Parish of Upton & Coppingford

1

Huntingdonshire DC Public Access

From: Caroline Bradley <uptoncoppingfordpc@aol.co.uk>

Sent: 13 May 2016 13:29

To: DevelopmentControl

Subject: FAO Sheila Lindsay Glebe Farm Upton 16/00517/FUL

Dear Sheila

The Parish Council discussed the alternative parking layout, as per your letter of 28th April.The Parish Council's comments are:

Whilst the additional parking of 4 extra spaces is recognised, this does not detract from the original concerns provided to HDC on 19th April 2016.

Yours sincerely

Caroline BradleyClerk to the Parish of Upton & Coppingford

Application Ref: 16/00517/FUL© Crown copyright and database rights 2016

Ordnance Survey HDC 100022322

1:3,500Scale = Date Created: 07/06/2016

Development Management Panel

Location: Upton

KeyThe SiteListed BuildingConservation AreaCambs Wildlife Sites Areas

1

2

3

4

5

6

7

8

9

10

11

12

Existing Vegetation

Demolished Vegetation

Proposed Vegetation

Kingsley Healthcare Ltd.

CLIENT

JOB

SCALE PAPER

DRAWING

DATE

JOB DWG REV

REV CHKDATE AMENDMENTS

P00 CR Submitted for comment

N

DO NOT SCALE FROM THIS DRAWING ALL DIMENSIONS TO BE CONFIRMED ON SITE BY THE CONTRACTOR PRIOR TO CONSTRUCTION

NOTES

S:\Jobs\Current\8164 Glebe Farm, LD Unit for Kingsley Healthcare\K-Drawings\03-Current drawings\AA-Master\01-Plan\Site Planrev.dwg /003 Site Plan Proposed/ISO full bleed A1 (594.00 x 841.00 MM) /Toby Mackrill/4/26/2016 5:27 PM

50 St Andrews Street Cambridge CB2 3AH

email: info@feildenandmawson.com www.feildenandmawson.com

01223 350567

1 Ferry Road Norwich NR1 1SU 01603 629571

21-27 Lamb's Conduit Street London WC1N 3NL 020 7841 1980tel:

tel:

tel:

XXX°

© COPYRIGHT FEILDEN+MAWSON LLP

A1/A3

Proposed Site Plan

Jan 16

8164 003 P02

PLANNING

1.100/1.200

BLUE - PROPOSED

0

1m

2m

3m

4m

5m

10m

20m

1:100 SCALE BAR

04.02.2016

Extension and alteration of Glebe Farm,

Upton to form specialist learning disability

home.

BLACK - EXISTING

P01 SM Suggested location of AHP08.03.2016

P02 SM Submitted for comment09.03.2016

1500x2100

double bed

420x560

bedside

table

420x560

bedside

table

640x1120

wardrobe

1500x2100

double bed

420x560

bedside

table

420x560

bedside

table

640x1120

wardrobe

1500x2100

double bed

420x560

bedside

table

420x560

bedside

table

640x1120

wardrobe

--.--

D

C

--.--

A

--.--

--.--

B

C

--.--

1500x2100

double bed

420x560

bedside

table

420x560

bedside

table

640x1120

wardrobe

--.--

E

1800

ELEVATION A

Zinc roof Buff brick

Timber cladding

Raised planter for residents Extension to existing house

Zinc fascia

above painted

metal channel

Timber cladding

Zinc fascia

above painted

metal channel

ELEVATION C

3 parking spaces

adjacent to existing

house

Gate into communal

terrace garden

Flat roof

Brick

Clay pan tiles

Timber

Cladding

Zinc fascia

above painted

metal channel

Timber

Cladding

Zinc fascia

above painted

metal channel

2800

4463

ELEVATION D

Glazing with view over

communal terrace

garden

Existing hedge

Aluminum faced timber

windows

Timber fascia

Buff brick

Zinc roof

ELEVATION B

Zinc fascia

Existing hedge

Buff Brick

Timber cladding

Zinc roof

Timber claddingZinc fascia

above painted

metal channel

ELEVATION E

Bi-fold doors

Flat roof

Clay pan tiles

Zinc fascia

above painted

metal channel

50 St Andrews Street Cambridge CB2 3AH

email: info@feildenandmawson.com www.feildenandmawson.com

01223 350567

1 Ferry Road Norwich NR1 1SU 01603 629571

21-27 Lamb's Conduit Street London WC1N 3NL020 7841 1980tel:

tel:

tel:

A1/A31:100/200

Proposed Elevations

Extension and alteration of glebe farm,

upton to form specialist learning disability

home.

Kingsley Healthcare Ltd.

CLIENT

JOB

SCALE PAPER

DRAWING

JAN 2016DATE

JOB DWG REV

8164 080 P02

REV CHKDATE AMENDMENTS

DRAFT A01 SAJ11.04.2016 FIRST ISSUE FOR COMMENT

PLANNING

© COPYRIGHT FEILDEN+MAWSON LLP

DO NOT SCALE FROM THIS DRAWING ALL DIMENSIONS TO BE CONFIRMED ON SITE BY THE CONTRACTOR PRIOR TO CONSTRUCTION

NOTES

\\fm\files\Jobs\Current\8164 Glebe Farm, LD Unit for Kingsley Healthcare\K-Drawings\03-Current drawings\AA-Master\01-Plan\Proposals SM2.dwg/080 Proposed Plan and Elevations/ISO full bleed A3 (420.00 x 297.00 MM)/Sarah Morrison/5/12/2016 12:45 PM

CONTEXTUAL FLOOR PLAN

P00 CR04.02.2016 Submitted for comment

0

1m

2m

3m

4m

5m

10

m

20

m

1:100 SCALE BAR

RED - DEMOLISHED OR REMOVED

BLUE - PROPOSED

BLACK - EXISTING

P01 SM09.03.2016 Submitted for comment

P02 SM12.05.2016 Materials revised

--.--

D

15

00

x2

10

0

do

ub

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b

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60

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64

0x1

12

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wa

rd

ro

be

--.--

E

FLAT 1

Bedroom

Extended

Kitchen

Office

Communal

Lounge

Communal

living area

Store

Utility Room

Lounge

Cup'd

WC

1500x2100

double bed

420x560

bedside

table

420x560

bedside

table

64

0x1

12

0

wa

rd

ro

be

15

00

x2

10

0

do

ub

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b

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42

0x5

60

be

dsid

e

ta

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42

0x5

60

be

dsid

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ta

ble

64

0x1

12

0

wa

rd

ro

be

FLAT 3

FLAT 2

Ensuite

Ensuite

Lounge

Bedroom

Bedroom

55.05DL

Existing Bedroom

Existing Bedroom

Existing Bedroom

Existing Bedroom

Existing Ensuite

Window removed

and replaced to suit

internal

arrangement

Partition removed

to form single flat

Cupboard removed

to accommodate

new bathroom

arrangement

Door removed and

relocated

Store

Kitchen

Utility

Office

Dining Room

Lounge

Wall removed to

form extended

kitchen

Window removed to

form opening into

extension

Existing doors

removed

A1/A31:100/200

Flats 1-3 (House Alterations) Ground

and First Floor Plans

Extension and alteration of glebe farm,

upton to form specialist learning disability

home.

Kingsley Healthcare Ltd.

CLIENT

JOB

SCALE PAPER

DRAWING

JAN 2016DATE

JOB DWG REV

8164 010 P00

REV CHKDATE AMENDMENTS

A00 CR09.02.2016 FIRST ISSUE FOR COMMENT

PLANNING

© COPYRIGHT FEILDEN+MAWSON LLP

DO NOT SCALE FROM THIS DRAWING ALL DIMENSIONS TO BE CONFIRMED ON SITE BY THE CONTRACTOR PRIOR TO CONSTRUCTION

NOTES

S:\Jobs\Current\8164 Glebe Farm, LD Unit for Kingsley Healthcare\K-Drawings\03-Current drawings\AA-Master\01-Plan\TM\Proposals TM.dwg /Ground and First Floor Plans /ISO full bleed A1 (594.00 x 841.00 MM) /Toby Mackrill/3/9/2016 10:08 AM

50 St Andrews Street Cambridge CB2 3AH

email: info@feildenandmawson.com www.feildenandmawson.com

01223 350567

1 Ferry Road Norwich NR1 1SU 01603 629571

21-27 Lamb's Conduit Street London WC1N 3NL 020 7841 1980tel:

tel:

tel:

PROPOSED GROUND FLOOR PLAN

0

1m

2m

3m

4m

5m

10m

20m

1:100 SCALE BAR

RED - DEMOLISHED OR REMOVED

BLUE - PROPOSED

BLACK - EXISTING

EXISTING FIRST FLOOR PLAN

PROPOSED FIRST FLOOR PLAN

EXISTING GROUND FLOOR PLAN

P00 SM Submitted for comment09.03.2016