TELFORD & WREKIN COUNCIL PLANS BOARD 6 February 2013
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TELFORD & WREKIN COUNCIL PLANS BOARD 6th February 2013 Schedule 1 - Planning applications for determination by Board TWC/2011/1102 Land off, Beech Road, Madeley, Telford, Shropshire Outline planning application for part demolition of existing care village and nursery followed by construction of not more than 90no. open market residential dwellings, 3no registered social care bungalows, a new plant nursery and cafe, including the provision of means of access***Amended description, application form and plans received*** ...................................... 3 TWC/2012/0138 Hill Farm House, Land adjacent, Old Farm Lane, Lilleshall, Newport, Shropshire, Conversion of barns to form 9no dwellings and erection of 12no dwellings with associated garaging, parking and access (Listed Building) ................ 26 TWC/2012/0139 Hill Farm House, Land adjacent, Old Farm Lane, Lilleshall, Newport, Shropshire, Conversion of barns to form 9no dwellings and erection of 12no dwellings with associated garaging, parking and access ........................................... 28 TWC/2012/0314 Land adjacent The Cleveland Arms, High Ercall, Telford, Shropshire, TF6 6AE Erection of 6no. dwellings with associated car parking (Amended plans received) ..................................................................................................... 45 TWC/2012/0320 Land Off, Sommerfeld Road, Hadley, Telford, Shropshire, Outline planning application with means of site access from Sommerfeld Road to be determined, (Layout, scale, appearance and landscaping reserved for subsequent approval) for the erection of up to 185no. dwellings (Class C3), demolition of all existing buildings, public open space including linear park and community allotments, balancing pond and associated earthworks to facilitate surface water drainage, landscaping, car parking and other ancillary works ............................................................................ 53 TWC/2012/0583 Blockleys Bricks Ltd, Sommerfeld Road, Hadley, Telford, Shropshire, TF1 5RY Reconfiguration of existing factory site to include provision of new office block (Class B1) relocation of wheel wash and reconfiguration of existing roadway and parking arrangements and other ancillary works .................. 87 TWC/2012/0808 Land adjacent to Rock Cottage, 39 Mill Lane, Tibberton, Shropshire, TF10 8NL Erection of a 2 storey detached dwelling with integral single garage to side ................................................................................................................... 94 TWC/2012/0942 Land between 8 & 16, Hordley Road, Wellington, Telford, Shropshire Proposed development of 4 No. three storey town houses (Amended plans received) .................................................................................................. 102 1 TWC/2012/1018 Unit 2-10, Sutton Road, Admaston, Telford, Shropshire, TF5 0AY Installation of a pedestrian access and staff parking ................................ 107 2 TWC/2011/1102 Land off, Beech Road, Madeley, Telford, Shropshire Outline planning application for part demolition of existing care village and nursery followed by construction of not more than 90no. open market residential dwellings, 3no registered social care bungalows, a new plant nursery and cafe, including the provision of means of access***Amended description, application form and plans received*** APPLICANT RECEIVED Care Fund/Self Unlimited 08/02/2012 PARISH WARD Madeley, The Gorge Ironbridge Gorge, Woodside This application has been referred to Committee by The Gorge Parish Council. OBJECTIONS RECEIVED: Yes. MAIN ISSUES: Justification for the proposals and the principle of development in this location, affordable housing provision, ecology, highway and traffic issues. THE PROPOSAL: This is an outline application with all matters other than the means of access (appearance, landscaping, layout and scale) being “reserved matters” for consideration at a later stage, via a separate application(s). However, as required with such applications some key parameters for the proposed development are provided in relation to land use, access and movement, density and scale. The application has been submitted by CARE Fund and Self Unlimited who own and operate, on a charitable basis, the Forbes Close site at Ironbridge. The site is operated as a care village for people with learning difficulties. Within the Forbes Close part of the operation there are currently 36 residents on site. There are 7 residents within the Beeches Spinney complex that caters for residents with higher dependency needs that is located within the eastern part of the application area, but these are unaffected by the proposals submitted. The applicant states that the current accommodation (built in 1987) is in an “institutional” style the majority of which is in two main blocks where bathrooms, kitchens and lounge are shared amongst residents. The Charity states it is responding to changing central Government best practice requirements in relation to the provision of residential care, and in particular, those relating to the provision of care for those with learning disabilities. For example, Policy Objective 11 „A home of your own‟ of Valuing 3 People - Best Practice from Central‟ Government - states that: all people with learning disabilities and their families should: „have an informed choice about where, and with whom they live.‟ With particular reference to the Charity‟s requirements under this guidance, Paragraph 3.19 states that: „Those who plan and commission services should consider how they could develop creative solutions to meeting those aspirations.‟ This has resulted in Self Unlimited needing to review all of their sites to ensure that they provide: Less „institutionalised‟ accommodation; and Deliver integrated residential opportunities for its customers (much the same as affordable housing is now provided). In essence, the Charity‟s view is that it cannot house residents in standalone „institutional‟ care villages, but should re-house residents in a choice of mainstream housing within the community. This necessitates the acquisition of a range of property across the District; however, funding for such acquisition can only be raised by existing assets and charitable fund raising. Along with these challenges, the Charity states the changes in Government requirements provide the opportunity to scrutinise the performance of their sites and identify opportunities to optimise site potential to improve the Charity‟s offer to its customers by improving facilities, as well as assisting in the delivery of housing accommodation in a sustainable format. On this basis the greater part of this application proposes the demolition of the existing Forbes Close buildings and existing on site hortic nursery and the construction of not more than 90 open market residential dwellings, together with three 2 bed registered care bungalows adjacent to the Beeches Spinney complex. One of the Charity‟s key objectives is to seek to optimise employment opportunities for their customers. The Forbes Close site provides limited employment opportunities at present in the form of an on site hortic facility. It is put forward that the redevelopment proposals for the site provide the opportunity to diversify the uses and deliver real employment opportunities to the Charity‟s customers. This would also ensure that the future use of the site has excellent sustainability criteria by providing a mixed use development. The opportunity for paid real working opportunities is envisaged as being delivered through the provision of a nursery and ancillary café of some 687m2 in total. In addition, it is also envisaged that gardening services for the communal open space and perhaps for private individuals, could be provided by the Self Unlimited customers. 4 The application has been submitted with the following documents in support of the proposals: Planning Statement; Design and Access Statement; Specific planning statement on Green Network considerations in support of the application; Various plans and drawings including an Indicative Site Masterplan; Transport assessment and visibility splay plan of the proposed access; Phase I Geo-environmental assessment report; Flood risk assessment; Ecological assessment; Landscape and visual assessment report; Woodland management plan; Landscape and Ecological Mitigation and Management Plan; Archaeology and cultural heritage assessment; and Development viability appraisal reports (submitted on a confidential basis). Prior to submission, the applicant engaged in pre-application discussions with Council Officers through several Strategic Application Workshop meetings. SITE AND SURROUNDINGS: The site is located off Beech Road between Woodside and Ironbridge. The application site extends to 5.98 hectares of land. In its current use the Forbes Close and Beeches Spinney complex (including the on site hortic facility) cover some 2.23 hectares, with the remained 3.75 hectares within the ownership of the Charity being open grassland and woodland. As well as the redevelopment of the Forbes Close and hortic area the application proposes to develop an additional 1.29 hectares of land and to open up 0.11 hectares for the balancing pond/LEAP area (which is currently within the developed part of the site). Therefore, under the proposals the developed area would amount to 3.41 hectares; with the retained areas of open land amount to 2.57 hectares. The area to be developed is therefore roughly 38% Greenfield (1.29 hectares)