Public Document Pack
Democratic Services White Cliffs Business Park Dover Kent CT16 3PJ
Telephone: (01304) 821199 Fax: (01304) 872452 DX: 6312 Minicom: (01304) 820115 Website: www.dover.gov.uk e-mail: democraticservices @dover.gov.uk
24 May 2013
Dear Councillor
I am now able to enclose, for consideration at the meeting of the PLANNING COMMITTEE on Thursday 30 May 2013 at 6.00 pm, the following reports that were unavailable when the agenda was printed.
4 APPLICATION NO DOV/13/0056 - ERECTION OF TWO STOREY BUILDING TO ACCOMMODATE NEW HOSPITAL, CONVERSION OF PHYSIOTHERAPY UNIT TO AN ESTATES FACILITY AND ENERGY CENTRE, CONSTRUCTION OF VEHICULAR ACCESS AND 160 SPACE CAR PARK AND ASSOCIATED LANDSCAPING (EXISTING BUILDINGS TO BE DEMOLISHED) (AMENDED DETAILS) - BUCKLAND HOSPITAL, COOMBE VALLEY ROAD, DOVER (Pages 3 - 30)
To consider the attached report of the Head of Regeneration and Development.
5 APPLICATION NO DOV/12/0440 - OUTLINE PERMISSION (WITH ALL MATTERS RESERVED EXCEPT ACCESS) FOR CONSTRUCTION OF UP TO 521 RESIDENTIAL UNITS (USE CLASS C3); UP TO 9,335SQM 90 APARTMENT RETIREMENT VILLAGE (USE CLASS C2); UP TO 730SQM HEALTH FACILITY (USE CLASS D2); CONVERSION OF THATCHED BARN TO PUB/RESTAURANT (USE CLASS A4/A3); CONVERSION OF STABLE BLOCK TO RETAIL SHOP (USE CLASS A1/A2); AND CONVERSION OF FARMHOUSE TO BED & BREAKFAST (USE CLASS C1) TOGETHER WITH ASSOCIATED LANDSCAPING AND ANCILLARY INFRASTRUCTURE AND WORKS AT GREAT FARTHINGLOE FARM, DOVER - OUTLINE PERMISSION (WITH ALL MATTERS RESERVED) FOR CONSTRUCTION OF UP TO 7,400SQM 130 BED HOTEL & 150 PERSON CONFERENCE CENTRE (CLASS C1); AND CONVERSION OF THE DROP REDOUBT TO A MUSEUM/VISITOR CENTRE (USE CLASS D1) TOGETHER WITH ASSOCIATED LANDSCAPING AND ANCILLARY INFRASTRUCTURE AND WORKS AT LAND AT WESTERN HEIGHTS, DOVER - OUTLINE PERMISSION (WITH ALL MATTERS RESERVED EXCEPT LAYOUT AND ACCESS) FOR CONSTRUCTION OF UP TO 31 RESIDENTIA
Members are asked to note that this matter has been withdrawn from the agenda.
Yours sincerely
Chief Executive
S1
S2 Agenda Item No 4
DOV/13/0056 - Erection of two storey building to accommodate new hospital, conversion of physiotherapy unit to an estates facility and energy centre, construction of vehicular access and 160 space car park and associated landscaping (existing buildings to be demolished), Coombe Valley Road, Dover
Reason for Report
Number of objections
Summary of Recommendation
Planning permission be granted (may be subject to resolution of outstanding matters)
Planning Policy and Material Considerations
Development Plan
Dover Core Strategy
• CP1 – Identifies that the major focus for development and concentration of higher order public services and facilities should be in Dover.
• CP5 – Identifies that non-residential development over 1000 sq m should meet BREEAM very good standards or any future national equivalent
• CP6 – The Core Strategy identifies that Dover is in need of a replacement hospital. Policy reflects that the current facility is outdated and has inefficient facilities to meet modern healthcare needs.
• DM 1- Sets out that development should be located within the urban confines
• DM 11 – Identifies that development that increases travel demand should be accompanied by a systematic assessment and include mitigation measures
Material Considerations
National Planning Policy Framework (NPPF)
The NPPF promotes sustainable development and positive growth which makes social, economic and environmental progress for current and future generations. Sustainable development is expected to “go ahead without delay”.
Development is expected to be located where there are good transport, cycle and pedestrian links. The amount of car parking provided is expected to be appropriate, amongst other things, in terms of the type and use of development, opportunities for public transport and local car ownership levels.
1 3
Design is expected to be of a high quality as it will contribute towards making better places.
Healthy communities are promoted as is the need to provide facilities the community needs.
The Land Allocations Local Plan (LALP)
The Plan has reached an advanced stage of preparation. The Pre-Submission version has recently undergone a period for public representations and, in response the Council will be consulting on an Addendum of proposed changes before submitting the Plan to Government for Examination. The NPPF sets out that the weight given to a plan in preparation increases as it moves through the process, subject to the extent of unresolved objections and consistency with policies in the NPPF. The LALP recognises the opportunity to provide a replacement hospital on part of the site and to provide housing on the remainder.
Para 3.97 of the LAPLP says :
“A new community hospital is expected to be located on the eastern half of the current hospital site; the remainder of the site will be released for redevelopment in the short term (over the next 5 year period). The development of a new Community Hospital midway along Coombe Valley Road creates an opportunity to meet the objective of Stage 1 Regeneration Initiative by creating a ‘heart’ to the area with an opportunity for a new civic square which could incorporate playable space. The redevelopment of the site for a Community Hospital and residential development should use the opportunity to create a softer appearance through the use of landscaping and sensitive elevational treatment to Coombe Valley Road. Should the redevelopment of the hospital site come forward in advance of the residential area then proposals must consider and take into account the relationship and the interface between the two sites”.
Policy LA7 allocates the western part of the existing hospital site for housing development. The application site does, however, include land within the proposed allocation
It is considered that the LALP’s proposals for the existing Buckland Hospital site are consistent with the NPPF. Representations have been received regarding paragraph 3.97 but do not raise any fundamental objections, they are more concerned with the range of medical facilities that might be provided and a desire to allow for future expansion which therefore questions the extent of the proposed housing allocation.
Planning History
• DOV/12/0890 – Screening Opinion to determine whether the hospital development required an Environmental Impact Assessment – determined that no EIA needed because effects would be sufficiently local so as not to impact on the wider area.
• DOV/12/00977 - Prior Notification of demolition application - Demolition of buildings to the NW and SE of existing Physiotherapy unit and single storey North Light workshop – prior approval required
2 4 • DOV/12/00977 A - Demolition of buildings to the NW and SE of existing Physiotherapy unit and single storey North Light workshop - prior approval for submitted details granted
Comments made by consultees, summarised as follows :
Natural England: further survey work required in accordance with bat survey guidelines
Environment Agency: No objection, subject to conditions
SWA: No objection, but requires a formal application connection
Environmental Health Officer:
• Air Quality – Suitable condition required to require dust risk mitigation measures
• Contaminated Land – Suitable condition required to deal with potential contamination that might be encountered during construction process
• Noise – suitable condition to cover noise generation mitigation measures and hours of construction
DDC Tree Officer: the parking area should be set back to be in line with the existing parking area
KCC Highways: Have imposed a holding objection until matters raised in their letter dated 13 February have been addressed. Those matters are summarised as follows:
• Trip generation comparisons unacceptable
• Assessment of construction related traffic, impact and mitigation needed
• No evidence of how proposed parking numbers have been calculated
• Tracking diagrams don’t relate to current proposals
• Travel plan needs amplifying in respect of modal shifts and bus enhancement measures.
• Parking demand and provision throughout the development phases appears inadequate – lack of evidence
KCC Archaeology – no objection subject to conditions
Town Council object: Inadequate parking and proposed disposal of “surplus land” – when there is no provision on site for care-beds.
Summary of matters raised by a number of third party representations (28 objections and 1 in support received at the time of writing this report) :
• Inadequate parking for numbers of staff, likely visitors and patients including a reduction in disabled parking spaces
3 5 • Traffic impact on surrounding areas
• Narrow roads unsuitable for additional traffic/poor access
• Unsuitable location/ location unsuitable for many residents – poor proposal which benefits small minority
• Harm/impact from construction
• The trust should retain adjoining land for expansion purposes/Hospital Trust appears to be unwilling to release land for other health providers
• Proposals fail to meet identified need
• CCG have identified need for step-up/step-down bed hospital – not provided for – but this does not reduce the need
• Proposals should provide best healthcare outcome for Dover population
• Existing Buckland Hospital land/buildings should be retained to enable NHS to formulate future plans and to enable adequate parking
• Design an eyesore/ poor design (and shabby)
• Hospital will dwarf surrounding properties and result in overlooking of private areas
• Remaining land should be used for social housing
• Scheme should be rejected until a more suitable scheme comes forward
• Support for encouragement of new development in Dover
Dover Society (summary of main points taken from their detailed response – available to view on line)
• Inadequate parking
• Trip generation estimate unrealistic
• Existing pedestrian access is poor
• No mention of nearby large and developing industrial estate which already causes traffic congestion and heavy vehicle damage
• Surplus land must be retained for future (hospital) expansion – concern over lack of expansion space
• Road access must be retained for future expansion
• Town centre health facility should remain available for the community
• The new hospital is a “polyclinic” not a hospital due to inadequate services to be provided
4 6 • Proposal fails to deliver DM11/DM13 of the Core Strategy due to poor public transport links
• Flood risk – and suitable surface water and foul drainage arrangements
• Concern over the loss of the Town Centre Health Facility
They have advised they could only support the application if :
• Parking was increased to existing levels
• Surplus land to be retained for future expansion
• Road access to be substantially improved
• Town Centre Health Clinic to remain available to the local community (the applicants have confirmed that existing the existing Town Clinic at Maison Dieu Road are a PCT facility and have nothing to do with the East Kent University NHS Trust), so will not be affected
The Site and the Proposal
1 Buckland Hospital lies to the south of Coombe Valley Road, some 1.5km from Dover town centre. It comprises a number of buildings including a former Victorian workhouse and occupies a roughly central position in the Coombe Valley. The hospital buildings occupy an extensive area of the site and in some instances have a direct and dominating frontage to Coombe Valley Road. The hospital is dated, with services and facilities being carried on in a number of the buildings. It is no longer considered fit for modern day health care purposes.
2 The hospital has a large car park to the east of the buildings complex, with some sporadic areas of vehicle and delivery parking elsewhere within the site.
3 The immediately surrounding development, across the road to the north, to the east and south is largely residential, comprising generally two storey terraced houses. To the south west, upon the steeply southwards rising land lies a more recent development of dwellings. Beyond the site to the east lies a gas holder and commercial premises. To the west are small to medium sized commercial business units. Further to the west lies the AONB. The impression of the area is that it has a mix of uses of various scales and operational intensity within the backdrop of the Kent Downs AONB.
4 Coombe Valley Road itself is a lengthy east west running road. It is restricted further to the east of the application site, by a signal controlled single carriageway which runs beneath a railway line. The majority of houses on Coombe Valley Road have no off-road parking, and rely on roadside parking availability.
5 There is an existing bus link to the town centre, and the closest bus stop is opposite the site. Dover Priory Station is some 1.4 miles from the site.
6 The application site comprises the existing staff car park, which lies to the east of the main hospital complex, along with the existing single storey physiotherapy block and a number of other buildings and land that fronts the Coombe Valley Road. The remaining
5 7 buildings to the more to the west of the hospital site are excluded from the application site.
7 The car park has an extensive frontage to Coombe Valley Road and has a grassed area with some trees along the verge which abuts the highway. The side boundary to no 75 Coombe Valley Road to the east is the end of a short terraced row and forms the east boundary to the application site. To the south of this garden lies a brick built warehouse, which further bounds the application site.
8 The main physical constraints on the site can be summarised as the :
a. Wooded embankment to the south of the site, and the designation of it as part of an area of local landscape importance. (The AONB lies a sufficient distance from the site so as not to be affected)
b. Existing buildings on the site
c. Surrounding scale of development and their proximity to the new building
d. Land levels
e. Narrow characteristics of Coombe Valley Road and access
9 The proposed building would be sited on the existing car park area and would be built to the edge of a steeply wooded embankment which rises southwards to Randolph Close at the back of the hospital site. The building would not encroach into the wooded slope. It would be set back some 10m from the back edge of the pavement.
10 The land level across the site of the proposed building has a fall of some 1.8m from the western corner of the car park to its northern corner with a fall of some 0.8m from south to north across the car park to the road edge.
11 It is proposed to retain an existing physio-therapy wing to the existing hospital and convert it to an energy centre which would serve the hospital. The energy centre would contain a water and heating plant, main switchroom and storage facilities for hospital related maintenance activities. A couple of existing hospital buildings are being demolished at the time of writing the report, to make way for the new building and its associated facilities
12 Amended details have been received which have reduced the height of the building by some 1.7m from that originally proposed. This has been achieved by reducing to some extent the height of levelled land within the site, to achieve a construction surface, and by reducing the height of the parapet to the building. Amended plans also show the parapet arrangement set back further from the building edge. Amendments include changes to the first floor side fenestration arrangements to incorporate brise soleil to screen opening panes and the use of obscure glazing. A gap of some 10m would be provided between the east elevation of the building at first floor and the nearest dividing boundary to the east.
13 Overall the building would be “two storey”, with a height of some 9.5m. It would be some 126m in length and 26m deep. Service equipment would be set well within the roof span
6 8 so as not to be visible from the street and would be sited behind a parapet arrangement. The height is governed by the necessary internal heights of rooms and accommodation and the need to provide service voids between floors. The building would be effectively split into 3 “blocks”. It would be visually divided at 2 points along its width by full height vertical glazing. One of the vertical glazed areas would form the entrance atrium to the hospital. The building would be finished in black brick to its front facade which would be interrupted with white fibre cement and render and timber panels. The east facing elevations would also incorporate largely grey, timber and white faced panels. The south facing elevation would be largely grey panelling. It would have a canopy projection at ground floor front, above the main entrance, displaying the “Dover Hospital” logo. The building is of a simple but modern form and design, which due to its finish and quality ensures it would have a presence. Some of the chosen materials differ from those commonly found on surrounding buildings, however they would provide an identity to the building which would become a visually and physically robust landmark building, indicative of its important purpose and meaning for the community and town. (Plans will be displayed)
14 The building will achieve a BREEAM very good standard.
15 Accommodation would be divided internally into “departments” and provide for :
• Out patients department
• Minor injuries unit
• Physiotherapy department
• Daily living activities
• Renal dialysis unit
• Childrens amubulatory care
• Day hospital
• Adult ambulatory care, including multi-disciplinary services including medical treatment and procedure room
• Pharmacy and retail outlet
• Ante-natal and maternity day care services
• Radiology (x-ray and ultra-sound)
• Hard surface for a mobile MRI
• Pathology point for care testing
• Health record storage
These services are supplemented by staff facilities and training areas.
7 9 The applicants have advised that the types of facilities and accommodation provided within this new hospital have been identified by the NHS Trust and their user groups.
16 The new building would provide for some 5555 sq m floorspace over two levels and the refurbishment of the existing physiotherapy block would add a further 601 sq m. The total floorspace is some 6156 sq m – some 6485 sq m less than the existing hospital. (The existing hospital building has a floor area of around 12650 sq m, over two floors). Ancillary shop facilities would be incorporated into the ground floor including a small pharmacy and small retail shop space selling general A1 use sundries – such as newspapers, sweets etc, amounting to some 100sqm floorspace. Hours of use are proposed as 8am to 9pm. (The existing hospital hours are 8.30am to 5.30pm)
17 It is proposed to provide 155 car parking spaces overall (existing 200 spaces). There would be 97 visitor spaces, 58 staff spaces, including10 disabled parking spaces (an increase of 5 spaces over existing provision) and 7 renal spaces. 8 designated motorcycle spaces and 40 bicycle spaces (none at present) are proposed. The parking area would be sited to the west of the main hospital building and would feature an in and out managed circulation arrangement. Cycle parking would be adjacent to the new front entrance. Ambulance access would be located towards the west of the site with access to a delivery area to the rear of the building. Space for a mobile MRI unit and ambulance delivery area will be provided for to the rear of the converted physiotherapy building. A major incident/meeting point/drop off entrance would be provided outside the main entrance.
18 The application shows a centralised waste management area towards the rear of the site. This is enclosed from the new hospital building and is well screened by the embankment to the rear.
19 The applicants have provided details of surveys carried out on two days of a week. A Saturday survey of existing visitor car parking use has been carried out which identified 13 surplus car parking spaces at 9.30am for visitors reducing to a surplus of 9 by 13.30. A Wednesday parking survey showed similar levels of visitor parking – but 13-14 surplus spaces carried on into the afternoon.
20 Staff parking on Saturday showed only 6 spaces in the existing car park were used and on Wednesday 49 staff parking spaces were occupied in the morning, which had reduced to 40 by lunchtime. The application concludes that the number of staff parking spaces could be reduced to between 50 to 60 given the unchanged levels of staff employed in the new building. Visitor parking levels are being increased to compensate for the additional numbers of services being provided – but that those services are spread over a longer period
21 Whilst some of the grass verge to the front of the existing car park will have to be removed, to enable access to the new building, some of it will be retained as will the grassed area to the east of the site. The majority of existing trees will be retained.
22 It is proposed to enclose the site to the south by a 3m weld mesh fence atop a boundary wall. The ambulance access will be controlled by a sliding gate and barrier is proposed to the staff car park.
8 10 23 The applicant has discussed the land comprising the remainder of the existing hospital site, but which is not included in this application site.
“ Two particular issues have been raised in relation to land which will be declared surplus to health authority requirements on completion of the project. The first relates to the need for the health authority to retain land for future unpredicted needs and the second relates to some further statement on the potential future use of the surplus site.
With regard to the former, the health authority’s strategy towards the provision of future healthcare needs has been the subject of a full clinical assessment carried out by the E.K.University Hospitals NHS Foundation Trust under the title of the Dover Project. This document sought to rationalise the provision of bed spaces at the Kent and Canterbury, the Queen Elizabeth the Queen Mother and the William Harvey Hospitals to serve its area. The basis for the bed space strategy related to population numbers and the range and age of facilities elsewhere.
The strategy was the subject of a full public consultation with outside bodies and the wider public and was adopted following the approval of the strategy.
The current proposal is an end result of the adoption of the strategy and which makes provision for modern clinical facilities serving the local population within buildings which are fit for purpose.
Under the strategy there is no requirement for bed spaces at Dover with any additional demand being met by further development at Canterbury, Ashford or Thanet. Furthermore there is no requirement for extra clinical facilities in the area.
With regard to the future of the surplus land this matter has already been clearly identified within the planning submission and in correspondence with the planning policy division of the local planning authority. Draft wording was submitted to the planning authority for inclusion in their development plan document
Additional comments (paraphrased in parts) in support of the proposals provided by the applicants set out :
The redevelopment of Buckland hospital is the conclusion of an extensive and protracted examination of how best to meet health care needs of people living within the East Kent Hospitals University NHS Foundation Trust area.
The Dover Project outcomes… were to expand intermediate care services (rehabilitation and recuperation) which can be accessed according to need and reduce hospital based services. In Dover this is provided successfully through …… additional investment in community teams together with designated intermediate care beds in Cornfields and Alexander House residential homes and additional telecom and tele- health provision.
At the moment clinical services are provided at Buckland and Deal hospitals in addition to the centres mentioned above.
9 11
Within Dover district the main area of demand for clinical services…is currently partly satisfied by travel to other hospitals in the area given the general reduction of clinical services at Buckland Hospital due to inadequacies of the existing premises. (those services being mainly now concentrated at other centres).
Need focussed at Dover should be provided within the town …has been the subject of extensive public consultation and this proposal proposes the centralisation of clinical services in a rebuilt hospital.
The LPA saw the redevelopment of a hospital in the centre of the town as a key regeneration strategy for the Mid – Town area… however significant problems through land assembly and flooding ruled the site out.
Whitfield was considered, but the following matters lead to rejection of this :
• Whitfield physically detached from town and isolated
• Whilst Whitfield is identified for growth it does not equate to the extent of housing in the town itself
• Whitfield allows easy access by car but is remote otherwise
• Financial constraints
The primary use of surplus land is likely to be residential. However the trust has not ruled out some form of community based use incorporated in a refurbishment or redevelopment scheme. In this respect it (The Trust) has already made enquiries from other intermediate care providers on the demand for additional buildings (primarily to provide a number of further intermediate bed spaces) However a potential user has so far not come forward.
The redevelopment of surplus land does provide for a number of opportunities which will benefit not only the immediate area but also the town as a whole. New housing will bring a range of 1,2,3 bedroom family units within a sustainable location. The site is well connected to the town centre by public transport and is within walking distance of the town centre. It will (be likely to) bring forward affordable housing
Redevelopment (of the former hospital site) will bring the opportunity of providing a more sensitive environment and frontage to Coombe Valley Road There is an opportunity to create a high quality environment for the benefit of existing and future residents. Redevelopment (of the former hospital site) could provide opportunities for linking the site to countryside beyond the site and play areas again for the benefit of existing residents and future occupants.
24 Documents accompanying the application include : Desk Based Archaeological Assessment; Stage 1 bat inspection report; Management Travel Plan; BREEAM Pre- Assessment; Ground Investigation Report and Appendix; Dover Hospital Air Quality
10 12 Assessment; Daylight Study; Sunpath diagram; Environmental Noise Survey; Design and Access Statement; Planning, Design and Access Statement and supporting addendum; Traffic Statement; East Kent Hospital Green Travel Plan; Arboricultural Impact Assessment; Project Management plan; Construction Management Plan; Car Park Survey
Main Issues
25 The main issues in respect of this application are :
• Principle of Development
• Transport matters
• Effect on Character and Appearance of the Area – Design, scale, form, siting, street scene
• Impact on Residential Amenity
• Ecology and Bio-diversity issues
• Other matters – including environmental health, flood risk and drainage, community involvement
Principle of Development
26 The Coombe Valley Regeneration Initiative (CVRI) was established by the Homes and Communities Agency (HCA) and Dover District Council (DDC) who, at the time, were partners in the Dover Pride Regeneration Partnership. Arup were commissioned in 2009 to carry out an initial study and report to establish what issues are most important to the future regeneration of Coombe Valley. A number of objectives were identified in the report – such as the enhancement of community facilities and that development should meet the needs of the community. This has been followed though into the LALP which has recognised the site as suitable for a replacement hospital.
27 The new hospital does not include provision for a civic square or playable space as such. This is largely due to the floorspace provided within the hospital building being fully accounted for in providing necessary medical services and facilities – eg there is no surplus land within the site or building which would be available nor necessarily suitable for unrestricted public realm uses as such. The hospital will be a semi-public building, where professional medical services are dispensed. It may not be the best place for wider public realm uses and activities, nor might these types of activities be suitable from a safety and security perspective. It is more likely that a civic space or playable space, subject to siting, design and land availability would be better placed on the adjacent site or nearby sites as and when the land comes forward for redevelopment. In the future, when the adjacent surplus land come forward for housing development, care will be taken to achieve a sympathetic development type which would be well related to its surroundings.
11 13 28 The LAPLP identifies the land identified adjacent to the planning application site as “surplus”, to be suitable, along with other sites in Coombe Valley, for residential development, with a total estimated capacity of up to 450 dwellings. As already mentioned, the application site for the replacement hospital extends into the area allocated for housing development. The boundary of the allocation was based on an anticipation of how much land would be needed for a new hospital which, in the event, has proved insufficient. Although this implies that less housing will be achieved from the allocation than proposed it would not be at all desirable to suggest that the hospital proposal should be scaled back. If permission for the hospital is granted the Council can put the situation to the forthcoming Examination into the LALP and propose an adjustment to the boundary of the housing allocation.
29 It might be useful for Members to know the nature of representations that have been received on the Coombe Valley regeneration proposals. At the time of writing this report, representations have been received in respect of policy LA7 of the LAPLP on the following relevant matters :
• CPRE – concerned about edge of Kent Downs development – likely that an additional clause will be included to ensure a soft transitional edge to new development where it bounds the AONB (any planning proposals in such a sensitive location would be required to take this particular matter into account and be fully addressed)
• Southern Water – concerned over adequacy of capacity – a further clause will be added to policy LA7 to ensure this matter is addressed (as a matter of course this matter would be assessed as part of any planning application in any case)
• Local Agent – supports the development proposals for Coombe Valley
30 Given the stage reached in the Plan making process the LAPLP is given considerable weight. It should be noted from the above comments that there is no objection to the designation nor use of this particular site for hospital purposes.
31 The Core strategy identifies that major infrastructure development should be located in the town, in the interests of sustainability and to allow ready access to such facilities. Policy also identifies that the town is in need of a replacement hospital.
32 Discussions were held with the NHS a number of years ago to try to achieve the relocation of the Buckland Hospital to the Mid-Town area. However, the matters referred to by the applicants in respect of overriding difficulties through flood risk and land assembly meant that this location was rendered unsuitable and unviable. An alternative solution therefore had to be found. The only suitable alternative was to reconfigure the existing hospital site to provide this much needed facility.
33 The NPPF supports sustainable development. It also promotes development proposals that contribute towards the economic, social and environmental success of the area. In an economic role – the NPPF identifies that development proposals should contribute
12 14 towards building a strong, responsive and competitive economy by ensuring, amongst other things that infrastructure is in the right place at the right time to support growth. In a social role – the NPPF sets out that development proposals should create a high quality built environment with accessible local services that supports the communities needs and its social and health needs. In an environmental role – the NPPF requires that development contributes towards, amongst other things, enhancement and protection of the built environment – to use natural resources where possible and minimize waste and pollution and adapt to climate change.
34 The proposals provide for much needed, modern infrastructure, in a location which is accessible to the town centre and other bus routes and is therefore more widely accessible. The development makes provision for a number of community facilities and services that have been identified by the East Kent and Canterbury University Hospitals NHS Trust. It is noted that there is some concern over the level and type of services the hospital will be providing but it should also be recognised that the trust has worked with staff and user groups to develop a health facility that meets patients and staff needs in developing its scheme. The Local Planning Authority will have to accept the findings of the NHS Trust in terms of the facilities, services and accommodation being provided as it is not in a position, for obvious reasons, to be able to contradict the findings of the NHS.
35 It is proposed to operate facilities and services on a staggered or time-shift basis. This mean that the hospital will be able to function flexibly in terms of meetings its patients needs. This in turn has meant that as not all services and facilities will be available at the same time – a flexible use of floor space and the way this building is used will be achieved. This has meant that floorspace is needed for the facility which will none-the- less provide a wider range of services.
36 The development proposals involve the re-use of brownfield land, the creation of an energy centre which will serve the hospital and are seeking to achieve a BREEAM very good rating in line with policy CP5.
37 The development proposals do not include the detail of relationship between the site and the surplus land (although clearly this is designated for residential use). This long term vision would have been useful, however, it is probably too early yet in the regeneration programme to identify with any certainty how the remaining hospital site would be developed, or even what form of development may adjoin the new hospital site … it could be an area of open space, for example. But it is evident that the hospital car parking area would be likely to have a reasonable visual and physical relationship with any form of adjacent development, due to its scale and nature, provided it is finished with appropriate boundary treatments that would bring a certain quality to the development. It may be that in the future the car park provided for the new hospital will be able to be reconfigured within the existing hospital site. However, it should be borne in mind that the current proposal is effectively resiting a street front car park from one location to another.
38 Clearly there are traffic and transport issues that have been raised by consultees and third parties. Those matters are certainly noted and will be referred to later in this report.
13 15 However, before moving on to matters of detail it is necessary to firstly assess whether the principle of the development is acceptable.
39 The Governments drive to achieve sustainable development is reflected in the development proposals. It should be borne in mind that any planning application has to be determined in accordance with the Development Plan. The Development Plan (Core Strategy) identifies at policy CP6 that replacement of the existing Buckland Hospital facility is one of the main pieces of infrastructure required to support its urban regeneration programme. The LAPLP is on its way through the consultation towards adoption, identifies the application site for a hospital and is a material consideration.
40 Government objectives set out within the NPPF, the aims and aspirations, supported by a sound evidence base and reflected in relevant Local Plan (Core Strategy) and emerging LALP policies would be met by the provision of the hospital on this site, notwithstanding the need to make an adjustment to the proposed adjacent housing allocation. The principle of creating a new community hospital on this site is considered to be acceptable.
Transport
41 Coombe Valley Road is single carriageway, being some 5.75m wide with pavements on either side of the street. The road is subject to a 30mph speed limit and there are parking restrictions on the hospital side and 1 hour parking restrictions opposite. Many of the immediate residential dwellings have no off-road parking.
42 KCC Highways have sought additional information and evidence on trip generation, construction related effects from traffic, assessments of existing and proposed car- parking demand and how the car parking facility would work, tracking details for service and delivery vehicles, additional information in respect of car – sharing and use of public transport opportunities and details of construction parking provision.
43 Amended and additional details have been received from the applicants in respect of the matters raised by KCC Highways.
44 A Green Travel Plan and Management Plan has been developed for the hospital. Key objectives and actions identified in the green management plan identify aims to :
• Increase car sharing
• Promote car sharing for off-site meetings
• Promote and develop public transport, safe cycling and walking
• Work with local bus companies to provide better public transport links
• Reduce the need to travel by investigating alternative methods of communication and publishing staff travel and meetings policies/guidance
• Review car parking arrangements
• Contribute to the health of all who work at or use the site.
14 16 Key objectives and target set out in the Management Plan identifies that :
• Travel related CO2 emissions will be sought through reduced business trips, staff commuting and patient and victory travel;
• Use of video/teleconferencing – to reduce the need to travel
• Reduction in trips made by loan drivers alongside encouragement of car sharing/public transport use, cycling and walking
• Targets for reduction in vehicle related activity are scheduled over the next 3 years.
Trip Generation and Impact
45 The application indicates that the new hospital will serve 73,000 patients each year compared to the 60,000 patients per annum treated in previous years before some services were relocated. When averaged across the current working day at the hospital this suggests the proposals may generate approximately 12 additional patient trips per hour (6 in and 6 out) over previous levels. This is unlikely to have a significant impact on the highway network and also takes no account of travel by non-car means or the proposed extended opening hours for the new hospital which may spread patient trips over the longer working day. Permanent staff levels are proposed to remain the same but there will be an increase of 30 transient staff (consultants/specialists) visiting at varying times on varying days. Assuming 10 of these transient staff typically arrive in the morning peak hour and 10 leave in the evening peak hour there would be an additional 10 staff trips in and 10 out in the am and pm peaks respectively compared to previous levels. Together with the additional patient trips this suggests 16 additional trips to the hospital in the morning peak hour and 16 additional trips away from the hospital in the evening peak hour over previous levels. Again this is unlikely to have a significant impact on the highway network and takes no account of trips by non-car modes or the possible greater spread of trips over the proposed longer working day.
Construction Traffic
46 The applicant has not provided details of construction traffic however, this can be controlled and managed through a Construction Management Plan, which should be secured by condition. The Construction Methodology statement recently submitted is a step in the right direction but a more detailed plan will need to be discussed and agreed with the Highway and Planning Authorities. Deliveries to the hospital site during the construction period are set out within the submitted application, identifying that they will be controlled by a traffic marshall and a weekly delivery schedule is planned to ensure minimum highway impact.
Car Parking Demand and Management
47 Using the average hourly patient trips to the hospital across the current working day, there may be 32 patients arriving in an hour (73,000 patients/51 weeks/5 days/9 hours). Assuming these patients arrive for their appointments before the previous patients have left, this would give a potential parking accumulation/demand for 64 patient parking
15 17 spaces. Even assuming that some patients may stay longer than others, due to the nature of treatment and/or appointments overrunning, the provision of 93 spaces for patients and transient staff would appear to be adequate particularly as it takes no account of trips by non-car modes or the possible greater spread of trips over the proposed longer working day. Permanent staff levels are proposed to remain the same and a survey of the existing situation indicates a demand for 75 car parking spaces. The Addendum Supporting Statement indicates that up to 60 spaces are being provided for permanent staff, although the revised layout plan appears to show a total of 43 plus 20 short stay spaces. The short stay spaces are not mentioned anywhere else in the application and the note on the plan therefore appears to be an error. Assuming that a total of 63 spaces are available for staff there would appear to be a shortfall of around 12 staff spaces. However, this takes no account of the effects of the proposed Travel Plan which may reduce the demand for staff parking. The streets in the immediate vicinity of the hospital are subject to parking restrictions although some streets further away are not. In the worst case scenario a few staff may choose to park on street further away and walk to the hospital, however the figures suggest this is unlikely to be a significant number and is therefore unlikely to present a highway safety issue.
48 Management of the car parking is not made clear in the application but can be detailed in the Travel Plan. The applicant has confirmed that car parking would be controlled by a “pay on foot” system which will require patient and visitor spaces to be paid for in accordance with the length of stay. The only exception to this is the 7 spaces reserved for renal patients attending dialysis. Staff spaces will be controlled by permits, issued by the hospital. A charge is made for the permits as currently operated.
Service and Delivery Vehicles
49 A revised tracking diagram for the MRI vehicle has not yet been submitted. The applicant needs to demonstrate through the tracking diagram that this vehicle (or anything larger which may visit the site) can manoeuvre in/out past parked cars on the opposite side of Coombe Valley Road and turn/take up the desired position within the site. It should be noted that the likely limited use of this access means that it could be constructed as a heavy duty vehicle crossing in the footway rather than a bellmouth junction, to give priority to pedestrians crossing the access. A condition can be imposed to require the applicant to show sufficient turning and maneuvering space for MRI vehicles and heavy goods/delivery vehicles within the site and onto Coombe Valley Road.
Travel Plan and Public Transport Opportunities
50 An improved Travel Plan can be dealt with by condition but must be specific to the Buckland site, feature proactive measures to encourage sustainable travel and include targets.
51 The applicants have confirmed that they are happy, in principle to provide for a new bus shelter, whose location will be controlled by the position of the bus stop. The bus operator has requested that existing bus stops be moved nearer to the proposed pedestrian entrance to the new hospital, and this would further encourage travel by public transport. The provision for siting of a new bus stop in combination with the
16 18 proposed hospital drop-off point can be achieved by extending the lay-by area. This and a bus shelter can be provided for by condition.
Construction Parking Provision
52 The staff parking area shown in the Construction Methodology statement together with the existing staff parking to the rear of the site identified in the parking survey appear to provide sufficient staff parking for these phases. Phase 3 of the development involves provision of the extended patient car park whilst the hospital is still functioning, Further information is required on how patient parking is to be managed during this phase and this can be resolved through the Construction Management Plan. A Construction Management Plan can be required by condition.
Future of Surplus Land
53 The application form indicates that all of the remaining buildings with D1 use will have this use removed (6485 sq m of D1 floorspace lost), although most of the buildings are to remain standing. It is assumed that planning permission would therefore be required for any future use of the buildings, including D1 use. If such permission were not required there are concerns that the re-use of this substantial amount of floorspace could generate significant levels of additional traffic and parking demand on the highway without any recourse through the planning process. The applicant has confirmed that they are content to cease the use of the redundant buildings. However, closure of the existing hospital would take place over a number of weeks to enable the transfer of existing facilities and staff to the new building on a permanent basis. A condition can be imposed requiring a programme and timetable for the closure process.
Transport Conclusion
54 Bearing in mind the potential trips and parking demand that the continued use and reuse of the entire existing 12000 square metres of hospital buildings could generate, the proposals provide the opportunity for a measure of control over these issues. Taking all of the above matters into account there is no objection to the proposals on highway grounds, subject to confirmation of a minimum of 63 staff parking spaces being available, suitable vehicle tracking for the MRI vehicle being demonstrated, and confirmation that the existing D1 use of the remaining buildings is to be removed. These matters can be dealt with by way of condition. The following matters are sought to be secured by conditions:
• Works to be carried out in accordance with a Construction Management Plan , to include the following:
1 Details of anticipated construction-related trips in both the am and pm peak hours and on a daily basis, and management of the same.
2 Construction vehicle loading/unloading and turning facilities.
3 Parking facilities for site personnel and visitors
17 19
4 Provision and management of staff and patient parking during construction.
5 Provision of wheel washing facilities prior to commencement of work on site and for the duration of construction.
• Provision of measures to prevent the discharge of surface water onto the highway.
• Provision and permanent retention of the vehicle parking spaces shown on the submitted plans.
• Provision and permanent retention of the vehicle loading/unloading and turning facilities shown on the submitted plans.
• Provision and permanent retention of secure, covered cycle parking facilities prior to the use of the site commencing in accordance with details to be submitted to and approved by the Local Planning Authority.
• Completion of the accesses shown on the submitted plans including the necessary works within the highway.
• Provision of a combined bus stop (including shelter) and patient drop-off/pick-up layby in Coombe Valley Road in accordance with details to be submitted to and approved by the Local Planning Authority.
• Closure of the existing accesses including removal of existing vehicle crossings/bellmouths and reinstatement of the footway.
• Provision, implementation and maintenance of a Travel Plan specific to Buckland Hospital in accordance with details to be submitted to and approved by the Local Planning Authority, to include the following:
1 Measures to encourage sustainable modes of travel and reductions in single occupancy car journeys.
2 The setting of targets and monitoring of the same.
3 A parking management plan.
• A programme and timetable for the closure and cessation of use of the existing hospital.
Character and Appearance of the Area – Design, scale, form, siting, street scene
55 The immediately surrounding development is largely modest in form and scale comprising terraced and semi-detached houses. The existing hospital buildings are no more than 2 storeys in height many of which are set back from the road edge – although
18 20 some are built up to it. At present the site appears as a sprawling complex which has little cohesive form. Beyond the immediate site environment, lie larger industrial or commercial units, and a landmark feature along the street is the gas holder which lies to the east. A new block of four storey flats sits at the corner of Primrose Road to the north east. These larger buildings lie within 50m – 260m of the application site. Buildings are constructed using a variety of materials and finishes. The street scene therefore is one of mixed character with a variety of building types which are of a diverse scale.
56 The hospital building would be set against the backdrop of a steeply wooded embankment. When there is limited leaf cover to the embankment, houses along Randolph Road which runs along the southern edge of the site, above the wooded embankment are visible. However from Randolph Road to the south, in particular when there is leaf cover, views across the roof of the hospital and beyond are well screened by the tree and undergrowth cover of the embankment.
57 The building itself is of a significant scale, but has been designed to incorporate visual breaks along its road front elevation through vertical glazing. Materials proposed are individual to the building – comprising black brickwork (although brick is a common feature in the street scene), timber and fibre panelling – which in itself would have the appearance of render, another common material in the street. The use of timber and fibre painted panels and fenestration and glazed panels will visually break up the form of the building. The east facing elevation of the building would be softened through the use of lighter coloured materials and timber panels.
58 The applicants are seeking to provide a modern landmark building which is appropriate where a key institutional community facility for the district is proposed. The importance of its function needs to be identifiable. This is achieved by its scale, design form and finish.
59 It would of course be impossible to “ screen” the building due to its scale, and it is considered it would not really be right in terms of its functional significance for the town to do so. A degree of landscaping to the road frontage is being achieved and existing trees are being retained, which would effectively retain some of the existing green-ness of the street here.
60 The applicants have advised that the building cannot be moved further back from the road edge. A 10m gap between the back of the pavement and building relieves to some extent, the impact of the building on the street. Some landscaping to the gap would be undertaken. The siting of the building back from the road is a benefit when compared to the siting of some of the existing buildings, which are built up to the back edge of the pavement.
61 The embankment to the rear is ecologically sensitive and contributes to the street scene of both Coombe Valley Road and Randolph Road to the rear and the development will not interfere with this.
62 There has been concern expressed none-the-less over the height and scale of the buildings and its impact on the scale and setting of the street (and neighbouring residents). Amended plans have been submitted which show a reduction in overall
19 21 height of some 1.1m (An overall reduction of 1.7m has been achieved at the eastern end of the building).
63 The building cannot be sited elsewhere within the site. The applicants have advised that to re-site the building would result in the loss of the retained physio-therapy wing – which is to be converted to an energy centre. Re-siting away from the existing footprint further to the west alone would add a further £1.1m to the budget, which cannot be afforded. Other locations within the site have been discounted as it would result in the closure of the entire hospital for the demolition and construction phase – something that would be entirely unacceptable.
64 The current location is seen for many reasons, to be beneficial as it means the build can proceed without the delay. It also means that existing facilities and services can continue to be provided whilst the new building is being constructed so there will be no disruption to existing services. It should also be borne in mind that the siting reflects to a large extent LALP designations. To require relocation of the building further westward would undermine the designation of the remainder of the hospital site for housing purposes.
65 The building footprint cannot be reduced as this would mean an increase in height, which has it`s own implications in terms of its impact on the street scene, views to and from the site – especially bearing in mind views into and from the site from the AONB. Any increase in height would inevitably have an adverse impact on the embankment to the rear and outlook of those properties to the rear in Randolph Road and consequently harmful impacts on immediate neighbours.
66 In summary on these issues – the building will be clearly seen and visible in the street. Due to its function and importance for the town it is considered that it needs to be seen, identified and prominent. The scale of the building would not look so out of place with other commercial and industrial premises in the street. The materials are not so uncommon in the street which is already diverse in its make-up. At the same time along with its design features they would bring an original and innovative appearance to the building.
67 There is some concern over the use of sliding gates to the ambulance access and the proposed 2m high “mesh fencing” that is shown separating the staff parking from general parking facilities. These features would appear to be fairly prominent in the street scene so it would be appropriate to require details of them by condition to ensure the finish and appearance of these enclosures are suitable. It will also be necessary to require details of the retaining wall and 3m mesh fence proposed to enclose the site to the south.
68 The NPPF seeks good standards and quality in design. It sets out that in determining applications great weight should be given to … “innovative designs which would help raise the standard of design more generally in an area”. It identifies that planning permission for buildings which promote a high level of sustainability, because of any incompatibility with existing townscapes should not be refused if those concerns have been mitigated by good design. That the development would have an effect on the street scene is inevitable, however for the reasons discussed above those effects are considered to be equitable and acceptable. Where there is any doubt, details can be
20 22 required by condition. The development is sustainable development in terms of its positive environmental, social and environmental effects. It is considered the development is of an acceptable design, and in terms of its function and importance, is of a scale that would be appropriate. The development is therefore considered consistent with policy requirements and therefore acceptable.
Residential Amenity
Daylight, sunlight and overshadowing
69 Concern has been expressed by your officers on the potential for effects on daylight to neighbouring occupants. A kitchen window on the side ground floor and two smaller windows serving a hallway and landing on the first floor would be affected. It is not considered that the effect on hallway/landing windows are of great importance here as they are not “living room” windows.
70 To address this the applicants have achieved a reduction in height of some 1.7m at the eastern end of the building over the original proposal, achieved by alterations to land levels and incorporating altered design features.
71 A technical daylight study has been commissioned (from ARUP) and submitted by the applicant. The study and the evidence addresses the effect of the hospital building on daylight received to the windows of the adjacent neighbour at No. 75 to the east. There would be an effect on daylight received by this dwelling – but that those additional effects are limited. For example it would not result in the occupants having to have an internal light on when at present they do not. The study has taken into account the effects of the existing buildings in the street and dividing boundary fence and the two retained trees between the hospital building and neighbouring dwelling. The report concludes that as the hospital building has been reduced in height, effects on daylight to the relevant (kitchen) window would result in a 13% reduction in light to that window, but that this would be within British Standard (BS) tolerance. (BS sets out that the minimum natural light achieved to a living room window should be no less than 27% of full daylight) - and this figure is now achieved. It should be noted although the effects on the ground floor side facing kitchen window to no 75 has been assessed, this room is also served by a second window which would not be adversely affected.
72 A further matter of concern is the effect of the new building on sunlight to the gardens of the adjacent terraced row to the east and the potential for overshadowing. The applicants have compiled sun-path diagrams to show the effects of the reduced height building for March, October and June.
73 The diagrams for March show that overshadowing of the rear garden by the new building would start shortly after 2.30pm, and after 4pm the gardens of no 75 and no 73 to the east would be affected by the new building and overshadowing to the all the gardens in this row would occur after 5pm. The sun-path diagram timings show sunlight is currently affected at around 3pm and the gardens are overshadowed by 5pm. This means that late afternoon sunlight eg between 3pm and 5pm would be affected by the new building. Sunlight to the row would start to be interrupted some ½ hour before it is currently affected.
21 23 74 The October diagrams shows that overshadowing caused to no 75 would be noticed at around 2pm. By 3.30pm all the rear gardens of the row would be overshadowed. The existing situation shows that sunlight to the row is currently interrupted by around 3.30pm and complete by 5pm. This means that some 1 ½ hours of sunlight would be lost.
75 The June diagrams, due to the position of the sun in the sky, give a different result. They show that shadows across the rear gardens of the terraced row would result from the dwellings themselves in late afternoon and that the resultant building would not contribute towards that overshadowing.
76 It can be seen that the effects of the proximity of the hospital building would be most noticeable during the winter months, when the sun is at it`s lowest point in the sky, but that during the summer months there would be very little, if any effect. It should also be noted that some of the existing overshadowing effects caused to this row of dwellings result from the natural path of the sun already.
77 The applicants have changed the development proposals to incorporate on the east facing elevation light coloured render (in place of black brick) which will help relieve the daylight/sunlight impact on the neighbour. They have said, for financial and physical reasons it cannot be sited elsewhere on the site ( see above section on character and appearance ). If the building were made taller ie a further floor added to reduce the footprint then the effects on the street scene, the surrounding topography – and likely the AONB and views to and from the site would be compromised to such an extent that the development would be unacceptable. The applicants have advised that this is not a realistic option in any case due to difficulties that would result from having services spread over a taller building.
78 These are difficult issues to balance. In summary, there would be an effect on the neighbouring terraced row, but those effects as set out above are expected to be limited. It should be noted that objections have not been received on these matters from these adjacent occupants and it is understood the applicant had discussed their proposals with the occupants of no 75 before submitting the application.
79 Removal of the two trees adjacent to no 75 may improve the effects in terms of effects on daylight and Members may wish to consider this matter further. However the trees are a benefit to the street scene and their loss would result in the loss of existing mature landscaping.
Overlooking
80 Concerns in respect of overlooking to the east have been overcome by amended plans including obscure glazed non-opening windows, with brise soleil screened opening windows. This measure will enable ventilation into first floor rooms, which ensuring overlooking potential is overcome.
Outlook
81 The development proposals have been amended to incorporate lighter coloured rendering and timber panels to the east facing elevation of the building (in place of black brick). The hospital will clearly be a significant building to overlook especially to the east
22 24 and to the south. However the use of lighter coloured materials on the east facing elevation and varied façade treatment will relieve this. The building is set back from the back edge of the pavement and the separation distance between the new building and those properties opposite should again help relieve outlook impact.
Other
82 The new hospital building will be open between the hours of 8am to 9pm. Opening hours of the new facility will therefore be extended by some 3½ hours per day. (At present although the existing hospital operates within certain hours – there is no control over those hours – and they could be extended at any time – with a worse case scenario, resulting in a 24 hour facility)
83 The increased hours activity pattern has to be balanced against the intensity of use. Staggered facility provision where services are provided over longer hours would mean that there will be less likelihood of “bunching” of activities and use which a shorter core operating time would have. Overall the activities and use would be less likely to be concentrated and therefore would balance out any effects. Longer hours of operation will mean that the facility is made more accessible to a wider community base
84 In respect of construction, materials deliveries are scheduled to take place once a week to ensure impact is controlled. This should ensure minimum disruption to local roads and residents.
85 In conclusion on all these matters, the NPPF sets out that development proposals should be granted unless adverse effects would significantly and demonstrably outweigh the benefits. It is not ideal that any development proposal should result in loss of residential amenity. However, bearing in mind the significance of this proposal to the wider community and district, that it will provide a much needed community facility, the fact that there have been no expressions of concern from the adjoining residents and the efforts made by the applicants to mitigate effects as far as they are able to, it is considered that the development is, in these respects, on balance, acceptable.
Ecology and Bio-diversity
86 A desktop study and extended phase 1 Habitat Survey has been undertaken to establish baseline ecological data for the site.
87 High Meadow, Whinless Down and Western Heights are all Local Nature Reserves (LNR) within 2km of the site. Additionally, within this area there are 10 Local Wildlife Sites (LWS). Of particular note is High Meadow LNR, part of which forms the steep embankment to the south of the site and provides a valuable green space in the area and contributes to the street scene. Whinless Down and Long Wood LWS abuts the southern corner of the site where it also forms part of the High Meadow LNR.
88 The study also identified that there are records of protected species – such as badgers and bats within 1km of the site. The site was found by the study to support habitats such as broad leaved trees amenity grassland etc
89 The studies have found that the development would not have any significant effect on the three statutorily designated sites nor other off site habitats. This is agreed – as the
23 25 development would be confined to the limits of the application site and would not extend into these areas.
90 The study proposes measures to mitigate the potential for impact, and suggests the retention and protection of trees, any shrub tree clearance that is necessary to be undertaken outside the bird breeding season and that escape routes for badgers for provided for. Further bat surveys are recommended prior to demolition of any further buildings. Demolition of a number of buildings has already been the subject of a demolition prior notification application, and no further work on this particular area is considered necessary in respect of the construction works for the new hospital. Bat survey work is being carried out under the current demolition application. The applicants attention will be drawn again to this matter through an informative.
91 Other measures are proposed which would further enhance the biodiversity value of the site, such as the provision of native landscaping species , tree shrub management measures, bird and bat boxes. These matters can be conditioned accordingly. It is noted that Ash is suggested amongst the suite of tree species for planting. With the presence of Chalara disease, this species should not be planted.
Other Matters
Environmental Health
92 The demolition of buildings required to make way for the new works has been dealt with by a separate application. The applicants wanted to get underway with the demolition so it does not form part of this application. Mitigation details in respect of control of pollution – dust and noise, contamination potential, traffic management and parking in relation to the demolition works have been submitted and approved under delegated powers. The demolition phase has already commenced and has been scheduled to run between April and July 2013.
Air Quality – A consultant report accompanies the application which assesses the impact of the development in respect of air pollution and dust risk.
The report looks at potential for air pollution, primarily from the two new gas boilers and gas fired heat and power plant.
The Environmental Health Officer is satisfied with the conclusions of the report in that the modelling criteria indicates that UK Air Quality objectives would not be breached and that exposure levels to residents and future patients and not a risk.
The report also examines dust risk from construction activities and identifies that there would be a moderate likely impact during the construction phase. Mitigation measures are referred to in the report, but do not appear to have been included in the Site Management Plan. At present there are no details of mitigation measures and it is appropriate therefore to require details to be included in a Site Management Plan. This can be achieved by way of condition.
Contamination - The application includes a report which seeks to satisfy the effects of demolition on groundwater and appears to be satisfactory from a human health aspect.
24 26 The Environment Agency will need to be satisfied in respect of the effects on water quality (see below).
The Environmental Health Officer is satisfied that the remediation methodology in respect of effects of remediation during the construction phase, subject to the Environment Agency’s agreement on effects on water quality.
Gas monitoring does not suggest that gas protection measures are required above existing radon protection measures.
Asbestos surveys relating to the demolition phase have been dealt with in the demolition application details, previously approved.
To ensure that any potential for contamination encountered during the construction phase and not already accounted for is dealt with by way of condition
Noise - There are a number of noise sources related to the development, which will be undertaken in close proximity to residential properties. To avoid impact on those neighbouring residents it is considered that conditions will be need to mitigate effects. Those conditions would require noise sources, such as air conditioning units emergency generator and combined heat and power system to be controlled to a set level. The construction period is expected to go on for some months – indicated as between July 2013 and December 2014. Construction hours can be limited by condition and those hours suggested are 0800-1800 hours Monday to Friday, 0800 to 1300 hours on Saturdays and no noise generating activities to be carried out on Sundays and Bank Holidays.
Flood Risk
93 The site lies within flood risk zone 1 – which means that it is at little or no risk from flood. The Environment Agency are satisfied that the Flood Risk Assessment submitted with the application demonstrates that post-development run-off will not make the existing limited flood risk situation worse.
Surface Water and Foul Drainage
94 Two sewers serve Coombe Valley Road. The proposed development would take place on existing impermeable areas and the application indicates that there would be no significant changes to the existing volume or surface water run-off from the site. Foul drainage would be into the existing system, which would be able to cope with the proposed discharge as it is a replacement facility. The Environment Agency have confirmed that it will be appropriate to seek drainage details, including provisions for sustainable surface water disposal, and to demonstrate that existing systems have the capacity to deal with surface water drainage, by way of a condition.
Water Quality
95 The EA have confirmed that they have no objection to the proposal. They have commented that as the site lies on the New Pit and Lewes Nudular Chalk Formations, classed as principle aquifers that discharges and spillages would need to be prevented
25 27 both during and after construction. They have suggested conditions which will ensure the quality of groundwater is not adversely affected.
Archaeology
96 The submitted desk based assessment indicates that the site may have potential to contain remains of prehistoric Romano-British remains. In this respect KCC Archaeology are seeking conditions that would ensure, if such remains are uncovered that such features and finds are examined and recorded.
Community Involvement
97 A public exhibition was held in December 2012, to which local members, interest groups and residents were invited. A questionnaire was made available at the exhibition. The applicants have made reference to this in their Statement of Community Involvement submitted with the application. In summary, responses indicated that:
• The site was an ideal location for the hospital serving the town and wider area
• Most expressed a liking (87%) for the design of the building, some suggesting different colour brick
• The building was too high.
• responses sought additional facilities, such as for mens health and an area dedicated to stroke survivors
• A number of responses expressed concern over car parking, bus frequency, traffic speed management measures
• One response indicated that the hospital should be located at Whitfield.
98 The NPPF promotes inclusivity and community involvement in the planning process. Most of the above issues are addressed within the application proposals and it is not considered that there are any significant, overriding outstanding matters which are of concern to the community who have been involved in the process.
Conclusion
99 The principle of a new modern community hospital on this site is supported fully by the Local Planning Authority. It complies with NPPF objectives in that it is sustainable development. It complies with the objectives identified in the Core Strategy in that it provides much need infrastructure. It complies with the provisions of the LAPLP which has its weight as a material consideration increased with each stage of its adoption process.
100 There are some concerns in respect of the impact and effects of the new hospital – but as has been set out above, the significant benefits of the scheme are considered to outweigh those impacts.
26 28 101 It should be noted that at the time of writing this report reconsultation on amended details is underway. The expiry period for responses is 31 May 2013. Responses have been received from Statutory Agencies concerned – such as Kent Highways, Natural England and the Environment Agency – and their comments are incorporated into this report. There are outstanding details that need further detailing, as identified in certain sections of the above report. It is normal practise to require the submission of satisfactory details for approval by relevant agencies – such as Kent Highways and the Environment Agency, by the imposition of appropriate conditions, prior to the construction phase commencing. It would not normally be the case that where some areas of concern have been identified to withhold any planning permission if those areas of concern can be addressed by conditions. In conclusion it is considered that planning permission can be granted, subject to appropriate conditions.
102 In respect of the Public Sector Equality Duty under the Equality Act the recommendation is not considered to disproportionately affect and particular group
Recommendation
(i) PLANNING PERMISSION BE GRANTED subject to the imposition of conditions to cover the following issues:
• Transport, Highways and Parking matters - in accordance with requirements identified by KCC Highways to ensure traffic, transport and parking impacts are sufficiently mitigated, the submission of a Travel Plan, the provision of a bus stop, shelter and layby and to make the most of sustainable transport initiatives
• Materials samples and details - to ensure a satisfactory appearance and finish to the building
• No further development to be carried out to alter or extend the building unless planning permission is first obtained – this will prevent alterations to the building which might have a deleterious effect on amenities of neighbouring residents
• Landscaping and surface treatments and finishes, including boundary treatments – to ensure the development makes the most of existing tree cover, and contributes towards a qualitative form of development to the street scene and surrounding area.
• No encroachment onto or into the embankment to the south of the site and its safeguarding – for bio-diversity and visual amenity purposes
• Details of bat and bird boxes and native tree planting and their management – to ensure provision is made for wildlife protection and provide for bio-diversity opportunities
• Drainage and SUDs details – to take into account the areas of concern raised by the Environment Agency and Environmental Health Officer, to protect water sources and ensure capacity
27 29 • Site Management details – to ensure the construction and operation of the site does not result in harmful effects on the environment and neighbouring residential occupants
• Pollution mitigation measures – to ensure no harm to human health or the environment is generated by the construction of or use of the hospital
• Hours of construction and hours of hospital use adherence – to ensure the effects and impacts of the development on neighbouring residential occupants are mitigated as far as possible
• Construction illumination hours limited only to hours of construction – to safeguard neighbouring residential amenity
• Archaeology conditions – to safeguard the potential for discoveries of archaeological importance
• Safeguarding the ancillary A1 uses within the hospital building for that specific purpose – so that the needs of the hospital community are met and additional retail related activity is controlled.
(ii) Powers be delegated to the Head of Regeneration and Development Management to settle any necessary planning conditions in accordance with the issues set out in the report, any additional material matters arising during the outstanding consultation period and as resolved by the Planning Committee
(iii) Informatives: KCC Highways, Environment Agency, SWA, Affinity Water, Natural England
Case Officer
Lesley Jarvis
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