PWYLLGOR DYDDIAD: 24/09/2012 SIAMBR DAFYDD ORWIG CYNLLUNIO DATE: CHAMBER CAERNARFON PLANNING COMMITTEE EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER 1 C11/0240/11/LL Bangor Ysbyty Minffordd Hospital, Bangor 2 C12/0308/12/LL Betws Garmon Bryn Gloch Caravan & Camping Park, Betws Garmon 3 C12/0383/18/LL Llanddeiniolen Llys Gwynt, Llanddeiniolen 4 C12/0974/09/LL Tywyn Tir ger / Land Near – Pendre Gardens, Tywyn 5 C12/0991/46/LL Tudweiliog Llaniestyn Auto Services, Llaniestyn 6 C12/1074/39/LL Llanengan Maes Parcio - Pant y Branner - Car Park, Cilan 7 C12/1076/39/HY Llanengan Maes Parcio - Pant y Branner - Car Park, Cilan Number: 1 Application Number: C11/0240/11/LL Date Registered: 13/06/2011 Application Type: Full - Planning Community: Bangor Ward: Hendre Proposal: DEMOLISH EXISTING BUILDINGS AND SITE CLEARANCE, ERECTION OF BUILDINGS TO CREATE A 36 BED SPECIALIST CARE FACILITY, PARKING SPACES AND LANDSCAPING Location: YSBYTY MINFFORDD HOSPITAL, BANGOR, LL574DW Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation: Description: This application was deferred at the committee held on 7th November 2011, for the following reasons: To receive additional information regarding the proposed development and the service to be offered at the new units Additional information regarding local need for the service, employment and sustainability To consult with the health board in order to receive their views regarding the proposal In response to the above matters, the following observations were submitted by the applicant’s agent:- Confirmation was received that discussion had taken place between the developer (Rushcliffe Care) and the health board, where there was recognition that the board would not foramlly support the proposal as the company was not on the health board’s tender list and therefore patients would not be referred formally via the local health board. However, it is noted that this is a commercial decision for the company in terms of placing individuals there and filling empty beds, the company was aware of this from the start and had assessed the situation prior to buying the site. In terms of justification for the development, reference was made to another site operated by the company in South Wales, the company was not on the reference list of the health board there either. However, the site had enabled individuals who receive care outside Wales to return giving quality extra provision and investment in the area. Reference was made to an award the site received namely APEX Independent Mental Healthcare Provider Award 2011. It was noted that the company was confident that the service will be filled, although at their own risk via urgent contracts with persons currently receiving care outside Wales. The view was that there were evident benefits of approving this plan in terms of job creation, benefit to the local economy, safeguarding historical buildings etc. The following confirmation was received from the health board regarding was mentioned earlier and in terms of the board and their views regarding this type of facility and the service offered by external providers: Because of a finished contract regarding the placing of patients in units of this type, the board did not consider new providers until the period for this contract had terminated (approximately August 2013). At the end of this period, new providers could be received as long as the specific criteria was satisfied, however, at the moment this application was not supported by the local health board. In terms of the Council’s social services, it was confirmed that the service did not formally support the development, especially in the context of the response of the health board above. Regarding the application itself, you will recall that it was a full application for planning permission to demolish existing buildings and erect a new building to create a 36 bed specialist care facility together with parking spaces and landscaping of the site. The site comprises a number of stone buildings that previously formed a hospital; although this use ceased many years ago, the site retains legal use as a hospital. As well as the demolition and clearing work, there are also some trees on the site to be felled. There are a number of substantial trees within the site and along its western boundary and partly along its other boundaries, together with a substantial stone wall which runs along the site. The proposal would involve erecting a building which is mainly two-storey and finished with natural stone, brick and render with a slate roof. It would see the creation of 50 parking spaces (with two designated disabled parking spaces) within the site, a bin storage structure, bicycle shelter, and a 3 metre high security fence on part of the site. The proposed use would create four self-contained units which are independent of each other but within the same main building. The use complies with the legal use of the site within Use Class Order C2 (hospitals, nursing homes, residential schools etc), creating a total of 36 beds for individuals with learning disabilities, physical impairments and mental health problems. The facility is being divided to create one 12 bed medium security unit, two 8 bed low security units, and one 8 bed “step down / rehab” unit. In addition to the above provision, living / dining / activity / meeting rooms would be created as well as a sports / health hall, together with outside recreational areas on specific parts of the site. The site is located outside the development boundary of the city of Bangor adjacent to a public road which leads to the villages of Glasinfryn, Minffordd and Caerhun. Relevant Policies: Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan. Gwynedd Unitary Development Plan 2009: Policy B20 – Species and their habitats that are internationally and nationally important - Refuse proposals which are likely to cause disturbance or unacceptable damage to protected species and their habitats unless they conform to a series of criteria aimed at safeguarding the recognised features of such sites. Policy B22 – Building design - Promote the design of good buildings by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment. Policy B23 – Amenities - Safeguard the amenities of the local area by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and amenities of the local area. Policy B25 – Building materials - Safeguard the visual character by ensuring that building materials are of high standard and complement the character and appearance of the local area. Policy C1 - Locating new developments – Land within town and village development boundaries and the developed form of rural villages will be the main focus for new developments. New buildings, structures and ancillary facilities in the countryside will be refused with the exception of a development that is permitted by another policy of the Plan. Policy C3 – Re-using previously developed sites – Proposals which give priority to the use of land or buildings previously developed and located within or adjacent to development boundaries will be permitted if the site or the building and use are appropriate. Policy C7 – Building in a sustainable manner - Proposals for new development or for the adaptation or change of use of land or buildings which have not demonstrated that consideration has been given to specific environmental matters, will be refused. Proposals must conform to specific criteria relating to building in a sustainable manner, unless it can be demonstrated that it is impractical to do so. Policy CH28 – Impact of development on journeys - Proposals for developments on a large scale will be refused if they cause a substantial increase in the number of journeys made in private vehicles where measures to reduce the environmental impact have not been introduced. Developments which are planned and designed in a way that promotes the most acceptable environmental and sustainable modes of transport will be favoured. Policy CH30 – Access for all - Refuse proposals for residential/business/commercial units or buildings/facilities for public use unless it can be shown that full consideration has been given to the provision of appropriate access for the widest possible range of individuals. Policy CH33 – Safety on roads and streets - Development proposals will be approved if they comply with specific criteria involving the vehicular access, the standard of the existing roads network and traffic calming measures. Policy CH36 – Private car parking facilities - Proposals for new developments, extension of existing developments or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines and having given due consideration to accessibility of public transport, the possibility of walking or cycling from the site and the distance from the site to a public car park. Policy CH41 – Residential and Nursing Homes – Proposals for new nursing homes are approved providing they conform to a series of criteria relating to accessibility, highways considerations, visual and