ADRODDIAD PENNAETH CYNLLUNIO, CYFARWYDDIAETH YR AMGYLCHEDD REPORT OF THE HEAD OF PLANNING, DIRECTORATE OF ENVIRONMENT AR GYFER PWYLLGOR CYNLLUNIO CYNGOR SIR CAERFYRDDIN/ TO CARMARTHENSHIRE COUNTY COUNCIL’S PLANNING COMMITTEE AR 30 AWST 2016 ON 30 AUGUST 2016 I’W BENDERFYNU/ FOR DECISION Mewn perthynas â cheisiadau y mae gan y Cyngor ddiddordeb ynddynt un ai fel ymgeisydd/asiant neu fel perchennog tir neu eiddo, atgoffir yr Aelodau fod yn rhaid iddynt anwybyddu’r agwedd hon, gan ystyried ceisiadau o’r fath a phenderfynu yn eu cylch ar sail rhinweddau’r ceisiadau cynllunio yn unig. Ni ddylid ystyried swyddogaeth y Cyngor fel perchennog tir, na materion cysylltiedig, wrth benderfynu ynghylch ceisiadau cynllunio o’r fath. In relation to those applications which are identified as one in which the Council has an interest either as applicant/agent or in terms of land or property ownership, Members are reminded that they must set aside this aspect, and confine their consideration and determination of such applications exclusively to the merits of the planning issues arising. The Council’s land owning function, or other interests in the matter, must not be taken into account when determining such planning applications. COMMITTEE: PLANNING COMMITTEE DATE: 30 AUGUST 2016 REPORT OF: HEAD OF PLANNING I N D E X - A R E A W E S T REF. APPLICATIONS RECOMMENDED FOR APPROVAL PAGE NOS W/33982 Conversion of existing five bedroom dwelling house to 59-66 a care home to cater for 6 persons who need assistance with daily living and alterations to access and parking at Danybryn, Alltycnap Road, Johnstown, Carmarthen, SA31 3QY W/34155 Proposed single storey extension to the side of the 67-72 existing dwelling. at 136 Heol y Meinciau, Pontyates, Llanelli, Carmarthenshire, SA15 5SE REF. APPLICATIONS RECOMMENDED FOR REFUSAL PAGE NOS W/34079 Proposed change of use from agricultural building to 74-78 dwelling at Parc yr Odyn, Hebron, Whitland, SA34 0XT REF. ADDITIONAL ITEMS FOR DECISION PAGE NOS W/29312 Proposed road and plot layout and detached property 80-86 at Plot 4 on land to north of Peterwell, Old St Clears Road, Johnstown, Carmarthen APPLICATIONS RECOMMENDED FOR APPROVAL Application No W/33982 Application Type Full Planning Proposal & CONVERSION OF EXISTING 5 BEDROOM DWELLING HOUSE Location TO A CARE HOME TO CATER FOR 6 PERSONS WHO NEED ASSISTANCE WITH DAILY LIVING AND ALTERATIONS TO ACCESS AND PARKING AT DANYBRYN, ALLTYCNAP ROAD, JOHNSTOWN, CARMARTHEN, SA31 3QY Applicant(s) TRACS CARE LTD - JONOTHAN HUGHES, COPPER COURT, PHEONIX WAY, LLANSAMLET, SWANSEA, SA7 9EH Agent DP ARCHITECTURE LTD - DAVID PAYNTER, 56 WALTER ROAD, SWANSEA, WEST GLAMORGAN, SA1 5PY Case Officer Stuart Willis Ward Carmarthen South Date of validation 21/06/2016 CONSULTATIONS Head of Transport – Has, following the submission of amended plans, requested the imposition of a number of conditions on any approval. Carmarthen Town Council – Have stated they have no objection to the proposal. Local Member - County Councillor A Lenny is Chair of the Planning Committee and has not commented to date. County Councillor J Thomas has also not commented to date. Dwr Cymru/Welsh Water – Have stated they have no comments to make. Neighbours/Public - The application has been publicised by the posting of Site Notices with 7 letters of objection received to date. The following issues have been raised:- Overlooking and loss of privacy; Access not within the applicants ownership; Fuel tanks and industrial estate to the rear of the site and potential issues for residents; Not an appropriate location for the occupants due to nearby uses, traffic and noise; Lack of pavements; Other more suitable properties available; Poor visibility; Poor/unsuitable access, particularly for emergency vehicles; On street/road parking; Increased traffic generation; Existing traffic issues; Disturbance from traffic; Query whether property is to be altered/extended; Not suitable location for commercial property; Concern rear of the site would be developed for large residential home; Lack of boundary wall meaning potential for intruders; Damage to boundary walls from vehicles. RELEVANT PLANNING HISTORY The following previous applications have been received on the application site:- D4/23636 Certificate of Lawfulness for use of land and premises as a builders yard Lawful Development – CLOPUD refused 11 August 1993 D4/21930 Small builders yard Full planning permission 25 February 1992 D4/11408 Extension to existing dwelling Full planning permission 29 March 1983 D4/5763 Erection of shed to replace existing outbuildings Approved with conditions 04 June 1979 APPRAISAL THE SITE The application site is currently a five bedroom detached residential property located off the northern western flank of Alltycnap Road, Johnstown. The site is located within the development limits of the settlement. Both sides of the application site there are residential properties and the Cillefwr Industrial Estate is located to the northwest. Their dwelling is set in a large curtilage with the land falling from the road to the northwest. The rear of the property is over three floors with the front being of two storey appearance. There is an existing driveway access located to the north eastern side of the dwelling and a garage. The access leads down to parking and turning areas to the rear of the property. There is also a detached workshop/garage located at the northern western end of the curtilage. THE PROPOSAL The application seeks full planning permission for change of use of the property to a care home, an extension to the property and a new access. The application states that the property would be used as a care home for six persons who need assistance with daily living. The application indicates that there would be 24 hour care provided at the property with three staff at the home during the day and one during the night. The plans show a total of six bedrooms for permanent residents. One is at ground floor level and five at first floor level. Each bedroom would have en-suite facilities. There is also a staff bedroom at ground floor level. A shared lounge and kitchen is also shown at ground floor level along with an office. A lobby, laundry room, WC and meeting room are shown at the lower ground level. The proposal includes an extension at ground floor level providing a covered porch leading down to the lower ground floor laundry room. The porch would be glazed. It is also proposed to close up the existing garage and replace this with a window and alterations to the garage roof to increase the height. The proposal has been amended following concerns from the Head of Transport. The proposal is now to close off the existing access to the eastern side of the dwelling and create a new access on the other side. This new access would have improved visibility. There is a parking and turning area shown to the rear of the building to accommodate up to 8 cars. The application is for a care home and the type of care provided is not something that would be confirmed as part of the application, simply that it would be within the C2 use class. The applicants have provided some background information on the intended use of the property as follows:- It is intended that the new home at Danybryn will provide social care support to adults with a range of needs. The home will focus on improving people’s level of functioning so that they are able to live independently. This will be achieved by supporting people’s daily living skills e.g., cooking, budgeting, gardening, and maintaining a healthy lifestyle. The residents supported at Danybryn will generally be local people who will likely have been in hospital due to mental ill health such as depression, anxiety or other illness but are now well, but need some support to regain skills or confidence to progress into their local community as part of their recovery. The new home will provide skilled support to enable them to achieve this. Tracscare pride themselves in being part of the community and where possible will become involved in local community projects. It is intended that the home will be positive addition to the local community with a well- maintained property and garden with a pleasant external appearance to enhance the local street scene. Tracscare have for many years been running two very similar homes in the Carmarthen area, one in Johnstown and one in Bronwydd. In both these areas they have endeavoured and succeeded in become part of those communities, and they have appreciated the acceptance and support of the communities, local to these homes. There are several positive stories regarding individuals from these homes who have progressed to live independently in the Carmarthen area. Tracscare will recruit and provide skill development training to local people. PLANNING POLICY In the context of the current development control policy framework the site is located outside the defined development limits as contained in the adopted Carmarthenshire Local Development Plan Adopted December 2014. Policy GP1 of the Local Development Plan (LDP) sets out the general requirements of the Local Planning Authority to ensure sustainability and high quality design through new development. In particular, that “it conforms with and enhances the character and appearance of the site, building or area in terms of siting, appearance, scale, height, massing, elevation treatment, and detailing”, “it would not have a significant impact on the amenity of adjacent land uses, properties, residents or the community” and “an appropriate access exists or can be provided which does not give rise to any parking or highway safety concerns on the site or within the locality” Policy H6 Residential Care Facilities states that proposals for the development of residential care facilities and extensions to existing facilities within the Development Limits of a defined settlement (Policy SP3) will be permitted where it has safe and convenient access to community facilities and services.