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EXCEPT LAYOUT AND ACCESS) FOR CONSTRUCTION OF UP TO 31 RESIDENTIA Members are asked to note that this matter has been withdrawn from the agenda.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