Contact: Martin Leeds, ext 6733 email: [email protected]

1. Summary

1.1 The County Council seeks planning consent for a major extension to the existing Westholme Older Persons' Home, Harestock, Winchester. Comments and concerns have been received from local residents and an objection to part of the scheme from Winchester City Council. However, the recommendation is for approval, subject to conditions.

2. Site

2.1 `Westholme' is a large two storey established County Council residential care home for older people within the residential area of Harestock, Winchester (see attached location plan). The site has small mature trees along its frontage, with Harestock Road, which adjoins the north-western boundary. On the opposite side of the road is a private nursing home. At the north-east (Hickory Drive), south-west (Larg Drive) and south-east (Burley Road) boundaries are detached houses. The properties in Burley Road are at a lower level than the grounds of the site. Access to Westholme is currently from two entrances off Harestock Road.

3. Proposal

3.1 To meet the challenge of delivering urgent new nursing facilities in Hampshire, an initiative has been developed in partnership between Hampshire County Council and the Hampshire and Isle of Wight Strategic Health Authority has received funding from the Department of Health. The initiative requires major extensions to various existing County Council residential care homes to be carried out within the central Government's target time of December 2005. The site at Westholme, Harestock is one such property that has been identified where an extension could be provided.

3.2 The proposed extension, which is to accommodate 30 additional bed spaces, lounge and associated facilities, will be an "L" shaped two storey building in a similar design to the existing Home. The extension would be on the north-western (facing onto Harestock Road) and south-western (facing onto Larg Drive) elevations of the Home and have been designed to a `domestic' rather than an `institutional' scale. To link the new extension to the existing building, some internal refurbishment works are necessary. The boundary trees are to be retained as far as is practicable and will act as screening to the development, additional planting is also intended.

3.3 The existing main entrance into the site from Harestock Road will be closed after the extension is complete and the nearby service entrance in the north-west corner (also onto Harestock Road) will be utilised as the new main site entrance. In accordance with Hampshire County Council parking standards, nine additional car parking spaces are to be incorporated into the overall development, bringing the total, including existing spaces, to 21. The application also includes provision for a secure bicycle shed for staff and visitors.

4. Development Plan

4.1 Winchester District Local Plan 1998 shows the site as existing development within the defined built-up area for Winchester. The proposed development conforms generally to Policies EN5 (criteria for new development), FS1 (improved facilities -including health care facilities- within the defined settlement) and T9 (highway access/parking).

5. Consultations

5.1 Winchester City Council raises objection for the following reason: "The proposal does not incorporate adequate facilities to enable a service vehicle to turn on the site and so enter the highway in a forward gear, which is considered essential in the interests of highway safety".

5.2 The City Council also comment that if the County Council is minded to grant planning consent then it is requested that certain planning conditions are attached to the consent. Such conditions relate to external materials, parking/turning of vehicles on site, tree protection, etc.

5.3 Littleton and Harestock Parish Council, although having no objection in principle, has expressed some concern that tree felling may open up the site to the detriment of the local residents. The Parish Council asks that such work is kept to a minimum.

5.4 The Environmental Health Officer has no comment.

5.5 The Highway Adviser has no objection in principle, subject to conditions including adequate provision being made within the site for the turning of vehicles.

6. Representations

6.1 The local Member, Councillor Mrs Bailey, has been informed of the application and generally supports it.

6.2 Five letters of concerns and objection have been received from local residents. The main points raised are:

(i) effect of the proposed development on the peripheral trees on the site;

(ii) extensive noise from, and the prolonged construction period of, the proposed works;

(iii) increase in traffic using the site, particularly contractors, will lead to parking on nearby local roads thereby causing a traffic hazard;

(iv) proposal reduces site access to one and there is a need to improve turning within the site;

(v) proposal doubles accommodation which will lead to more delivery vehicles using the site, leading to potential for reversing of vehicles and associated noise; and

(vi) the style of the building is out of keeping with the surrounding residential area.

7. Chief Planning Adviser's Comments

7.1 Westholme Older Peoples Home is an established residential care property in a primary residential area and in principle there should be no objection to the proposal. In addition, the principles of the new extension generally accord with the relevant policies in the Winchester District Local Plan.

7.2 The objection by Winchester City Council regarding turning facilities for service vehicles are noted. Amended plans have been received including widening of the main access into the site from Harestock Road that overcome this objection. The County Council's Highway Adviser is satisfied that this amendment is acceptable.

7.3 The concerns expressed by local residents are noted. In response to these points:

(i) effect of development on the peripheral trees - the majority of the existing mature trees will remain although, it will be necessary to remove a few. Measures would be taken during the construction period to protect the trees that are to remain from damage.

(ii) extensive noise from and the prolonged construction period of the proposed works - it is acknowledged there will be noise from the construction works as no building site is quiet when in operation. The proposed construction period is anticipated to last for approximately 11 months, with another month to allow for temporarily moving the residents into the new building whilst refurbishment of the existing Home is carried out. The refurbishments are anticipated to last about eight months.

(iii) increase in traffic using the site will lead to parking on nearby local roads - initially, whilst construction works are under way, it is possible that some vehicles could park on Harestock Road, although it will be a requirement of the planning consent that the additional car spaces to be provided are constructed before the major development is carried out. Provision of the new spaces would help to reduce vehicles parked on the highway. In addition, the County Council is investigating the feasibility of an off-site parking compound and mini bus service for the contractors during the works.

(iv) proposal reduces site access to one and there is a need to improve turning within the site - it has been decided to improve the northerly of the existing two access points into the site and this will be widened to five metres. This access has least effect on the existing trees and already allows delivery of goods, etc to this part of the Home. In addition, an improved turning facility within the site will enable delivery/service vehicles to leave the site in a forward gear rather than reversing onto Harestock Road. The current southerly access, once the extensions to the Home are complete, would be used for emergency vehicles.

(v) proposal doubles the accommodation which will lead to more delivery vehicles using the site, leading to potential for reversing of vehicles and associated noise - although the concern is noted, the size of vehicles delivering goods to the site is outside the control of the Planning Authority (in this case the County Council) since it depends on external factors. The frequency of deliveries is a management issue for the Home and, therefore, cannot be controlled by planning condition as it would be un-enforceable.

(vi) the style of the building is out of keeping with the surrounding residential area - the existing Home is a large development when compared to nearby housing. The proposed extensions have been designed to reduce the overall impact of the mass of the building. The development is on the northern side of the site, away from the majority of existing houses and partly screened by trees.

7.4 In summary, the proposed development accords with the relevant policies in the adopted Local Plan and the objection from the City Council has been overcome by the receipt of amended plans, showing an improved turning facility within the site and widening of the principal access. The concerns of local residents have been addressed. Planning permission is therefore recommended.

Recommendations

That planning permission in respect of a new Nursing Care building and associated works at Westholme, 55 Harestock Road, Winchester (Application No. 03/01870/HCS W03088/03) be granted, subject to the following conditions:

(i) The development hereby permitted shall be begun before the expiration of five years from the date on which this planning permission was granted.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

(ii) Samples and details of the materials and finishes to be used for the external walls and roofs of the proposed building shall be submitted to and approved by the Local Planning Authority in writing before the development commences.

Reason: In the interests of visual amenity and to secure a satisfactory development.

(iii) Before any works are commenced on site, measures shall be taken to protect from damage those trees on the site which are to be retained. Such measures shall be maintained for the duration of the building contract works.

Reason: In the interests of preserving the natural features of the site.

(iv) Before the major works are commenced on site, the new car parking spaces shall be constructed to at least base-course level and, before occupancy of the new extensions, shall have been final top-surface dressed.

Reason: To ensure that additional on-site parking is available to reduce the possibility of parking on nearby roads.

(v) Within two months of the start of the construction works, details of the proposed structure for the cycle spaces shall be submitted in writing and approved by the Local Planning Authority. The agreed details shall have been implemented and the cycle spaces made available for use before the new extensions are brought into use.

Reason: To secure a satisfactory development.

(vi) Within two months of construction works starting, details of the proposed planting shall be submitted in writing to and approved by the Local Planning Authority. The agreed details shall be implemented within the first available planting season following completion of construction works.

Reason: To secure a satisfactory landscaped development.

(vii) Before the development is occupied a Green Travel Plan shall be submitted in writing to and approved by the Local Planning Authority. The agreed details shall be implemented within three months of occupation of the new development and evaluated in accordance with an approved programme.

Reason: To minimise trip generation by private car associated with the development and encourage the use of alternative means of transport.

(viii) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the construction works being deposited on the public highway. In the event that any mud or spoil is deposited on the highway, it shall be cleaned off on each day of working.

Reason: In the interests of highway safety.

(ix) Occupation of the buildings shall not commence until provision for the parking, turning, loading and unloading of vehicles has been made within the curtilage. The areas of land so provided shall not be used for any purpose other than the parking, turning, loading and unloading of vehicles.

Reason: In the interests of highway safety.

(x) No work relating to the construction of the development approved, including works of preparation prior to operations, the delivery of construction materials, skips or machinery, or the removal of waste materials, shall take place before 0800 hours or after 1800 hours Monday to Friday inclusive, before 0800 hours or after 1500 hours on Saturday and not at all on Sunday or recognised public holidays, unless otherwise agreed beforehand in writing with the Local Planning Authority.

Reason: To protect the amenities of occupiers of nearby properties.

8297/ML