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Agenda item
13-14 Linton Road
- Meeting of Planning, Wednesday, 16th July, 2014 6.00 pm (Item 14.)
- View the declarations of interest for item 14.
Minutes:
Proposal:
Change of use from former care home to supported living accommodation (sui generis)
Application No:
HS/FA/14/00055
Existing Use:
Care Home
Hastings Local Plan 2004
DG1, H4, DG2
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
H2, H4, SC1
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4, HC2
Public Consultation:
42 letters of objection (at the time of writing the report), and 1 petition
The Development Manager reported on an application for the change of use from former care home to supported living accommodation (sui generis) at 13-14 Linton Road, Hastings.
The property is located on the west side of Linton Road and is surrounded by a mixture of large Victorian houses, some of which have been converted into flats, HMOs and smaller detached private dwelling houses.
The application seeks approval to split No 13-14 Linton Road into 3 independent units, to comprise 18 bedrooms, each in single occupation, 11 of which would have ensuite facilities. In addition there would be communal bathrooms, living/dining areas, kitchens and office space. One of the 18 bedrooms is to be allocated for the ’24 hour presence’ member of staff. A private garden for the three units will also be provided.
Staff will attend the site during normal working hours, i.e. 08.30 till 17.00 to provide support needed by the occupants. This will not only involve staff employed by the applicant but also County Council staff. There will also be a member of staff who lives within five minutes walk of the site who will be on a 24 hour call and a member of staff on-site continuously, with 12-hour shifts.
The previously submitted application HS/FA/13/00610 was for a proposal which involved the conversion of the site into 3 units each to be used as an HMO. This use would have fallen under the C4 use class. In this instance as the proposed use has altered to include 'supported living accommodation' and as a result is now considered to be a Sui Generis use.
The agent has stated that potential residents would be vetted by Social Services prior to placement within the units. The agent also stated that each resident would be visited regularly by their social worker. The only external alterations are to the access doors on the flank elevation serving No. 13a.
Having taken into account all the relevant matters including the residential amenity and character of the area; living environment, parking and highways, need, safety and security, the Development Manager felt that providing there is support on site 24 hours a day, the use is considered to be acceptable and therefore recommended the application be approved subject to conditions.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
The petitioner, James Leathers, was present and spoke against the application.
The applicant’s representative, Mr George Sewell (Planning Consultant), was present and spoke in support of the application.
CouncillorSabetian, Ward Councillor, was present and spoke against the application.
CouncillorBeaney proposed a motion against the officer recommendation to refuse the application as set out in the resolution below, which was seconded by Councillor Beaver.
RESOLVED– by (8 votes to 1, with 1 abstention) that planning permissionbe REFUSED subject to the following conditions:-
1.
The change of use to supported living accommodation, for which there is no clearly identified need in the borough would conflict with the aims of policy H2 in the Hastings Local Plan, The Hastings Planning Strategy, 2011-2028 which seeks to achieve the provision of a range of accommodation to meet current and projected housing needs, and states:
Planning permission will be granted for residential development that delivers a balanced mix of housing both within each site, and across Hastings as a whole. The Council will seek to ensure a genuine mix of housing types within existing and future communities by encouraging proposals for housing development in terms of the extent to which they:
a) contribute to a well integrated mix of housing types and tenures to support a range of household sizes, ages and incomes to meet both current and projected housing needs
b) address local tenure mix and whether there is a concentration of a particular tenure of housing that would benefit from diversification or greater choice
c) take account of existing local household characteristics and whether there is a bias towards younger or older households, families or sharers and how the new development will fit into this context
d) provide a proportion of homes to Lifetime Homes Standard
e) in suitable and accessible locations, residential schemes of 50 or more dwellings will need to include at least 2% fully adapted dwellings for wheelchair users.
2.
The change of use to supported living accommodation would be likely to increase general activity in the area and be detrimental to the character and setting of the premises. The proposal would therefore conflict with the aims of policy HC2 b) in the Hastings Local Plan, Development Management Plan, Revised proposed Submission Version which states:
Policy HC2 – Residential Institutions and Student Halls of Residence
Planning applications for residential institutions (including for the elderly, infirm and physically and sensory impaired) and for student halls of residence should comply with the following criteria.
b) Changing the use of an existing building should not detrimentally affect its character or setting.
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