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Agenda item

Agenda item

19/01322/FUL - Forest Lodge, Locksway Road, Portsmouth, PO4 8LU

Construction of three storey building to form 66 bedroom adult residential care home with associated access, car parking and landscaping

 

Minutes:

The Planning Officer presented the report and drew attention to the Supplementary Matters which reported:

 

 

The Agent has clarified in response to a query regarding sustainability, that solar panels on the southern roof slope may be considered and/or a ground source heat pump system. Furthermore, that other energy and water efficiency measures would also be considered. Although no specific details are proposed within the submission. 

 

The Agent and RNBT have suggested that if it is not possible to upload or show a submitted video walkthrough of the proposed development, that this can instead be viewed on the RNBT's website or on YouTube; by Members or by the public. It is understood that the video has nevertheless been sent to Members by the Agent. 

 

The recommendation remains unchanged.

Further written deputations were read out as part of the officer presentation from:

Mr A Wood - Agent

Rob Bosshardt - Royal Navy Benevolent Fund - Supporter

 

Further written representations were received after the deadline for deputations.  These were sent to members prior to the meeting but at the request of the committee were subsequently read out by the planning officer:

-          Royal Navy Association (Bill Oliphant)

supports the application

-          Agamemnon Housing Association (Nigel Langhorn)

supports the application

-          Patrick Keefe (neighbour / former Navy Commander)

supports the application

-          NHS Property Services (Nicola Booth)

supports the application

 

 

Deputations were also heard from:

·         Councillor Jeanette Smith on behalf of the Chair of Milton Neighbourhood Planning Forum objecting to the application

·         Councillor Darren Sanders on behalf of a constituent objecting to the application.


Deputations are not minuted but can be viewed as part of the livestream on the following link https://livestream.com/accounts/14063785/planning-22jul2020/videos/208937684

Members' Questions

In response to questions from members officers explained that:

·         There had been extensive negotiations with the applicant over the concerns about the design.  Some changes have been made and the applicant is no longer willing to make further changes as they feel the scheme is acceptable. Officers however do not feel the design is of a high enough standard.   

·         Officers clarified the process for submitting deputations.  The deadline for requesting deputations is prior to the agenda being published in accordance with the amended Standing Order 24. Those who have previously registered will have the opportunity to submit a further written representation.  The Deputy Director of Planning and Economic Growth, advised that unfortunately a small number of letters went out advising that deputations were available to people who had not properly registered and he apologised for this.  The four deputations received following this had been included in the supplementary matters list in full and members have had the opportunity to read these.  After a discussion these were subsequently read out to the committee as listed above.

·         The most prominent view of the site is from Locksway Road which is considered to be the frontage.  There is also the West Lodge traditional flint building on the opposite side of Solent Drive.  The site is the gateway to historical access along to the historic St James' Hospital.  It is a very prominent location where currently there is a hard boundary along the site.  Officers considered it a missed opportunity in terms of integrating better into the street scene and surrounding roads. 

·         Officers had gone back to the agent with a number of suggestions such as breaking up the building and having lower storey elements and elements suggested by the Design Review Panel, but the applicant was not prepared to change the bulk of the scheme.

·         The previous scheme which was granted planning permission had 8 houses which were two storey and a block of flats.  This was not implemented and planning permission has expired.

·         Officers have not specifically said that the care home has to match the Flint Lodge adjacent, just asked that this is taken into account. The primary concern is the scale, massing and continuous block in combination with the design.

·         Officers have not had a specific conversation with the applicant about the requirements for the internal layout. They have made suggestions though such as pulling apart the building to have two storey link attachments with three storey in the next section. 

·         Natural England have not agreed what is proposed to be acceptable therefore a condition could not be added.  Natural England's view and sign off is needed for that element and the Council need them to say they are happy with the mitigation proposed.

·         The Principal Planning Solicitor advised members that para 177 of the NPPF states: "The presumption in favour of sustainable development does not apply where the plan or project is likely to have a significant effect on a habitats site (either alone or in combination with other plans or projects), unless an appropriate assessment has concluded that the plan or project will not adversely affect the integrity of the habitats site"

She advised members that in the absence of an appropriate assessment the likely significant effects of the development on the habitat site are unknown therefore planning permission should be refused. It would be unlawful for member to grant planning permission for this development today.

·         The Assistant Director of Planning and Economic Growth added that the applicant provided the information last Monday, officers submitted to Natural England and in due course they will reply with hopefully a positive response. 

·         Officers advised that it would not be appropriate to give delegated authority to the Assistant Director to conclude negotiations with the applicant and Natural England as they do not know if will have a successful mitigation strategy until hear back from Natural England.

 

 

Members' Comments

Members were sympathetic to the application and noted that the applicant had reviewed a large number of sites around Portsmouth.  The Committee felt that there is an obligation to provide suitable sites for naval veterans in the city.  Members felt that the design is similar to other care homes and retains a large amount of greenery.  It was felt that the nitrate issue should be resolvable as long as Natural England provide a positive response.  There were some unsatisfactory elements to the application due to the environment however greater provision for older people was needed.

 

Some members however wished to support the officer recommendation to ensure that a better design for the site was achieved.

 

The Assistant Director of Planning and Economic Development and Principal Planning Solicitor advised that the Council was not lawfully in a position to grant planning permission without the appropriate assessment. Officers advised that if members were minded to overturn the officer's recommendation they could either resolve to delegate the application to officers or bring back to the next committee scheduled for three weeks' time. Bringing the application back to committee would allow the committee to have some control over the conditions and the appropriate assessment will have been resolved. This will provide transparency for the grant of planning permission.

 

 

RESOLVED that the application not be refused and delegated authority be granted to the Assistant Director of Planning & Economic Growth to resolve the application within the next 3 months.

 

(The officers' recommendation for refusal was overturned)