Agenda item

This application was being reported to the Planning Committee because the application was for major development. Furthermore, the application required a Section 106 (S106) planning obligation. As such the application fell outside the scheme of delegation to Officers.

Officers presented the report and in doing so, drew Members’ attention to the presentation slides on pages 5 to 16 of the Site Plans and Presentations pack.

The application was for Heart of Worcestershire College, Osprey House, Albert Street, Enfield, Redditch, B97 4DE and sought the Demolition of existing building and the erection of a three-storey care home (Use Class C2) with ancillary facilities.

Officers clarified that the site had been before the Planning Committee in July 2024 for a different scheme (23/01108/FUL) which utilised the existing building and proposed an underground carpark for a smaller 83 bed care home with 33 supported living apartments. The application before Members sought to demolish the existing building and erect a 98-bed care home on the site.

In comparing the approved extant and proposed applications, Officers detailed that there was a modest increase in the care home from 83 rooms to 98 rooms, however, the supported living apartments were removed. Although the building would be in a similar position, one part would be removed to make way for parking which would be at surface level only.

Due to the reduction in building footprint, there would be an increase in green space. In addition, there would be a 33% bio-diversity net gain.

Officers deemed the principle of development to be acceptable and there were no objections from Consultees subject to appropriate conditions and a S106 planning obligation.

At the invitation of the Chair Mr Andeep Gill, the applicant’s agent, addressed the Committee in support of the application.

After questions from Members the following was clarified.

• The 2 disabled and 4 EV charging spaces were included in the 31-place parking provision.
• The underground parking was not included in the application.
• The council could not compel the County Council to installed double yellow lines on the nearby road.

At the invitation of the Chair the applicant’s Agent Mr Andeep Gill was invited to address the committee to clarify the type of care home which would be provided as the information was not available in the report and was necessary for Members to make a decision. Mr Gill detailed that the care home would cater for residents falling under the C2 class use criteria. Further clarifying that although this could be those with dementia, the majority of residents were expected to be those who were elderly infirm and needed some assistance with day-to-day needs.

Officers addressed Members concerns regarding parking and detailed that Worcestershire County Council, Highways (County Highways) had assessed the application and determined that the number of spaces provided was adequate for a development of that type and size. Additionally, due to the good transport links of the site approximately 40% of the 25-30 employees would be expected to travel via alternative methods, with 13% (4) of spaces free at any time of the day. County Highways arrived at their conclusion by considering the worst-case scenario when examining statistical data.

Members then debated the application which officers had recommended for approval.

Members were unhappy with the parking provision supplied by the development, especially when comparing the total parking spaces to the extant approved application which saw a significant decrease in number of spaces from 62 to 31 spaces. Members expressed concern that there would be an increase in on street parking due to the development. The number of spaces required was also questioned in that it may not account for overlap periods where the number of employees on site would spike during handovers.

Officers assured Members that the 23-page transport document had been assessed by County Highways and that based on their TRICS assessment Data, the parking provision was adequate. Matters such as handover periods and the number of employees were operational issues and that the applicant would need to have regard to the sustainable transport Condition attached to the application.

Notwithstanding the parking issues, Members were entirely in support of the application, agreeing that the location, design and principle of the development were all supportable and that the proposed use of the building, being a care home, was a much-needed resource within the Borough.

Members expressed the opinion that although they were not convinced that the parking provision was adequate for the development, they accepted that, County Highways, had no objection to the development and therefore, there was not sufficient reasons to refuse the application. On being put to a vote it was:

RESOLVED that

having had regard to the development plan and to all other material considerations, authority be delegated to the Assistant Director for Planning, Leisure and Culture Services to GRANT planning permission subject to:

a)    The satisfactory completion of a Section 106 planning obligation

b)    Conditions and informatives as detailed on pages 19 to 28 of the Public Reports pack.