Re-development to include conversion of house to form cafe/community hub and flats; erection of 71 sheltered residential apartments; erection of health centre building; landscaping scheme including removal of trees; formation of car parking spaces and alterations to existing vehicular access

The Principal Planning Officer introduced the application for the proposed re-development, to include conversion of house to form cafe/community hub and flats; erection of 71 sheltered residential apartments; erection of health centre building; landscaping scheme including removal of trees; formation of car parking spaces and alterations to existing vehicular accessand confirmed that the Committee had undertaken a site visit that morning to assess the impact of the proposed development on neighbouring properties and the surrounding area.

The Principal Planning Officer referred to a previous application for development on this site refused at the North Planning Committee held on 25^th July 2019, noting that this application was significantly different to the previous application in that it proposed the retention of Pauls Moss House, a non-designated heritage asset. Members’ attention was drawn to the information contained within the Schedule of Additional Letters which included the rewording of Condition 3 as advised by the Council’s Archaeology Manager.

The Principal Planning Officer noted that 8 further letters of objections had been received since publication of the Schedule of Additional Letters. No further issues of concerns were raised. He referred to a letter received from a firm of architects commissioned by objectors in relation to the previous application raising various concerns including noise pollution from increased traffic and the design of the development not sitting comfortably within the existing residential neighbourhood. The Principal Planning Officer stated that each matter had been considered by Officers in relation to the current application and relevant conditions had been recommended by Officers to mitigate relevant concerns raised. He outlined that the objectors to the proposal had identified 3 specific areas of concern which were the impacts on amenity of residents of Pauls Moss Court; highways and parking issues; and the effect on internal fittings in Pauls Moss House. An impact assessment on Pauls Moss Court had been undertaken on behalf of the applicant and Officers were satisfied that it the impact was acceptable. There had been no objection from the Highways Manager in relation to highways or parking and conditions were proposed, and in planning terms internal fittings in Pauls Moss House were not protected as it was not a listed building. The house which was a non-designated heritage asset was the reason this part of Whitchurch was included in the conservation area. Considering the surrounding area including the listed buildings on Dodington, there was considered to be no adverse impact on the significance of the Conservation Area and as such the proposal was considered to accord with the Local Plan, the NPPF, and s72 of the Planning Listed Buildings and Conservation Areas Act 1990.

Eleanor Cooper on behalf of local residents spoke against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

In accordance with the Local Protocol for Councillors and Officers dealing with Regulatory Matters (Part 5, Paragraph 15.1) Councillor Tom Biggins, as the adjoining local ward councillor, made a statement and then left the table.  During his statement, the following points were raised:

·         Although he was in support of the health centre, he did not consider the proposal provided adequate parking in particular for staff and users of the health centre and was concerned that the surrounding streets would be used for additional parking;

·         It was noted that around 80% of people using the health centre would travel there by car; and

·         It was not acceptable to ask some groups of people using the health centre to walk from nearby by car parks such as Tesco.

In accordance with the Local Protocol for Councillors and Officers dealing with Regulatory Matters (Part 5, Paragraph 15.1) Councillor Gerald Dakin, as local ward councillor, noted that he was in support of the proposal and then left the table, took no part in the debate and did not vote on this item.

Councillor Bev Duffy, on behalf of Whitchurch Town Council spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Heather Sutton, Architect on behalf of the applicant spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

During the ensuing debate Members agreed that medical and social care facilities were very much needed within the area, but sought reassurance from officers regarding the parking concerns raised by speakers. The Highways Manager noted that it was difficult to judge parking for town centre locations and that there was public parking available close to this site. He added that although parking constraints were recognised in this area a severe impact could not be demonstrated and a car parking management plan was required to be submitted by the applicant and approved in line with Condition 16.

Having considered the submitted plans and noted the comments made by all of the speakers, the majority of Members expressed their support for the Officer’s recommendation subject to the rewording of Condition 3 as detailed on the Schedule of Additional Letters.

RESOLVED:

That authority be delegated to the Planning Services Manager to approve the application subject to:

·      The conditions as outlined in Appendix 1;

·      Any modifications to these conditions as considered necessary by the Planning Services Manager; and

·      The rewording of Condition 3 as detailed on the Schedule of Additional Letters.