Erection of a new Care home

The proposal was for the erection of an L-shaped 80-bed nursing home facility, largely over three floors, of traditional design. Approximately 40% of the site would be utilised as public open space and a play area would be provided. A vehicular access into the site would be created from Bourchier Close and would extend across the site to join with the existing St. Nicolas church car park. This access from the church car park had been previously approved. 26 car parking spaces would be provided with 23 further spaces to be provided for the church, but for use by the care home when church traffic was low.

The site sloped significantly upwards from west to east, with a change of approximately 20 metres. It was just under 1ha in size and was undeveloped. The site was designated an important area of green space under Local Plan Policy EN9. A group of trees to the centre was protected by a Tree Preservation Order. It was within the Homelands Catchment area which can be subject to localised flooding.

Officers considered that the application would increase public access to open space and improve the quality of that space. This would outweigh the presumption in favour of safeguarding the important green space. It was in a sustainable location.

Members’ attention was drawn to the tabled Late Observations sheet. It was noted that a Members’ Site Inspection had been held for this application.

The Committee was addressed by the following speakers:

Against the Application:       James Brown

For the Application:              Robert Wickham

Parish Representative:         Cllr. Mrs. London

Local Member:                      Cllr. Fleming

In response to a question Officers confirmed that they expected a barrier to be installed on the route through the site from Rectory Lane. However these details would only be submitted at a later point. The Case Officer clarified that although the proposal was for Class C2 Use, a condition would restrict the building for use as a care home. It was difficult to calculate the staff required on site but the Highways Officer had made a comparison in his calculations to a care home in Edenbridge.

It was MOVED by the Chairman and was duly seconded that the recommendation in the report, as amended by the Late Observations Sheet, to grant permission subject to the completion of a satisfactory section 106 agreement within three months be adopted.

Members noted the numerous objections raised by the Local Member public speaker.

Members were concerned the proposal contravened Policy EN9 of the Local Plan as the site was designated Green Space and had only recently been identified as such in the well developed Allocations and Development Management Supplementary Planning Document. The concern was not public access to the site but there was a lack green space on the west side of Sevenoaks.

It was suggested the need for care homes had not been identified and that provision for an ageing population did not have to include more care homes.

A local Member, on the Committee, was concerned by potential flooding issues. From her own knowledge she knew that The Dene was already subject to flooding and this development would add greater pressure to it.

Members were also concerned that the application could result in a concentration of care homes in one area of town. Biodiversity would be harmed by the proposed buildings. There would be inadequate private, outside amenity area for residents of the care home. Staff were not likely to rely on public transport, especially given the lack of nighttime public transport provision in the area. The bulk, height and scale of the development would be excessive, particularly from The Dene, as the development was sited on top of a hill.

One Member commented that there was a need in the area for care homes given the ageing population.

The motion was put to the vote and the Chairman declared the vote to have been LOST. Cllr. Brookbank abstained.

It was MOVED by Cllr. Mrs Dawson and was duly seconded:

“That planning permission be REFUSED for the following reasons:-

1.                  The proposed development, if permitted, would result in the loss of an important area of greenspace within the built confines of Sevenoaks. The benefits of the proposed scheme in retaining part of the land as public open space would not outweigh the harm caused by the loss of the remaining area to development. This would be harmful to the visual amenities and distinctive local character of the area, contrary to Policy EN9 of the Sevenoaks Local Plan and Policy SP1 of the Council’s Core Strategy.

2.                  The proposed development would be contrary to Policy H8 (1) of the Sevenoaks Local Plan as the proposed residential care home would result in a loss of important greenspace and would therefore not be suitable for its purpose. The proposal would also result in a concentration of care homes in the immediate and surrounding area leading to a cumulative impact of development that would harm the character and amenity of the area, contrary to Policy H8 (3) of the Sevenoaks Local Plan.

3.                  The proposed development would generate a significant amount of traffic. This would result in unacceptable traffic conditions on the surrounding road network and would cause harm to the residential amenity of  surrounding properties due to noise and activity generated by the proposed development. As such, the proposal would be contrary to Policies EN1 (3 &10) and T8 of the Sevenoaks District Local Plan.

4.                  The height and scale of the proposed care home would result in the erection of a substantial and prominent structure on the site that would be significantly out of scale and character with the predominantly residential and domestic scale of development in the locality. This difference would be  further exacerbated by the raised level of the application site in relation to surrounding roads. This would be harmful to the character of the local area and contrary to Policy EN1 of the Sevenoaks District Local Plan and policies LO2 and SP1 of the Sevenoaks Core Strategy.

5.                  The proposed care home would fail to provide suitable private outdoor amenity space for use by its residents. This would be contrary to Policy EN1 (5) of the Sevenoaks District Local Plan.

6.                  The site is located within the Homelands water catchment area. Insufficient information has been provided to demonstrate to the satisfaction of the Local Planning Authority that a suitable surface water drainage scheme can be secured for the development to prevent an increased risk of localized flooding in the surrounding area. This would be contrary to Policy EN1 of the Sevenoaks District Local Plan and to advice contained within the National Planning Policy Framework.”

The motion was put to the vote and it was:

Resolved: That planning permission be REFUSED for the following reasons:-

1.                  The proposed development, if permitted, would result in the loss of an important area of greenspace within the built confines of Sevenoaks. The benefits of the proposed scheme in retaining part of the land as public open space would not outweigh the harm caused by the loss of the remaining area to development. This would be harmful to the visual amenities and distinctive local character of the area, contrary to Policy EN9 of the Sevenoaks Local Plan and Policy SP1 of the Council’s Core Strategy.

2.                  The proposed development would be contrary to Policy H8 (1) of the Sevenoaks Local Plan as the proposed residential care home would result in a loss of important greenspace and would therefore not be suitable for its purpose. The proposal would also result in a concentration of care homes in the immediate and surrounding area leading to a cumulative impact of development that would harm the character and amenity of the area, contrary to Policy H8 (3) of the Sevenoaks Local Plan.

3.                  The proposed development would generate a significant amount of traffic. This would result in unacceptable traffic conditions on the surrounding road network and would cause harm to the residential amenity of  surrounding properties due to noise and activity generated by the proposed development. As such, the proposal would be contrary to Policies EN1 (3 &10) and T8 of the Sevenoaks District Local Plan.

4.                  The height and scale of the proposed care home would result in the erection of a substantial and prominent structure on the site that would be significantly out of scale and character with the predominantly residential and domestic scale of development in the locality. This difference would be  further exacerbated by the raised level of the application site in relation to surrounding roads. This would be harmful to the character of the local area and contrary to Policy EN1 of the Sevenoaks District Local Plan and policies LO2 and SP1 of the Sevenoaks Core Strategy.

5.                  The proposed care home would fail to provide suitable private outdoor amenity space for use by its residents. This would be contrary to Policy EN1 (5) of the Sevenoaks District Local Plan.

6.                  The site is located within the Homelands water catchment area. Insufficient information has been provided to demonstrate to the satisfaction of the Local Planning Authority that a suitable surface water drainage scheme can be secured for the development to prevent an increased risk of localized flooding in the surrounding area. This would be contrary to Policy EN1 of the Sevenoaks District Local Plan and to advice contained within the National Planning Policy Framework.”