Children’s home at 34 Nursery Vale, Morton, Gainsborough

What was proposed

Permission was sought to change an existing dwelling from a home to a children’s home for up to three children.

“PROPOSAL: Planning application for change of use of an existing dwellinghouse (use class C3) into a Children’s Home (use class C2).”

“The application seeks planning permission for a change of use of the existing dwellinghouse (Use Class C3) to a Children’s Home (Use Class C2).”

Officer report

The site and surroundings

The detached house is in an established residential cul-de-sac, with a driveway, double garage, parking, rear garden and pedestrian links.

“Nursery Vale is a detached residential property located in Morton, Gainsborough. Nursery Vale itself is an established residential area which comprises of a range of detached and semi-detached properties that are similar in architectural appearance. The area is a cul-de-sac with pedestrian links to Walkerith Road.”

“The site contains a private driveway with an associated double garage as well off-street parking. There is also a large rear garden. Boundary treatments include low walling at the frontage, with an open side boundary with the neighbouring property to the north, 32 Nursery Vale.”

Officer report

Planning history and constraints

There was no relevant planning history, and the site was in Flood Zone 1 and a sand and gravel minerals safeguarding area.

“The site lies within Flood Zone 1 (low probability of flooding) and a Sand and Gravel Minerals Safeguarding Area.”

Officer report

What officers recommended

Officers recommended approval because the location, residential character, neighbour impact, parking, flooding and other planning matters were considered acceptable.

“The proposed development has been assessed against policies S1 The Spatial Strategy and Settlement Hierarchy, S4 Housing Development in or Adjacent to Villages, S6 Design Principles for Efficient Buildings, S7 Reducing Energy Consumption –Residential Development, S20 Resilient and Adaptable Design S21 Flood Risk and Water Resources, S23 Meeting Accommodation Needs, S47 Accessibility and Transport, S53 Design and Amenity of the…”

“Furthermore, consideration has been given to guidance contained within the National Planning Policy Framework, National Planning Practice Guidance, National Design Guide and the National Design Code, as well as all other material considerations and representations received. In light of this assessment, it is considered that the proposal is acceptable in principle.”

Officer report

What consultees and residents said

The parish council and residents objected over location, flooding, parking, traffic, activity, safety, local character, amenities and similar homes, while highways and police raised no objections.

“- Impact due to location within Flood Zone 3 ( The Design and Access Statement states the site is within Flood Zone 1 ). Proximity to the River Trent. - Vulnerability of users ( The children are at a higher risk than others in a Flood Zone ). Reference to Children Act 1989. - Does not conform to Policy S23 as site is not located within a settlement of levels 1 to 4 of the Settlement Hierarchy. Inappropriate location due to being within Tier 5, small village.”

“- Parking and Highway Safety - Concerns with staffing arrangements and staff movements - Impact on Local Character of the Area - Impact due to increased noise and disturbance - Lack of Consultation, from the Applicant and the Local Planning Authority - Over concentration of Children’s Homes in the area - Conflicts with Morton Neighbourhood Plan and Central Lincolnshire Local Plan - Impact on village cohesion - Misleading information submitted with the application with regard…”

Officer report

Who spoke

The parish council asked for refusal, while the applicant and agent supported approval; an objector also asked the committee to refuse.

What members debated

Members debated the Tier 5 location, access to services, similar facilities, cumulative effects, parking, highways, staffing, local need and the prospects of an appeal.

“The Vice-Chairman raised concerns regarding the compliance of the proposal with Policy S23, particularly in light of the Tier 5 status of Morton and the accessibility of services and facilities. It was queried whether future occupants would have realistic access to education, healthcare and social opportunities.”

“The Lead Officer advised that Policy S23 sought to direct residential care development away from isolated locations. It was acknowledged that Morton, as a Tier 5 settlement, was more rural in nature; however, it was considered to have access to services and facilities, including via public transport. Reference was made to a similar application previously considered by the Committee, where the location had been accepted in this context.”

Minutes

How the vote went

Councillor David Dobbie abstained, and equal votes for and against meant the Chairman used his casting vote.

“NOTE: Councillor David Dobbie abstained from voting on the following resolution.”

“Having been proposed and seconded, the Chairman took the vote. With equal votes for and against, the Chairman used his casting vote, and it was agreed that planning permission be GRANTED subject to the following conditions:”

Minutes