Two-person care home at 82 Gladstone Street, Bedford

The site

The site is a two-storey semi-detached house in Bedford’s urban area, outside a conservation area and listed-building setting, in Flood Zone 1.

“The application property is a two-storey, semi-detached house located to the west of Gladstone Street, within the Urban Area of Bedford.”

“The application site is not within a Conservation Area or within the settling of a Listed Building and is located in Flood Zone 1.”

Officer report

Why officers supported it

Officers considered the care use suitable, the dormer acceptable, parking safe and neighbour impacts manageable, recommending permission subject to conditions.

“The development includes retrospective permission for a rear dormer window. Based on the surrounding development in the area and the fall back permitted development position, the rear dormer is, on balance, considered acceptable in this instance. On this basis, the development would not be considered harmful to the character of the area. Moreover, the parking provision would be considered acceptable, and the Highways Officer has not objected, on this basis.”

“The application is therefore considered acceptable in all regards, and it is recommended that the application be granted planning permission, subject to the imposition of suitably worded planning conditions.”

Officer report

Professional advice

Adult Services supported the service, while Environmental Health and Highways raised no objection; Highways requested a condition.

“Director Adult Services We confirm that a service such as 82 Gladstone Street would be a service requirement in our area if it were registered with the CQC as it is an identified service type in our market position statement for meeting needs of people who have complexity. We are supportive of a service of this type from an adult social care perspective. Env Health & Trading Standards No objection. Highways (Development Control) Officer No objection subject to condition.”

Officer report

Neighbour concerns

Eleven neighbours objected over parking, highway safety, noise, waste storage, consultation, character, antisocial behaviour and the care home’s operation.

“The application was advertised to the general public by the way of neighbour letter in accordance with the requirements of Article 15 (5) of the Development Management Procedure Order 2015.”

“- 27 - o The application does not set out capacity of the care home or the likely recipients of care o No on site parking leads to interactions between residents and neighbours o There is no on site parking and there is no parking capacity in the street to accommodate the additional parking demand o Highway safety concerns due to increased on street parking and vehicles resultantly blocking the road o Noise disturbance to neighbouring occupiers o Refuse is being stored to…”

Officer report

Public speaking

The committee heard a representation from an objector.

The committee’s decision

The committee granted permission in line with the planning recommendation and added a condition requiring an approved waste management plan within one month.

“That permission be granted in respect of the above application in accordance with the recommendation of the Head of Planning and Building Control with an additional condition 5.”

“Within one month of the date of this decision, a detailed Waste Management Plan (including details of clinical and medical waste storage and disposal) must be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.”

Minutes