Agenda item

Outline application for the erection of part 1, 4, 5 and 6 storey building for extra care accommodation, comprising self-contained apartments, staff and communal facilities, and associated parking with access from St Annes Drive and Noke Drive.  Appearance and landscaping reserved.

Officers:

Charlotte Parker, Planning Development Team Leader

Officer introduction:

The Committee was provided with an overview of the report and update sheet. Members noted that the outline application was for the erection of part 1, 4, 5 and 6 storey building for extra care accommodation, comprising self-contained apartments, staff and communal facilities, and associated parking with access from St Annes Drive and Noke Drive. Appearance and landscaping reserved. The full details were outlined within the published report and update sheet.

Speakers:

Carol Bell spoke on behalf of the applicant and made the following points:

1. It was explained that the application was part of a programme of extra care projects being delivered by the council to address the critical gap in the provision of affordable housing for older people who require accommodation with care and support.
2. The development would be set in a community environment where residents' support needs could be met.
3. The applicant's agent confirmed that the facility would provide a higher level of care than traditional supported housing.
4. Communal facilities were designed to promote social activities for residents.
5. The Colebrook site had been specifically selected for extra care housing as it met key sustainability criteria, including close proximity to the town centre, availability of public transport links, and health infrastructure. The design would meet the requirements for affordable specialist housing, including being wheelchair accessible throughout, with adaptable accommodation that could address the current and future needs of its residents.
6. Extra care housing was designed to promote the independence of residents by providing flexible care when required.
7. A manager would be on-site at all times and available in case of emergencies.
8. The latest suitable energy measures would be installed to reduce heat loss and lower energy bills for residents. Electric vehicle chargers would be installed throughout, and homes would be equipped to meet the future needs of residents, including the latest in telecare technology.
9. The Colebrook development would contribute towards the council’s ambitious target, set in 2020, to deliver 725 new homes for older adults in need of care and support by 2030.

A Member expressed concerns regarding the layout and flood risk from a planning perspective. The Member inquired whether the overlay of Zone 3 flooding on the layout had been considered to ensure that no ground floor residential accommodation was located in this area. The applicant’s agent confirmed that the flood risk assessment document had been updated since the final submission, and additional plans were included to show that residential accommodation on the ground floor was elevated higher than the flood risk zone. The Member asked whether the applicant was aware that current government guidance recommends floor levels to be at least 600 millimetres above the estimated flood level, whereas the design put forward in the plans indicates a floor level of only 300 millimetres. Officers agreed to respond during the item’s discussion.  

A Member asked for details of any additional parking spaces in the local area. The applicant’s agent confirmed that the council was aware of the parking restrictions near the site and that officers had worked with the Highways department to consider the local provision of public transport to make the site as sustainable as possible. It was further noted that the majority of residents were not expected to own cars, and officers were working to include a ‘car club’ provision to support alternative means of transport.

The Local Member, Jonathan Essex, made the following points:

1. The Local Member expressed general support for the proposed extra care homes at this location, noting its proximity to Redhill town centre. They welcomed the scheme being genuinely affordable, particularly at social rent levels. The Member requested that the affordability aspect, specifically social rents, be acknowledged in the recommendations, possibly through an informative.
2. While the development was generally supported, nearby residents were concerned about overlooking. The speaker welcomed the inclusion of obscure glazing on balconies.
3. The Local Member acknowledged the height of the development but did not consider it excessive. They noted the visibility from the neighbouring conservation area, but the harm was not deemed significant. They suggested using a passive house design to reduce energy demands, particularly as the homes might require more heating, and requested that this be covered under reserved matters.
4. The speaker highlighted the need for a construction transport condition that required close liaison with the nearby school, Carrington School, which operated from 8:30 AM to 3:00 PM. They requested that condition 10 be strengthened to ensure this coordination.
5. The speaker raised concerns regarding the wider use of the site, particularly the old Youth and Community Centre site. They noted that youth work had been provided intermittently at faith sites in Redhill and suggested that access through the site to the northern part of the site for future youth facilities be considered, potentially as a condition or informative.

In regard to design, officers stated that it may be difficult to require any additional design to meet passive house design criteria. The officers added that it may be possible to include an informative, but that it could not be conditioned.

In regard to liaison with the local school, it was confirmed that the condition did take into account the movements of the school children. However, it was noted that it was unclear whether further action could be taken at this stage. It was suggested that an additional provision could be included, ensuring that, during the construction phase, there would be a dialogue with the school to facilitate a smooth and safe process for the children.

It was noted that the development of the other part of the site was the responsibility of the landowner and applicant. While there had been some discussion regarding community use, particularly for young people, the officer expressed hesitation in suggesting specific plans or a route through the relevant part of the site. However, it was mentioned that, if the wider site’s plans progressed, there could be an opportunity to integrate plans with the current application during the reserved matters phase.

Key points raised during the discussion:

1.    In regard to concerns raised regarding Flood Zone 3, officers stated that the guidance suggested a finished floor level of up to 600 millimetres in areas of high uncertainty regarding flood risks. However, detailed modelling had been conducted for this application, as outlined in the flood risk assessment, providing a reasonable degree of certainty about the potential extent of flooding. Under these circumstances, the 300 millimetre level was considered acceptable. The Member stated that she still had concerns with the flood risk on the ground floor.

2.    A Member stated that he supported the proposal and stressed the need for applications to make the best use of the land.

3.    A Member raised concerns with accommodation being built on the ground floor due to the risk of flooding.

4.    A concern was raised regarding Condition 7, which stated that details of a flood warning and evacuation plan were to be submitted to and approved by the local planning authority prior to occupation of the building, with implementation thereafter. The Member expressed that, based on the discussions, they would feel significantly more comfortable if the condition required submission before commencement of the development rather than prior to occupation. In response, officers stated that the guidance on pre-commencement conditions strongly recommended avoiding them unless absolutely necessary. The officer explained that a flood evacuation plan could be submitted prior to occupation, as the trigger for the plan was the presence of people on the site, rather than the commencement of physical works. In response to concerns raised by Members, it was emphasised that the evacuation plan would need to address the 24/7 residential use of the site, ensuring pre-emptive actions were included and that safe egress during a flood event was accounted for. The managed nature of the facility was highlighted as beneficial, as it allowed for better oversight of the evacuation plan compared to private residential settings. The officer expressed that, in their professional view, it was acceptable for the condition to be prior to occupation.

5.    The Chairman moved the recommendation, with agreement that reserve matters would return to the committee for consideration, which received 7 votes for, 1 against, and 1 abstention.

Actions / further information to be provided:

None.

Resolved:

That, subject to Regulation 3 of the Town and Country Planning Regulations 1992, outline planning consent is granted for application reference: RE24/00028/CON, subject to the conditions outlined within the report and update sheet.