Agenda item

Demolition of the existing Dutch barn and erection of a replacement building to be used as a Class D1 (nursery), demolition of existing detached stables, alterations to existing buildings and associated parking and landscaping (resubmission).

Recommendation :

Demolition of the existing Dutch barn and erection of a replacement building to be used as a Class D1 (nursery), demolition of existing detached stables, alterations to existing buildings and associated parking and landscaping (resubmission).

Officers introduced the report and referred members to the addendum sheet that had been circulated.

The application related to Joel Street Farm in Northwood, which comprised a complex of locally listed buildings within the Metropolitan Green Belt.  The buildings were currently used for a variety of purposes including a veterinary clinic, cattery and offices.

Members were informed that an earlier proposal was refused and that since this time the applicant had been engaging in a significant level of pre-application discussions with Council officers in particular the Council’s Conservation Team.

In terms of principle the proposed development represents the partial redevelopment of a previously developed site within the Green Belt.  It was not considered overall that the scheme would have any adverse impact on the openness of the Green Belt when compared to the existing situation and accordingly the development was appropriate in this respect.

With regard to highways matter, the Council's Highways Engineer was satisfied that adequate parking was provided subject to a travel plan and measures to ensure staggered drop off which were secured by a legal agreement. 

In terms of conservation the application had been subject to extensive discussions with the Council’s Conservation Team who considered the proposal was acceptable with regard to the locally listed building. It was also noted that securing a viable use on site was likely to be beneficial to the long term maintenance of the locally listed buildings.

In accordance with the Council's constitution a representative of the petitioners objecting and the agent addressed the meeting.

The petitioner objecting to the proposals made the following points:

·         The existing floor plan was incorrect and was half the size.

·         The internal layout of the Day Nursery showed that the kitchen area was still near to the toilets, and was open plan.

·         There did not appear to be required hygiene standards for preparing food and milk for babies and young children.

·         It would not be safe with toddlers walking through the kitchen area.

·         There were very strong grounds for a proper Health and Safety review to be undertaken which did not appear to have been requested by the Officer.

·         The conditions for the cattery, previous application, were that the lack of access to water and a place to clean litter trays was not acceptable.

·         Before any determination was made the Health & Safety Team must be consulted.

·         The application stated that the nursery would take 45 children, requiring approx 117 m2 of floor space, the actual floor space available was 251m2.

·         There was concern that the nursery would apply to increase the numbers of children thus adding more vehicle trips to the site.

·         None of the toilets appeared to be suitable for wheelchair users, this should be amended.

·         Joel Street was a very busy main distributor route. The Traffic survey stated that there was a Bus Stop outside the Farm, but there was no controlled pedestrian crossing for parents crossing to the Nursery.

·         A pram store had not been provided.

·         A recent Sustrans survey of the area, Joel Street was considered unacceptable for cycling.

·         The majority of parents will attend the nursery by car.

·         150 Joel Street, almost opposite the application site would be opening soon as a Day Nursery with 38 children attending each day; this had not been considered within the traffic report.

·         The number of trips generated by other users of the site had not been taken into account; the nursery had been taken in isolation.

·         This was an insidious eating away at Green Belt land and should be stopped.

A representative of the applicant raised the following points:

·         The appearance of the area would be improved.

·         Concerns regarding parking and traffic were considered to acceptable.

·         Proposed nursery would not be detrimental.

Members discussed the petitioners concerns and decided that it would be more appropriate to defer the application for a site visit so that Members could view the site before making a decision.

It was moved, seconded and agreed that the application be deferred for a site visit and for further details to be provided.

Resolved- That the application be deferred for a site visit and for further details to be provided.