Agenda item

Proposed Change of Use of Aldis Hall (from C1 residential to D1 Pre-School Nursery) with associated parking, access alterations and landscaping and a Change of Use of Wetherby House (from D1 Pre-School Nursery to C3 Residential).

Recommendation: Approval

RESOLVED: That the application was refused.

Proposed Change of Use of Aldis Hall (from C1 residential to D1 Pre-School Nursery) with associated parking, access alterations and landscaping, and a Change of Use of Wetherby House (from D1 Pre-School Nursery to C3 residential).

Officers introduced the application, which sought the proposed Changes of Use of Aldis Hall to a Pre-School Nursery and Wetherby House to residential, and noted the addendum which included an amendment to condition 5.

A petitioner spoke in objection to the application on the grounds of traffic and parking concerns. Members heard that the additional vehicles expected would put further strain on traffic in the area, while the limited set-down and pick-up area on site would not help the road cope with more vehicles, and would only lead to traffic issues as parents queued to drop off children or parked illegally, as the proposed car park is 150 metres from the site and it is not feasible that it will be used consistently by parents. The petitioner also commented that the earlier and later opening times would not make a major difference to traffic problems, as there is little demand for these additional hours at nearby nurseries.

The agent for the application addressed the Committee and noted that the number of pupils was capped and traffic management had strong proposed conditions in the hope of addressing concerns of local residents. The earlier and later opening times were proposed to suit the lifestyle of working parents, and it also leads to a large spread of pick-ups and drop-offs to help with traffic management. Members heard that on-site pick-up and drop-off was proposed only for children who were under two years old or had a disability and the Green Lane car park has capacity for the other vehicles.

Responding to questions from Councillors, the agent confirmed that the proposal to drop-off and pick-up children under two from the site was a late request, and that this would affect 36 children on a daily basis. The agent also stated that there was no available parking for staff members.

Members noted that two local Ward Councillors had both confirmed they objected to the application.

The Council's Highways Officer confirmed that the proposal would lead to an extra 154 vehicle movements around the site and the trip generation figures estimated that the busiest time would be between 8-9am when 18 vehicles would use the site. The Committee expressed concern that with 36 pupils under the age of two, the on-site parking would not be sufficient, as it is not so easy for parents to drop-off young pupils quickly and this could cause queuing traffic on the road, in addition to illegal parking or drop-offs.

Members commented that the current proposal regarding parking arrangements was not sufficient for the number of vehicles that would be coming to the site, including staff members, and the proposed use of Green Lane Car Park was not deemed practical for nursery-aged children. In turn, this could result in increased risk to pedestrian and highway safety, especially due to the young age of many of the children. As such, the Committee was concerned that the application would was contrary to planning policy AM7 (ii) regarding the free flow of traffic.

Therefore, a motion to refuse the application, subject to delegated authority to the Head of Planning and Enforcement to confirm the final wording, was moved and seconded. Upon being put to a vote, the motion was unanimously agreed.

RESOLVED: That the application be refused, subject to delegated authority to the Head of Planning and Enforcement.