Views
3 years ago

Schedule of Planning Applications

Schedule of Planning Applications

numeric, language and

numeric, language and practical skills, rather than more structured teaching found in other nurseries. A large number of letters have been received commenting on the application. Whilst a body of support for the provision of a nursery has been forthcoming from the wider community, neighbours located adjacent or close to the application site have raised objections on the grounds of highway safety and the likely noise and disturbance caused by the proposed use. The key issues for considerations are threefold; i). the principle of the use and impact on the openness of the Green Belt, ii). highway safety; and iii). the potential noise and disturbance caused by the use. Green Belt The site is located within the Green Belt where inappropriate development that would compromise the openness of the Green Belt would not be supported. In this instance the proposal involves the use of part of the ground floor of the existing dwelling and no extensions are proposed. Policy GB4 and national guidance set out in paragraph 3.8 of Planning Policy Guidance Note No. 2 ‘Green Belts’ states (amongst other things) that the re-use of buildings inside a Green Belt is not inappropriate development providing it does not have a materially greater impact than the present use on the openness of the Green Belt and the purposes of including land in it and that strict control is exercised over any associated uses of land surrounding the building which might conflict with the openness of the Green Belt. Examples of this are given as extensive hardstanding areas and car parking. Whilst the school is to be accommodated within the confines of the existing dwelling, the use will require such an area of hardstanding and parking area in order to service the nursery and, as such, would conflict with the above policy and guidance. This application should be distinguished from other nurseries that exist within the Green Belt (outside village envelopes) such as Potterne in Verwood and Topps at Leigh Road, Wimborne, as these buildings make use of pre-existing parking facilities, e.g. the Topps nursery is located in a former public house which already had an extensive car park. Highway safety The Highway Authority has been consulted over the proposal and is concerned that the submitted plan indicates an inadequate facility for the parking and turning on site of vehicles generated by the proposal. They require a revised plan indicating 16 car parking spaces (one per possible child attendee) plus one space per each staff member. The access width should also be amended to a minimum of 4.5m. The applicant has been requested to provide an amended plan. However, in reality this provision is likely to conflict with the Green Belt issues mentioned above. Noise and Disturbance In general terms, nurseries and schools have the potential to cause disturbance to nearby residents by way of noise from children playing outside and also that of children being taken to and collected from the nursery at the beginning and end of the school day. 26

The nursery is to be located in close proximity to two residential properties, namely ‘The Old Oaks’ and no. 53 Edmondsham Road. Given the distances involved, it is likely that any disturbance caused by the use would be experienced by the residents of these properties; both these occupants have objected to the application. The applicants have identified a small outdoor play area, shielded in part by the existing dwelling. The likely disturbance by children is difficult to quantify as it depends on how many children are allowed outdoors, the frequency of such breaks and the location of the play area. It is not uncommon to allow nurseries in or adjacent to residential areas. There will also be noise and disturbance associated with the arrival/departure times of parents with their children. Conditions seeking to stagger such times are unrealistic in terms of the business and difficult to enforce. On this basis, it is unlikely that the issue of disturbance can be satisfactorily resolved and the proposal may therefore be judged as being contrary to Policy DES2 of the East Dorset Local Plan. Whilst the provision of a new nursery school is welcomed in principle, the location of the nursery, within a Green Belt and close to other residential properties is unacceptable in this instance. Recommendation: REFUSE – FOR THE FOLLOWING REASON(S):- Reasons:- 1 The proposed development lies within the Green Belt as defined in the Bournemouth, Dorset and Poole Structure Plan and identified in the East Dorset Local Plan (2002). Within this area it is intended that no new development shall be permitted except that required in connection with agricultural or forestry or other appropriate uses of land which preserve the openness of the Green Belt and do not conflict with the purposes of including land in it. The re-use of buildings inside a Green Belt is not inappropriate development providing, amongst other things, that the proposal does not have a materially greater impact than the present use on the openness of the Green Belt and that strict control is exercised over any associated uses of land surrounding the building which might conflict with the openness of the Green Belt such as extensive hardstanding and car parking. The proposal would require an extensive area of car parking on the site to satisfy the highway requirements and as such would affect the openness of the Green Belt. The proposal would therefore conflict with policy GB2, GB4, and CSIDE2 of the East Dorset Local Plan and national guidance set out in Planning Policy Guidance Note No. 2 'Green Belts'. 2 The proposal will result in an intensification in use of the site, likely to cause undue noise and disturbance and loss of amenity to the occupants of adjacent properties. The scheme is therefore contrary to Policy DES2 of the East Dorset Local Plan. 3 The inadequate provision of parking and turning facilities proposed on-site would likely lead to vehicles calling at the site stopping on the adjoining highway and thereby causing obstruction and danger to passing traffic. The proposal would therefore be in conflict with policy DES12 of the East Dorset Local Plan. Policy Considerations and Reasons In reaching this decision the policies in the Development Plan for the area, which currently comprises the Bournemouth, Dorset and Poole Structure Plan 2000 and the East Dorset Local Plan, were taken into account. This includes specifically the following policies: 27

Appendix 1 - Development Brief
Online Applications guide - MLC