Agenda item

The Committee will be requested to consider an application for planning permission,

details of which are set out in the accompanying report.

The Committee considered application 15/0229 for the use of land as a communal garden in association with existing rest homes at 4 St Stephens Avenue and 4 Carlin Gate following demolition of existing rear extensions at 6-8 Carlin Gate.

Mr Johnston, Head of Development Management presented the Committee with a brief outline of the application and site layout plans for the proposed development.  He confirmed his view that the proposed development was in accordance with the intent of Policy BH24 of the Blackpool Local Plan which sought to retain the residential character of the street frontage.  He reminded Members that the Committee, at its last meeting, had agreed to defer consideration of the application until this meeting to allow the Head of Development Management to consider and formulate any conditions which might address the concerns that had been raised by the Committee.  He advised Members of an amendment to condition 5 and a further condition added as Condition 6 and referred to the applicant’s agent’s response to the amended conditions that had been included in the Update Note.  Mr Johnston also referred Members to the response from Environmental Protection regarding complaints relating to the noise from the residents of St Stephens Avenue.

Mr Cove and Mrs Singleton, public objectors, spoke in objection to the application. 

The Committee noted the concerns raised by the public objectors which included a conflict with Policy BH24 of the Local Plan, an enlargement of the nursing home and the impact on neighbouring residents.  They also noted the objectors’ comments relating to numerous complaints made by residents to the Care Quality Commission and the Police regarding the noise from the nursing home.  On invitation by the Chairman, Mr Johnston outlined the distances between the application site and neighbouring properties.  He reiterated his view that the proposed development would not conflict with Policy BH24 of the Local Plan as its intent was to ensure that care homes would be distributed throughout the Borough to best meet the needs of residents and to retain the residential character of the street frontage.

The Committee considered the merits of the application and the representations made by all parties.  It had regard to Mr Johnston’s view that the proposed development, if approved, would not impact significantly on the amenities of nearby residents and would retain the character of the street frontage and therefore not conflict with Policies BH24 and BH3 of the Blackpool Local Plan.  However, the Committee was satisfied that on balance, and notwithstanding the information provided by Environmental Protection, nearby residents were already impacted by noise generated from the residents of the neighbouring care home and that the proposed development, if approved, would further and significantly increase this impact.

The Committee concluded that the proposed development would conflict with Policies BH24 and BH3 of the Blackpool Local Plan in respect of its impact on the amenities of the nearby residents and that this conflict would outweigh any potential benefits from the development.

Resolved:  That the application be refused for the reasons set out in the appendix to the minutes.

Background papers:  Applications, plans and replies to consultations on the application.