LOCAL MEMBERS COMMENTS APPLICATION NO: 06/2060/W DATE RECEIVED: 08/09/2006

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1 COMMITTEE DATE: 17/01/2006 LOCAL MEMBERS COMMENTS APPLICATION NO: 06/2060/W DATE RECEIVED: 08/09/2006 ED: APP: TYPE: APPLICANT: LOCATION: PROPOSAL: WHITCHURCH/TONGWYNLAIS Full Planning Permission Orbis Healthcare Ltd Coryton House, Pendwyallt Road Whitchurch/Tongwynlais, Cardiff CONVERSION OF EXISTING BUILDING AND ERECTION OF THREE STOREY EXTENSION TO FORM A SCHOOL FOR AUTISTIC CHILDREN WITH RESIDENTIAL CARE HOME AND CAR PARKING Members will recall that at Planning Committee on 13 th December 2006 an application for a school for autistic children was considered. The relevant Committee Report and recommendation is appended. There was an error in the late representations and my recommendation of an additional woodland management condition did not appear though it is referred to in the text of the report at paras 5.3 and 8.5. The Strategic Planning Manager requested the condition. As the decision by Planning Committee was to issue a consent subject to a legal agreement it is appropriate to use this opportunity to add the condition that was intended. RECOMMENDATION That the decision by Planning Committee on Planning Application 06/2060W be confirmed with the following additional condition. Prior to commencement of development a woodland management scheme shall be submitted to and agreed by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details. The implementation shall be commenced prior to beneficial occupation and thereafter continued. Reason: The woodland is of value in the local environment and should be improved and maintained in the interests of visual amenity and nature conservancy.

2 APPENDIX COMMITTEE DATE: 13/12/2006 LOCAL MEMBER COMMENTS APPLICATION No. 06/2060/W DATE RECEIVED: 08/09/2006 ED: APP: TYPE: APPLICANT: LOCATION: PROPOSAL: WHITCHURCH/TONGWYNLAIS Full Planning Permission Orbis Healthcare Ltd Coryton House, Pendwyallt Road, Whitchurch/Tongwynlais, Cardiff CONVERSION OF EXISTING BUILDING AND ERECTION OF THREE STOREY EXTENSION TO FORM A SCHOOL FOR AUTISTIC CHILDREN WITH RESIDENTIAL CARE HOME AND CAR PARKING RECOMMENDATION 1: That subject to no representations being received by 22 nd December 2006 that relate to material planning considerations not already covered in this report and subject to interested parties entering into a legal agreement regarding the matters raised in paragraphs 5.1, 8.3 and 8.4 of the report planning permission be GRANTED subject to the following conditions: 1. C01 Statutory Time Limit 2. This consent relates to the application as supplemented by the information contained in the letter from the agent dated 26th October, Reason: The information provided forms part of the application. 3. The consent relates to the application as amended by the revised plans numbered and 60900/SK/01 attached to and forming part of this planning application. Reason: The plans amend and form part of the application. 4. C2N Drainage details 5. Prior to the commencement of development details of a conservation management plan shall be submitted to and approved by the local planning authority. These details shall include:

3 a) Repair of the steps, terraces and summerhouses. b) Reshaping of the formal hedges and topiary; c) Survey and remedial work to the trees; d) General clearance of unwanted trees (seedling), shrubs, weeds and invasive plants (bamboo in particular). e) Replanting of missing/dead trees, shrubs and flower beds. The plan shall be implemented in accordance with the approved details within the first twelve months of beneficial occupation. Reason: To conserve the historic garden. 6. C5A Construction of Site Enclosure 7. E1B Samples of Materials 8. The 45 car parking spaces and 11 overspill spaces shown on the drawing no /SK/01 shall be provided prior to the development being brought into beneficial use and thereafter shall be maintained and shall not be used for any purpose other than the parking of vehicles unless otherwise agreed in writing with the Local Planning Authority. Reason: To ensure that the use of the proposed development does not interfere with the safety and free flow of traffic passing along the highway. 9. The forecourt including parking spaces shall be surfaced in one material only in accordance with details to be submitted to and approved by the local planning authority. Reason: To provide a unified visual quality. 10. No development shall take place until details of a turning space within the curtilage of the site to enable a refuse vehicle to enter and leave the site in a forward gear have been submitted to and approved in writing by the local planning authority. The development shall not be brought into beneficial use until the details have been implemented and thereafter the space shall not be used for any purpose other than the turning of vehicles. Reason: To ensure that the use of the proposed development does not interfere with the safety and free flow of traffic passing along the highway abutting the site. 11. No development shall take place until details showing the provision of cycle parking spaces have been submitted to and approved in writing by the local planning authority. The approved details shall be implemented prior to the development being put into beneficial use. Thereafter the cycle parking spaces shall be maintained and shall not be used for any other purpose.

4 Reason: To ensure that adequate provision is made for the secure parking of cycles. 12. Prior to commencement of development the proposed new road markings at the eastern end of the site access road, shown on drawing No 1 in the Supplementary Transport Statement, shall be provided and maintained. Reason: In he interests of highway safety. 13. Prior to the commencement of development a woodland management plan shall be submitted to and approved by the Local Planning Authority. The plan shall be implemented in accordance with the approved details. The implementation shall be commenced prior to beneficial occupation and thereafter continued. Reason : The woodland is of value in the local environment and should be improved and maintained in the interests of visual amenity and nature conservancy. 1. DESCRIPTION OF PROPOSED DEVELOPMENT 1.1 Planning permission is sought to convert Coryton House and erect a three storey extension to form a school for autistic children with a residential care home and car parking. 1.2 The school will provide approximately fifty places for autistic children from 10 to 18 years of age. It is estimated that thirty of these children will attend the school on a residential basis, with the remainder being day pupils. The agent advises that the facilities will meet a growing demand for autistic placements within South East Wales, where specialist education can be linked to residential support. Cardiff currently sends autistic children to provision outside Wales. The proposed facility would allow the needs of autistic children to be met in their home region. 1.3 The existing main building would be refurbished and comprise the educational and therapeutic facilities and a small residential unit for younger children. The school will include a dining hall and assembly hall which would also be available for conferences. 1.4 The extension would replace the existing portacabins and comprise residential accommodation arranged in home units for groups of 4 to 5 children. The extension would be a contemporary, three storey largely rectangular annex with a ground floor link to the main house. It would be approximately 13.2 metres in width 25.7 metres in length and 12.7 metres in ridge height. It would have a fairly simple design with stone framed glazing and brick to the elevations.

5 1.5 The site would be accessed by the existing drive from Pendywallt Road. The amended plans show that 45 car parking spaces would be provided to the front and north side of the building. 1.6 Most of the historic garden associated with Coryton House which falls within the site would be retained and maintained for use by the school as part of their education programme. 1.7 At full occupancy there would be approximately 200 full and part time staff. The daily term time average number of staff would be 40 to 45. There would be less staff during non-school hours. Visitors would be restricted to non-school hours. Deliveries would be geared to off-peak periods. 2. DESCRIPTION OF SITE 2.1 Coryton House is an Edwardian town house set in large gardens. The hectare site is located to the west side of Pendwyallt Road, close to Junction 32 of the M Coryton House is vacant and has been empty for a number of years. Its most recent use was as offices and a training centre. Coryton house and gardens were divided up when British Telecommunications separated off from the Post Office. The part of the land that went to BT is currently being developed for housing. The part that included the house, and is the subject of this application, was retained by the Post Office. There is a garden of historic interest associated with the house which was split up with an arbitrary line between the two owners. There is a garden of historic interest associated with the house. So the current application site includes part of the historic garden. The garden is in poor repair. It includes some woodland which lies within Coryton Heronry Wood. Most of the trees on the site are covered by a tree preservation order. 2.3 The site is adjacent to the Village Hotel, Asda Coryton and the aforementioned new residential area. 2.4 The existing house has a linked annex of portacabins which are in a poor state of repair. 3. SITE HISTORY /2005N: Planning permission was granted for a disabled access in November, POLICY FRAMEWORK 4.1 Policies 4 (Historic Gardens, Parks and Landscapes), 11 (Design and Aesthetic Quality), 17 (Parking and Servicing Facilities and 36 (Alternative use of Business, Industrial and Warehousing Land) of the

6 City of Cardiff Local Plan and policies 2.20 (Good Design), 2.47 (Sites of International or National Importance for Nature Conservation) 2.54 (Historic Gardens and Parks) and 2.57 (Access, Circulation and Parking Requirements) of the Deposit Cardiff unitary Development Plan are particularly relevant to the consideration of this application. 5. INTERNAL CONSULTEE RESPONSES 5.1 The Chief Transport Infrastructure and Waste Officer states that on the basis of the planning statement, the transport statement and the supplementary transport statement there are no highway or transportation objectors subject to conditions 8-12 and a financial contribution of 3060 for public transport enhancement in the vicinity of the site and submission of a Travel Plan within 3 months of the commencement of development. 5.2 The Chief Schools Officer has no comments 5.3 The Strategic Planning Manager comments: (i) (ii) (iii) In respect of land use policy that the proposal raises no major land use policy concerns. The site has been marketed by two agents over the past three years with no business tenants identified which indicates that there is little demand for offices in this area. The Local Plan favours large scale office development within the Inner Harbour and City Centre. There are vacant offices available in various locations across Cardiff. It would be difficult to sustain an argument that there is a need to retain the site for its current use. As the site is currently vacant, the proposals represent a net gain in terms of employment use. It would provide 200 full and part time jobs on land previously used for employment purposes. In respect of design he has no objection. The refurbishment of the existing building and the removal of the unsightly portacabins is welcomed. The new build element is of a simple contemporary design. It is of a limited palette of materials with simple glazed elements and responds well to the existing house. It is set back from the main elevation and remains subservient to it in terms of scale and external appearance. In terms of trees and landscaping he has no objection in principle to the proposed use and development but advises that: a) There are important nature conservation issues relating to the heronry; b) The division of grounds between the school and those possibly managed by the Council should be established.

7 c) The nature and location of any fencing for the security of the school grounds needs to be assessed. d) There is a well used path between the Hollybush Estate and Asda along the western boundary. Although not a public right of way it is a well used local transport link. e) There are safety issues relating to the walls and steps of the old garden and litter and dumping in the woodland. f) The northern part of the woodland is regularly used by the local children for play, including den building and tree houses. g) A long term management plan would be required for the woodland. Low intensity usage is acceptable he would not wish to see fundamental changes that destroy the integrity and character of the woodland. Discussions have taken place and amended plans received in respect of the points raised in point (iii). The further comments of the Strategic Planning Manager in respect of trees and the heronry will be reported to Committee. 5.4 The Operational Manager, Parks and Bereavement comments: (i) (ii) The adjacent part of the historic garden which is now under the ownership of Bellway Homes has been offered to the Council and funding towards its development and maintenance costs through a Section 106 Agreement. The Council has two years to decide whether accept the offer. He had anticipated a similar arrangement with the historic garden element of the current application site as he is required to ensure that any future dedication of the Gardens to the Council is a sustainable preposition and funding is secured to enable maintenance. He is willing to enter into discussions in this respect. Discussions have taken place and an amended plan submitted which shows a piece of land that would be offered to the Council and where a boundary fence would be erected relating to this. It would enable the area containing the steps and pathways that connect to the land offered by Bellway to be owned and managed as one entity with that land. The further comments of the Operational Manager, Parks and Bereavement will be reported to Committee. 6. EXTERNAL CONSULTEE RESPONSES 6.1 Welsh Water advises drainage conditions to ensure that surface water, land drainage run-off and grease does not drain into the public sewerage system. 6.2 The Glamorgan and Gwent Archaeological Trust has no archaeological objection but comments that the garden area is noted on the record of

8 the Royal Commission for the Ancient and Historic Monuments of Wales. 6.3 Cadw initially commented that no registered historic parks and gardens would be affected. Cadw subsequently advised that Coryton House will be included as Grade II on the Cadw/COMOS Register of Parks and Gardens of Special Historic Interest in Wales, which will be published early in Cadw advises that subject to some more detailed information, the proposed development would be beneficial to the historic character of the garden and would help in their repair and conservation: (i) (ii) (iii) The proposed extension would be on the site of existing temporary buildings. The proposed building would be an improvement in visual terms and would not harm the historic garden. The car park would be on the site of the present forecourt. Whilst the spaces themselves would not harm the appearance of the gardens, the surfacing of the forecourt in two different materials, setts and tarmac, might harm its unified visual quality. It would be preferable for the whole forecourt to be surfaced in the same material. Work to the forecourt should not harm any of the mature, historic trees that fringe it. Regarding proposed works to the garden: a) Refurbishment of the terraces is welcomed as they have fallen into disrepair. b) Both summerhouses should be retained and repaired. They are in poor condition and have suffered from vandalism. The proposal is to retain the summerhouse but it is not clear if this includes both of them. c) The proposal to extend the west terrace at the north end to link to the new residential extension is considered to be a practical move that would not harm the historic fabric of the garden, however, care should be taken to use the same materials as the existing terrace. d) The proposal to retain the woodland to the west of the lawn is welcomed. The woodland has been neglected and remedial work may be necessary to some of thetrees and under storey. The informal, unsurfaced paths that thread the woodland need clearance and maintenance. e) The proposal to retain the garden is welcome but more detail is needed in order to assess the impact of any proposals on the historic fabric and planting of the garden. Cadw suggests that a Conservation management plan for the gardens be drawn up that addresses the issues of repair, restoration and maintenance. The gardens have been neglected over the past few years and require considerable remedial work if they are to be

9 an attractive environment for the children to use for leisure and educational pursuits. Cadw has been consulted on the proposed separation of the school land from an area of potential public open space. Any further comments will be reported to Committee. 7. REPRESENTATIONS 7.1 Councillor Brian Griffiths has no wish to stop a school for autistic children on the site but is concerned that 200 people would be employed yet only 39 car parking spaces provided. He considers that this anomaly should be addressed. 7.2 Councillor Linda Morgan has no problem with the reasons behind the application but is worried about traffic and the number of parking facilities proposed for a residential school of this size. This part of Whitchurch is causing a great deal of grief at the moment with the new housing developments, the village Hotel, Coryton Interchange and so on. The residents have just about had enough here. She requests that the application is reported to Planning Committee and requests a committee site visit. 7.3 The application has been advertised on site and in the press. The closing date for comments was 12 th October, To date no neighbour comments have been received. 8. ANALYSIS 8.1 The proposal is considered acceptable in terms of land use policy. It is not considered necessary to retain the site for potential business use. 200 jobs would be created. 8.2 It is not considered that the proposals would have an unacceptable impact on neighbouring occupiers car parking spaces were initially proposed. This has been increased to 45 plus 11 overspill spaces. Additional traffic information has been submitted. This satisfies the Chief Transport, Infrastructure and Waste Officer subject to public transport enhancement and a Travel Plan (see Para 5.1) 8.4 It is considered that the proposal will enable that part of the historic garden of Coryton House that lies within the site to be repaired and conserved.

10 The original garden is only partly in this site. The rest is on the adjoining BT land. An area of BT land has been offered to the council for public open space. The boundary between the area of potential open space and the garden in the application site is an arbitrary line which is not at all sympathetic to the structure of the garden. The school would want to retain ownership and use of most of the garden area in the site, however, the applicant has offered a piece of land to the Council to incorporate with the offered BT land. This would achieve a much more sympathetic boundary. The further comments of the Operational Manager Parks and Bereavement, the Strategic Planning Manager (Trees and Ecology) and CADW will be reported to Committee on this matter although the Operational Manager, Parks and Bereavement has already advised that a financial contribution would be required for the maintenance of the piece of offered land. 8.5 Part of the site forms part of the Coryton Heronry which is a site of importance for nature conservation. The Strategic Planning Manager considers that the school would be an appropriate use that is unlikely to have an adverse impact on the Heronry although a long term management plan is required for the woodland. 8.6 The proposed extension is considered acceptable in terms of design as it would be subservient to the main house. 8.7 Planning permission is recommended subject to conditions, financial contributions and the further comments of the Chief Transport, Infrastructure and Waste Officer, the Strategic Planning Manager and the Operational Manager, Parks and Bereavement, as outlined above. PAGE NO. 367 APPLICATION NO. 06/2060W FROM: SUMMARY: Operational Manager Parks & Bereavement Details of the Section 106 Agreement in respect of the small portion of land offered by the applicant to the Council (see paragraph 8.4 of the report) and the commuted sum for its maintenance should include : Land to be offered to the Council within, say, 6 months of the grant of planning permission and kept open for, say, 4 months. Subject to the Council confirming its acceptance of the offer, the land shall be transferred to the Council within, say, 12 months of the date of acceptance or contemporaneously with the transfer of the adjoining BT land, whichever is the later. Payment of commuted maintenance sum with the transfer of the land.

11 Works set out in condition 5 as they relate to the transfer land to be implemented prior to transfer. The amount of financial contribution towards conservation and maintenance would be 11,526 REMARKS: Noted

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