Meeting documents

To consider a report by the Service Director Environment, Infrastructure and Economy on planning application 6/2019/0056 for the development of a temporary, relocatable housing scheme - comprising 6 x detached 1 bed units; a terrace of 11 x 1 bed units; and a 1 x 2 bed unit for the accommodation of overnight carers, to include associated landscaping and car parking provision on the site of the former Wareham Middle School, Worgret Road, Wareham.

The Committee considered a report by the Service Director for Environment, Infrastructure and Economy on planning application 6/2019/0056 for proposals for the development of a temporary, relocatable housing scheme comprising six, detached 1 bed units; a terrace of 11 x 1 bed units; and 1 x 2 bed unit for overnight carers, with associated landscaping and car parking at the site of the former Wareham Middle School, Worgret Road, Wareham. The site was within the settlement boundary and was allocated for a social care hub, including permanent housing, in the Local Plan.

The Committee were informed that temporary planning permission was being sought  by Dorset County Council’s Adult and Community Services Directorate for the provision of modular housing to provide urgent, short/medium term accommodation to meet the housing and social care needs of vulnerable adults, as well as providing accommodation for their carers. Whilst these members of the community were able to live independently, they were currently either being housed in unsuitable accommodation - both within and outside of Dorset - or were at risk of homelessness.

The Committee were provided with a visual presentation and, taking into consideration the provisions of the Update Sheet appended to these minutes, for context, officers described the main proposals and planning issues in detail, covering the key elements of the social care facility and what they entailed. What care would be provided and how this would be done was outlined. Plans and photographs provided an illustration of the location and design of the facility, showing its dimensions, form, mass and size and the materials to be used, with digital interpretations showing how the units would look. How the modular housing would be constructed; the means by which it would be assembled and where this was to take place was explained. The use of such housing had met similar needs elsewhere across the country and was seen to be an efficient method – having already been proven to be successful - and an established means of meeting the needs for which it was designed.  Moreover, how the communal areas of the development were designed was seen to address the needs of the clients for whom it would be home.

The presentation also confirmed what the highways, traffic management, parking and access arrangements being proposed would be; showed the development’s relationship with other residential development and civic amenities in Wareham and its setting within the town.

Members were provided with aerial views across the site from various directions, together with plans/elevations of the proposed development, including landscaping and appearance of the units. Officers referred to the detailed design of the application, including the facility’s construction and the materials to be used. Members were assured that the quality of the dwellings would perform to a high standard in relation to insulation and energy efficiency, being complemented by the use of a solar energy source built into the design.

The design was one which was functional and practical yet cost efficient, adaptable and flexible in terms of being able to be used for similar purposes elsewhere in the county once they had served there use here. Officers also explained the context of the development in relation to the characteristics of the surrounding town and landscape, the local highway network, the topography of the area and the relationship between the development and the neighbouring environmentally designated areas in that part of Purbeck and the conservation area in that part of Wareham. The siting of the scheme meant that the those needing to use the facility were integrated within the community and could readily access the amenities within Wareham.

How the National Planning Policy Framework (NPPF) was applied; what the

Planning Assessment took into consideration; and the part this should play in the Committee’s decision making process, was detailed in the report.

The consultation exercise had shown that the County Councillor for Wareham,

Purbeck District Council, Wareham Town Council, the Environment Agency and County Council officers had not raised any objections to the proposals, with officers being confident that in respect of any particular considerations raised, these could be sufficiently covered by conditions.

However, as part of the wider public consultation exercise, objections had been raised on the grounds of the appropriateness of the scheme’s design; its location and the style of housing being used to accommodate those vulnerable adults. Officers explained their judgement that whilst permanent accommodation would always be preferable, it was in insufficient supply and that this proposal would bridge the gap until permanent accommodation could be built. 

Whilst the design did not meet the local plan policy requirements for design and did not reflect local materials (as required in the adopted Local Plan), officers considered that it was acceptable for a temporary use on a predominantly derelict brownfield site, which currently detracted from the character of the area, and would not cause unacceptable harm to the visual amenity of the area. The units were well designed to offer good quality independent living accommodation for residents. The site was also well screened by existing trees. Furthermore, the site was well located; being a short walking distance from the main facilities of Wareham town centre. Moreover, officers considered that there was a compelling and immediate need to provide accommodation for vulnerable adults which was a material consideration with significant weight.

Views had also been expressed by representors that the development should not be allowed to prejudice the longer term use of the site, which the draft Local Plan identifies as an integrated health and social care hub including ‘in care’ housing. In the light of this, officers had proposed a condition limiting the consent to 3 years, which the applicant was happy to accept. The scheme would unlock the site until the permanent social care hub was built, with the modular units being removed after 3 years.

Officers considered that as there was an immediate and compelling need for such accommodation, the recommendation reflected this. On balance, any departure from the local plan regarding the use of local materials was thus considered to be outweighed by other material considerations.

The Committee heard from the Portfolio Holder for Health and Care, Councillor Jill Haynes, who - on behalf of the Directorate - emphasised the urgent need for the scheme in ensuring that those vulnerable adults were able to live as independently as they might. In investing in these assets, their flexibility meant that once they had served their purpose at this location they could be put to a similar use elsewhere in the county.

The Committee were then provided with the opportunity to ask questions of the

officer’s presentation and officer’s provided clarification in respect of the points raised

including questions about communal space, construction traffic and the care to be provided. Members were satisfied with the responses received in their more

meaningful understanding of what the proposals entailed.

The Committee acknowledged that the applicant, as a social care provider for vulnerable adults, had an obligation to identify a means of accommodating clients with a need for such social care and understood that this short-medium term housing readily met that need in the face of the limited availability of suitable alternatives.

The Committee recognised the need for the facility in meeting the immediate needs of those vulnerable adults where alternative accommodation was not readily available and in providing modern, functional and practical housing that met needs for independent living with access to support and and provided carers with the ability to be accommodated as necessary.

Given this, and having had an opportunity to consider the merits of the application; having understood what was being proposed; having taken into account the officer’s report, what they had heard at the meeting from the case officer, legal advisor and Portfolio Holder for Health and Care, the Committee were satisfied in their understanding of what the proposals entailed in addressing the social care needs of the clients for which it was designed and the assurances provided by officers in how the use of the facility would be managed. Members considered the scheme to be most commendable and progressive in how it was to be applied. On that basis - and on being put to the vote - the Committee agreed that the planning application should be approved, and planning permission granted, subject to the conditions set out in the officer’s report and having regard to the provisions of the Update Sheet.

Resolved

That planning permission be approved – for a temporary period of 3 years - subject to the conditions set out in paragraph 8.2 of the Report.

Reasons for Decision

1)To ensure that there was the provision of suitable accommodation to meet the urgent need of independent, secure and accessible living for those Dorset residents with complex needs.

2)The proposal was a social-care led scheme to provide housing capacity to meet an immediate need for suitable, short-medium accommodation for vulnerable adults that was not being met by the available housing. The under provision and need for suitable and affordable housing to meet capacity for different groups within the community, particularly those who required care to maintain their independence, was a priority of local and emerging local and neighbourhood planning policy.