Agenda item

Change of use of an existing residential bungalow (Use Class C3) to a Children’s Day Nursery (Use Class E(f)) including erection of secure boundary fencing to rear.

The Senior Planning Officer presented the application for the change of use of an existing residential bungalow to a children’s day nursery, including the erection of secure boundary fencing to the rear. It was explained that no external changes to the building were proposed. The site context was shown on a map, highlighting that the surrounding area was predominantly residential, with Upton Heath located approximately 35 metres to the south. Photographs illustrated the site and its setting, including a continuous hedge across the frontage.

Members were shown the proposed parking plan, which involved the removal of a short section of hedging to allow the access road to be widened. New hard surfacing was proposed, with parking spaces to be reserved for staff. Cycle storage was indicated to the east of the existing dwelling. An outdoor play area was also shown on the plan, located adjacent to a neighbouring property.

It was advised that the principle of the development was considered acceptable, as the site was located within a main settlement with access to services, facilities, and public transport. Highways safety concerns raised by Ward Members and members of the public were acknowledged. It was noted that approximately 75% of drop-off and pick-up times would be staggered, reducing the number of cars attending the site at one time. Allocated time slots for drop-off and collection would be implemented, and the nursery would encourage active travel. Visibility from the existing access was considered acceptable, and the Council’s Highway Engineer had raised no objection. It was confirmed that a condition would be imposed requiring adherence to a submitted traffic management plan, and that the proposal was not expected to result in an unacceptable impact on highway safety. It was further noted that the proposed new access would require an additional condition to ensure that the first five metres of the vehicular access were laid out and constructed before it was brought into use.

It was acknowledged that the site was located immediately adjacent to residential dwellings and that there would be some noise associated with the use of the outdoor play area and general use of the site. A noise impact assessment had been submitted, which concluded that, with mitigation, noise levels would remain within acceptable thresholds. Proposed mitigation measures included an acoustic fence at the rear of the site to reduce noise levels, staff-supervised play sessions with a maximum of ten children at any one time, and the absence of static play equipment. A complaint response procedure would be in place, and no amplified sound equipment would be used. The submitted noise management plan was considered acceptable, subject to a condition requiring the nursery to operate in accordance with it.

In terms of the character of the area, it was noted that there would be some increased visibility of parking associated with the new access; however, this would generally be at a low level and would not result in significant harm. Overall, the proposal was considered to provide an early year’s facility in a sustainable location.

Public representation was received from Aisla Wilson, who objected to the application on the grounds of highway safety. She noted that the road was hazardous and cars often exceeded the speed limit of the road creating a dangerous environment, which would be worsened by the proposal.

The applicant, Paul Spencer, spoke in support of the application. He stated that the current location of the nursery couldn’t be expanded and a new facility was being sought within the catchment area. Noise mitigation would be achieved through acoustic fences, grass playing surfaces rather than concrete and staff supervision. In addition, all children would have left the premises by 18:00 and people leaving the nursery would be encouraged to turn left only to reduce traffic accessing the roundabout. Parking on the road would also be discouraged by the nursery.

Ward Members for Corfe Mullen, Cllr Sowry-House and Cllr Florek both spoke in objection to the application. They raised concerns with the application that included, highways safety, the impact on public transport, risk of harm to children attending the nursery, impacts on neighbouring amenity and the erosion of the residential character of the area.

Officers provided the following responses to questions from members:

·       Noise mitigation measures would include an acoustic fence, supervision of children, a maximum of 10 children outside at once and no music or static play equipment. In addition, outdoor play would be restricted to certain hours in the morning and afternoon.

·       If the scheme was approved, it would be unlikely that it could go back to residential use in the future due to the proximity to the heathland.

·       If members were minded an informative note could be added encouraging the use of rubber crumb surfaces to reduce noise impact.

·       Part of the hedging at the front of the site would be removed to widen the access to 6m.

·       There would be strict staff to child ratios that would be adhered to.

·       There was no boundary fencing proposed at the front of the site, however there would fencing around the outdoor play area to keep children contained within the playground and the building itself.

·       The wording of condition 9 could be amended to require the submission of full details of hard and soft landscaping works to include surfacing.

·       The future second access was not considered necessary by Highways and had been proposed to be completed later due to cost constraints.

·       Cars would be able to enter and exit the site in a forward gear.

Several members remained concerned about the access to the site and considered that the application would be safer if there were two accesses that would allow a one-way system to be utilised. Other members expressed that their concerns had been alleviated by the responses received to members questions.

It was proposed by Cllr Ezzard and seconded by Cllr Brenton, to grant the application as per the officer’s recommendation, including the updated wording of condition 12 and the amendment to the wording of condition 9 requiring the submission of landscaping works.

Decision: That the application be granted, subject to the conditions as set out in the appendix to these minutes.