Agenda item

N/2020/0399 - Demolition of existing bungalow at 486 Kettering Road and redevelopment of site to provide new care home (Class C2) arranged over part two and part three storeys together with associated car parking, landscaping and amenity space and new access from Kettering Road. 486 - 492 Kettering Road


The Principal Planning Officer submitted a report to the Committee including further objection received and explained that buildings on site had been demolished and cleared to make way for the development and that an existing bungalow onsite would also be demolished to allow for the development. The proposal, a 56-bed care home, would have a similar set back from the road to the neighbouring property to the south and would step forward to the north. The development would comprise 3 blocks served by 1 access point at the request of the Local Highway Authority. The number of occupants was initially proposed at 66 but the numbers were reduced to try and improve the parking situation. The care home would include various facilities such as a hair salon and cinema room for use by occupants and all bedrooms would be en suites. Members’ attention was drawn to the addendum which contained a summary of 5 further letters of objection and to an additional statement from a local resident in support of the application that was received following the publication of the Addendum.


Robin Brown, a local resident, spoke against the application and commented that he objected to the size of the development and lack of parking. Mr Brown contested several paragraphs in the report including 7.5, 7.8 and 7.13. He noted that the new proposal was almost 3 times larger than that previously approved. Regarding parking, Mr Brown stated that the provision of 19 spaces was insufficient and suggested that any overflow would block Kettering Road and the surrounding streets. He advised that refuse collection vehicles would need to reverse 32m into the site, exceeding the recommended distance which could affect the safety of service users and other elderly people in the area.


Councillor Hallam, in his capacity as the Ward Councillor, spoke against the application and commented that local residents were supportive of the principle of the continued use of the site for elderly accommodation and care, however they had concerns around the proposed development’s design which would have an overbearing effect. The continuing increase of traffic along Kettering road was also a concern. Councillor Hallam asked that the Committee defer their decision to allow further discussion to take place between the planning consultant, officer and local residents


Mohammed Azhar, a local resident, spoke against the application and voiced concern around the scale and design of the proposal, the increase in traffic generated and privacy. He noted that waste storage for the site would be located close to neighbouring properties and suggested that it be moved to an area of the site not adjacent to residential properties.


Andrea Feeney, Operations Manager for Avery Healthcare, spoke in favour of the application and commented that the care homes operated by Avery Healthcare in Northampton had good ratings with the CQC. She advised that access to outdoor spaces was essential for the wellbeing of residents. Local companies would be used as suppliers for the care home. There was high demand for placements with care homes run by the company which had close links with the relevant authorities. The site would be run by a general manager alongside a team of dedicated an experienced staff, including full-time gardeners and maintenance staff.


In response to questions, Ms Feeney explained that approximately 15-20 staff members would be on site at any time


Adrian Kearley, the agent on behalf of the applicant, spoke in favour of the application and commented that the proposal would address a pressing need for purpose-built care accommodation for elderly people in the area. Up to 55 jobs would be created, and additional jobs during the construction stage. It would have a positive impact on the Council’s housing supply; where people may seek to downsize, larger family homes in the area would become available. Mr Kearney noted that the scale of the proposed development was as small as possible whilst remaining commercially and operationally viable. The development would drop down to 2 storeys where adjacent to residential buildings. Where closes to the properties on Squires Walk the proposal would be 2 storeys and a separation distance of 10m from the boundary and an overall separation distance of 24m to the nearest property. Following meetings with immediate neighbours, the height of the boundary fencing was proposed to be higher and boundary landscaping strengthened. Mr Kearney advised that in Avery’s experience elsewhere, the provision of 20 parking spaces would fully meet their needs and noted that there had been no objections from the Local Highway Authority.


In response to questions, the Committee heard that following extensive consultation with neighbours and the Ward Councillor, the scale of the development had been significantly reduced. The previous care home had a maximum capacity, including extensions over the years of 40+ residents, however it was noted that the care home was not purpose-built.


Members discussed the report.


It was noted that Councillor Choudary joined the meeting mid-way through the item so would not take part in the vote.




That the application be APPROVED subject to the conditions and reasons as set out in the report.


At this juncture Councillor B Markham left the meeting and Councillor Choudary re-joined the meeting.

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