Planning Application - Valid grounds for objection ?

rocky_robin

I have discussed this issue elsewhere on this site...

The developers have finally submitted plans the remaining "reserved matters" for the children's nursery, medical centre and nursing home following the outline approval in May (for layout and access)

I feel like I'm fighting a losing cause but would welcome any suggestions or advice.
Basically developers in the Trafford area are struggling to get planning permission for new homes and therefore they are attempting to get permission for whatever they can build to make money.

There does not appear to be an urgent need for any of these facilities and no evidence has been provided but the plans have been drawn up in conjunction with local planning officers and the nursing home is already being advertised in the local press !

This is a residential area with a couple of small businesses e.g. local shop,pub,takeaway and the proposed development is quite large

It would seem an unreasonable development for the area but that is obviously not grounds for objection and I have a few ideas taken from the local Unitary Development Plan

All help very welcome

Outline Application
http://planning.trafford.gov.uk/MVM/...DAURI=PLANNING

New Reserved Matters Application
http://planning.trafford.gov.uk/MVM/...DAURI=PLANNING

brightonman123

extra traffic / noise pollution / danger to children ?

hewhoisnotintheknow

not being rude but if you have to ask on here for valid reasons, they are probably not valid?

daveyjp

The need for the various parts of the development will be in the application details and committee reports.

The medical centre will probably be PCT funded -they identify where one is needed. Children's nursery depends who is running it. Private nursery is a commercial decision, sure start children's centre funding comes from local authority (but it could still be privately run). There is a severe shortage of modern nursing home accommodation - I know someone who develops them and he is doing quite nicely.

Traffic will be an issue, but a S278 or s38(?) agreement will be entereed into so the developer pays for any road alterations which are required - details will be in the planning committe report.

Other objections have to be planning based. Whether the devlopment is required isn't a planning objection - that's a commercial decision by the developer.

robv_3

Silly question, why do you feel you need to object?

rocky_robin

robv wrote: »

Silly question, why do you feel you need to object?

It's being build next door to my house !

It's a quiet residential street at present, the garden centre that was previously there have been trying to sell for some time but permission was never granted for houses.

There is only one way in and out which is being controlled by the addition of a mini roundabout outside my house.

If you can imagine the additional traffic on the road between 8am-9am and 5pm-6pm plus noise and additional people who don't live in the area placing a strain on the facilities, then you can understand why I'm objecting. The nursing home is also going to be 3 storeys as opposed to all the houses around it which will only be 2

hewhoisnotintheknow

rocky_robin wrote: »

It's being build next door to my house !

It's a quiet residential street at present, the garden centre that was previously there have been trying to sell for some time but permission was never granted for houses.

There is only one way in and out which is being controlled by the addition of a mini roundabout outside my house.

If you can imagine the additional traffic on the road between 8am-9am and 5pm-6pm plus noise and additional people who don't live in the area placing a strain on the facilities, then you can understand why I'm objecting. The nursing home is also going to be 3 storeys as opposed to all the houses around it which will only be 2

what facilities, wont this be adding a facility to the area?

rocky_robin

hewhoisnotintheknow wrote: »

what facilities, wont this be adding a facility to the area?

When I step out of my front door, the streets are not lined with children who have been dumped by their parents or old people left out to expire because there's no room for them elsewhere.

We have a large number of self-employed childminders in the area, the majority of whom currently have spaces, the local council have actually embarked on a program to close down nursing homes while there are 2 or 3 doctor's surgeries within walking distance which do not have "closed lists".

The developers (who are a local housebuilding firm) have only embarked on this venture because they have become fed up with having applications for housing developments turned down

hewhoisnotintheknow wrote: »

not being rude but if you have to ask on here for valid reasons, they are probably not valid?

I've got all the "old favourites" valid reasons scale, over-massing, inconsistent materials, change in visual and overall amenity for existing residents, noise, pollution etc etc but wondered whether there was anything I was missing or that hadn't sprung to mind

That said, the media spin is in full swing and the developers are already advertising the nursing home before the permission has been granted, so it's difficult for the little guy to compete with "big business"

Personally I'd much rather have a cul-de-sac of 28-30 houses on it as was originally proposed 3-4 years ago.

You wouldn't build a hotel or restaurant unless there was a shortage of places for people to sleep or eat

Woby_Tide

rocky_robin wrote: »

It's being build next door to my house !

It's a quiet residential street at present, the garden centre that was previously there have been trying to sell for some time but permission was never granted for houses.

A quiet residential street with a commercial garden centre on it?

rocky_robin wrote: »

There is only one way in and out which is being controlled by the addition of a mini roundabout outside my house.

If you can imagine the additional traffic on the road between 8am-9am and 5pm-6pm plus noise and additional people who don't live in the area placing a strain on the facilities,

Unless the garden centre was completely rubbish i imiagine there was traffic going in and out fairly regularly (and being a garden centre 7 days a week) the new site can't be producingthat much more traffic volume over a day, it will be fairly static all told, and mostly for 5 days a week bar the care home visitors

rocky_robin wrote: »

then you can understand why I'm objecting. The nursing home is also going to be 3 storeys as opposed to all the houses around it which will only be 2

Finally something that doesn't sound so NIMBY, that point has got more legs than any of the others so far. That said looking at the plans they've located the care home at the very back close to the railway so it will be someway from all the other 2 storey properties and their appears to be some tree screening in between

lindab15

Private nursery is a commercial decision, sure start children's centre funding comes from local authority (but it could still be privately run).

Unlikely to be Sure Start - according to their website they already have a Children's Centre in the area (Broomwood & Timperley).

They're in the latter stages of planning for children's centres now - very little new build going on, more about using up available space in existing local community buildings like schools etc, from what I've read.

Plus these latter planning stages don't usually bring in new childcare places. If that had been a real urgent need they'd have done it in the early planning / building stages a few years ago when Sure Start started off.

If - as you suggest - there are lots of available vacancies with local childminders, there wouldn't appear to be a real need for more childcare. If there's not a definite local demand it wouldn't be a good business decision to base a new nursery there - expensive and fraught with red tape setting up a nursery !

Can't comment on the other aspects of the plan, though !

lindab15

rocky_robin wrote: »

When I step out of my front door, the streets are not lined with children who have been dumped by their parents or old people left out to expire because there's no room for them elsewhere.

Just wanted to suggest you might not want to use this particular phrase when you're submitting a objection !

Not quite sure how you meant it to sound, but it could easily cause offence.

I'm sure you didn't mean it like that. There are lots of responsible, hard working parents who rely on good childcare, as well as anxious families for whom a care home is the best solution to an elderly relative's needs, who would take exception to this phraseology - you need to gain support, not alienate potential allies.

Good luck taking on the developers.