Address:       Henlow Bridge Lakes Ltd, Bridge End Road, Henlow, SG16 6LN

Change of use - for the proposed Teen Building (CB/16/01005/FULL Approval granted 28/4/16 and subsequent relocation CB/17/00188/VOC Approved 9/3/17) to a private Day Nursery and associated Children's Activity Centre.

Applicant:     Henlow Bridge Lakes Ltd

The Committee considered a report regarding Planning Application No. CB/17/02361/FULL for a change of use for the proposed Teen Building (CB/16/01005/FULL approval granted 28 April 2016 and subsequent relocation CB/17/00188/VOC approved 9 March 2017) to a private Day Nursery and associated Children’s Activity Centre at Henlow Bridge Lakes Ltd, Bridge End Road, Henlow, SG16 6LN.

No additional consultation/publicity responses, comments or conditions were reported in the Late Sheet.

In advance of consideration of the application the planning officer informed the Committee that, since his report had been published, he had received additional supporting information from the applicant.  This stated that approximately 35 children would attend the nursery, that the experience of other sites run by the operator was that not all parents arrived at the same time with their children and that the company’s environmental policy incentivised staff to walk and cycle to work.  In addition information had been circulated directly by the applicant to Members on issues within the report including a query with regard to proposed condition 2 requiring access to the nursery being from the existing main site entrance to Henlow Lakes.  The applicant had suggested that the existing site access be used and the highways officer had raised no objection to this.  The planning officer therefore recommended that condition 2 within his report relating to access for the nursery being from the existing main site entrance to Henlow Lakes should be removed.

In advance of consideration of the application the Committee received representations from an objector to the application and from the applicant under the public participation scheme.  Clarification on some of the points raised by the public speakers was sought by Members.

A ward Member stated that he had fully supported the development of the site since its inception and the quality of the development had assisted tourism.  However, he felt concern at the proposed change of use.  As the governor of a local school which had its own nursery he had seen very young children thrive in a school based environment.  He therefore believed nurseries should be based on school sites as that arrangement provided children with an incentive to move on from the nursery to the school proper.  He recognised the business benefit of the proposal and that the demand existed for nursery places but felt that this was not the right location.  In addition he was concerned at the possible highways safety implications as returning commuters attempted to reduce their journey time from the railway station to the nursery to collect their children by turning across the oncoming traffic flow to access the site.  Following discussion the applicant had subsequently discussed the ward Member’s concerns with the highways officer and it had been acknowledged that some warning signage was incorrectly located.  However, the ward Member remained concerned as to whether this issue could be remedied.

The Committee considered the application and in summary discussed the following:

·         The highways officer’s statement that there would be an estimated 36 additional vehicular movements which would be spread throughout the day.  In addition the junction between the A507 and the one way only access road (gyratory) to the signage was of the approved standard.  There were prominent no right/left turn signs in place and any contravention of these instructions would therefore be dealt with by the police.  The site had an approved junction and their were no real highways concerns despite the increase in traffic movements.  There had been five recorded accidents between 2013-15 and only two could be tentatively linked to the highways concerns raised.

·         The police statement that the speed limit of the A507 in the area should be reduced.  The highways officer stated he was unaware of this viewpoint.  However, there was a review being undertaken of the A507 and its junctions and accident rates would be considered to see if a speed limit reduction was justified.

·         The highways officer’s statement that the increased level of vehicular movements would have no detrimental impact on The Lodge, as the nearest residential property.  The installation of a physical barrier to prevent vehicle movements could not be justified given the volume of traffic.

·         The rationalisation of the existing local road traffic signs to ensure they were both correct and located in the optimal position.  It was requested by a Member that condition be included a vehicle activated sign (VAS) or other appropriate measures instructing drivers to reduce their speed be installed on the east bound carriageway and on the west bound carriageway instructing drivers not to undertake an inappropriate turn.

On being put to the vote 8 Members voted for approval, 1 voted against and 1 abstained.

RESOLVED

that Planning Application No. CB/17/02361/FULL relating to Henlow Bridge Lakes Ltd, Bridge End Road, Henlow, SG16 6LN be approved as set out in the Schedule attached to these minutes.