Mental health facility extension at 183 Newton Drive, Blackpool

What was proposed

The scheme would add 16 bedrooms, extend the existing facility, link it to the listed Shrine and provide associated parking, access and landscaping.

“Location: THE SHRINE OF OUR LADY OF LOURDES, WHINNEY HEYS ROAD, FY3 8NP AND 183 NEWTON DRIVE, BLACKPOOL, FY3 8NU Proposal: Erection of a two-storey front and side extension to provide 16 additional bedrooms giving a total of 35 bedrooms, erection of a single storey rear infill extension and provision of additional vehicle and cycle parking and associated hard and soft landscaping works at 183 Newton Drive.”

“Applications for both full planning permission and listed building consent have been submitted for the erection of a two-storey front and side extension to provide an additional 16 bedrooms (35 in total) and a single storey rear infill extension with additional vehicle and cycle parking and associated hard and soft landscaping works at 183 Newton Drive.”

Officer report

The site and its setting

The site contains a former convent and a Grade II* Shrine within the Stanley Park Conservation Area, beside housing, a busy junction and Victoria Hospital routes.

“The two-storey building faces north towards Newton Drive but the elevation fronting Whinney Heys Road is also very prominent and well dressed. The property has smooth red brick elevations with stone bays and window dressings, red tile coverings at first floor and decorative black and white timber gable fronts. The detailing has been carried over to a two-storey side extension which was erected in 2002.”

“The site is within the Stanley Park Conservation Area and is within the setting of Stanley Park which is a Grade II* registered park and garden, but is not subject to any other specific designations or constraints. The site is within flood zone 1.”

Officer report

What officers recommended

Officers recommended refusal because no local need was demonstrated, the development was not sustainable and heritage harm was not outweighed by public benefits.

“Recommendation: Refuse planning permission and listed building consent. Recommendation Summary: The scheme does not represent sustainable development and no other material planning considerations have been identified that would outweigh this assessment. The proposals pose less than substantial harm to the significance of heritage assets without any clear and convincing justification or overriding public benefits to outweigh the harm that would be caused.”

Officer report

The main planning issues

The key issues were local need, the extensions’ scale and design, and the effects of the link and therapy pod on the Shrine.

“In relation to need, [name withheld] advised the Committee that Policy DM3 set out that specialist residential care home uses would only be permitted where there was a demonstrated local need. The non-binding letters of support received did state there was a need for beds across the wider Lancashire and South Cumbria region, however clear need within Blackpool had not been demonstrated, and the Council’s Director of Adult Services had clearly confirmed that Blackpool’s needs were…”

“In relation to the design of the Newton Drive facility, [name withheld] noted that the existing building made a positive contribution to the Stanley Park Conservation Area and Shrine due to its traditional design and prominent position and Officers did not accept Applicant’s assertion that its contribution was particularly limited.”

Minutes

Who spoke at the meeting

A councillor spoke against the scheme, the applicant’s agent supported it, and a ward councillor supported refusal.

The committee vote

The committee agreed with officers and resolved to refuse both applications.

“The Committee discussed the application and noted the view of Adult Services that to increase the inpatient provision to 35 patients would be unlikely to benefit Blackpool residents and that the increased beds could increase demand on Blackpool Council/ Adult Social Care/ Mental Health Team (BCASC MH) and services and that the applicant had failed to demonstrate a locally generated demand for additional residential or hospital bed spaces.”

“Resolved: To refuse applications 2026/0064 and 2026/0065 for the reasons set out within the Officer’s report.”

Minutes

The final decision

Planning permission and listed building consent were refused because the scheme lacked local justification and would harm the listed Shrine and conservation area.

“Refuse planning permission for the following reasons: The current facility at 183 Newton Drive is predominately occupied by men from the wider Lancashire and South Cumbria NHS Foundation Trust area. The applicant has failed to demonstrate that there is a locally generated demand for additional residential or hospital bed spaces for men requiring mental health care within Blackpool and the proposals are not supported by the relevant commissioning managers.”

“By virtue of their size, siting, projection forward of the building line, projection forward of the main front elevation, prominence, design, lack of articulation or visual interest, and the contrast with the traditional features, materials and colours of main building at 183 Newton Drive, the two storey extensions proposed and the two storey front extension in particular, would be incongruous additions to the site and would be significantly harmful to the character,…”

Officer report