Retirement apartments and care home at Great Broomfields, Wickford

What was proposed

The outline scheme proposed 26 retirement apartments, a 70-bed care home, demolition of commercial buildings and a residents’ tea/day room.

“Outline planning permission is sought with all matters reserved, except for access, for the demolition and partial demolition of the existing commercial buildings, construction of 26 no. retirement apartments (Use Class C2), and a 70 no. bed care home (Use Class C2) and alterations and change of use of the remaining commercial building to a residents’ tea/day room on land at Great Broomfields Cranfield Park Road, Wickford.”

“The Council cannot demonstrate a 5-year housing land supply. Paragraph 11 (d) of the National Planning Policy Framework (NPPF) is clear: where the application of policies in the NPPF that protect areas or assets of particular importance provides a clear reason for refusing the development proposed, the ‘tilted balance’ should not apply. This includes development in the Green Belt.”

Officer report

The site and its surroundings

The site covered about 1.66 hectares in the Green Belt, with barns, commercial buildings, hardstanding, grassland, hedgerows, trees and a nearby listed farmhouse.

“The application site extends to approximately 1.66 hectares (4.10 acres) and comprises two barns towards the northwest corner, west of the pond, one being black timber weather boarded with a pantiled roof, the other constructed in block work with a corrugated fibre cement roof of more recent construction.”

“A former domestic storage building to the eastern side of the site is currently used for various commercial business purposes, alongside a small associated hardstanding parking area, with the remainder and majority of the application site being open grassland bordered by established hedgerows/tree belts to the site perimeter.”

Officer report

Earlier planning history

A previous larger scheme for retirement homes and a care home was withdrawn in November 2024.

“The application follows on from the withdrawal of a previous full planning application for the construction of 6 retirement bungalows, 29 retirement apartments in one 3-storey building and a 70-bed care home, also in a 3-storey building, (all Class C2 uses) and associated works in November 2024.”

“13/00669/FULL Retrospective change of use of domestic outbuildings to B1(a),(c), D1 and Sui Generis Granted 25.09.2013 16/00330/FULL 16/00331/LBBAS New build dwelling to replace existing commercial buildings within the curtilage of a grade II listed house. Granted 30.08.2016 31.08.2016 19/00973/FULL 19/00974/LBBAS New build dwelling to replace existing commercial buildings within the curtilage of a grade II listed house.”

Officer report

Why approval was recommended

Officers considered the specialist housing need, health, housing supply, economic and environmental benefits sufficient to outweigh Green Belt and heritage harm.

“The proposal does not fall within any of the definitions of appropriate development within the Green Belt and is not considered to utilise ‘grey belt’ land in this instance. The proposal therefore represents inappropriate development within the Green Belt, which should not be approved except in very special circumstances.”

“The very special circumstances presented and the public benefits proposed are considered sufficient to on balance outweigh the harm arising from the development to the Green Belt and the medium level of ‘less than substantial’ harm to the setting of Great Broomfields Grade II listed building designated heritage asset.”

Officer report

What local people said

Two objections raised concerns about the building’s size, Green Belt impact, parking, noise, trees, healthcare pressure and antisocial behaviour near the park.

“Two objections were received, one from a local resident and one from a local business occupier on grounds of: • harm to character of the area due to the huge size of building on non-built up side of Cranfield Park Road; • harm to the Green Belt; • parking concerns during and after construction, requests sufficient on-site parking for residents, visitors and staff so that they don’t impact on residents existing parking in Smollett Place; • noise and disturbance concerns…”

Officer report

Who spoke

The applicant spoke in support, referring to local need, older people’s accommodation, contributions, site enclosure, jobs and public transport improvements.

What members discussed

Members discussed parking, residents’ ages and care needs, local demand, the previous proposal, visual enclosure and the planning balance.

“In response to questions, it was clarified that: • the Grade II listed building was a privately occupied dwelling with no public access. The proposal was to close the existing access to the building and reopen a former access, which would give shared access to both the listed building and the development site, which had the same owner (it was noted that the ownership of the land was not a material issue); • the agricultural land was not 3a quality; • a previous application…”

“Members discussed the quantum of car parking on the site, the likely profile of residents (all over 55, most over 75 - all requiring at least 2 hours’ care and significantly more in the care home), the clear need for this kind of development in the borough and that legally any proposed changes from the submitted scheme would need to return to the Committee for consideration.”

Minutes

The committee’s decision

The committee granted outline permission subject to completing the section 106 agreement and applying the stated planning conditions.

“That Planning Application No. 25/00794/OUT be granted planning permission subject to the completion of a S106 Agreement to secure the planning obligations and contributions set out at section 5.15 and subject to the conditions set out at section 7.3 of this report with any minor amendments that might be necessary up to the issue of the decision notice being delegated to the Assistant Director of Planning for approval.”

Minutes