Mental health care facility at 1 Lakeside Chester Business Park, Chester

What was proposed

The proposal would create a mental health facility while retaining dispensary, IT and archive activities, with new windows, solar panels, charging points and gardens.

“This proposal is for change of use of part of the building to accommodate a mental health care facility along with associated development. The proposed facility would comprise three wards on the entire first floor with part of the ground floor used as a single training ward. The remainder of the ground floor is a medicine management/supply call centre and general wholesalers office, with ancillary storage and distribution and IT and archiving (as per ref. 24/01330/LDC).”

“It is proposed that the applicant, Cygnet Health Care Ltd (Cygnet), would operate the site and it is understood that they are a partner to the NHS providing mental health care across a range of services throughout the country. The proposed mental health facility would not be open to the public and there would be no A&E department.”

Officer report

The site and surroundings

The site is a two-storey office building in Chester Business Park, within the countryside and Green Belt, with extensive parking and nearby businesses and a nursery.

“The application site comprises of 1 Lakeside, a two storey office building located to the east of Wrexham Road (A483) within the Chester Business Park. The building is accessed from Herons Way to the north, an unclassified road which travels through the business park. The site is located within the countryside and Green Belt.”

“The building benefits from a large parking area to the south (385 car parking spaces) which bounds the site with a BP service station (that accommodates a Starbucks and shop), Jigsaw Curzon House Day Nursery and Holiday Inn hotel to the south west. The Wrexham Road Park and Ride is located across the A483 directly to the west of the site.”

Officer report

Earlier permissions and uses

The building was permitted as part of an office development, and a 2024 certificate confirmed lawful medicine management, wholesaling, storage, distribution and IT uses on part of the ground floor.

“24/01330/LDC - Lawful Development Application to seek confirmation that the proposed use of part of the ground floor as the following is lawful 1) Medicine management/supply call centre and general wholesalers office, with ancillary storage and distribution. 2) IT and archiving facility. Approved June 2024.”

“23/03787/LDC - Proposed attainment of a lawful development certificate to maintain that the proposed dispensary and pharmaceutical distribution facility, IT and archiving facility falls under use class E(g), and not resulting in any material change of use. Withdrawn…”

Officer report

What officers recommended

Officers recommended approval because marketing showed limited demand for the large building, while the proposal would provide health care, jobs and a viable reuse.

“With regard to criterion 2, a marketing and viability letter from the marketing agent has been provided (dated March 2024) as well as information included within the Planning Statement. The building has been vacant since early 2020 (following the sale of MBNA Bank by the Bank of America to Lloyds Banking Group) and marketed since July 2020 by two agents (one global and one based in Cheshire) for three years.”

“While not covered within the letter from the marketing agent, it is appreciated 5,574 sqm (60,000 sqft) on the first floor has never been fitted out (even though the building has been erected since approximately 2004) and reinforces the view of the agent that the building is too large for one business. Given the depth of the building, the centre is also very dark throughout the year with limited natural light.”

Officer report

Consultation responses

Highways, National Highways, biodiversity and other consultees raised no objections, with biodiversity conditions recommended.

“National Highways – no objections on receipt of additional information relating to the potential risks that the development and change of use may have in relation to the local highway infrastructure which forms part of the Strategic Road Network.”

“Biodiversity Officer – no objections subject to conditions…”

Officer report

Who spoke

The agent spoke, alongside two visiting members, Councillor Felicity Davies and Councillor Razia Daniels.

Members’ questions

Members asked whether the application could be deferred to review its design and whether fear of crime could be a material planning consideration.

“Members raised the following queries • Based on comments made by visiting members, how feasible would a proposal to defer the application at this time be in order to review the design of the application? • Members enquired about the fear of crime and whether this was capable of being a material planning consideration.”

“Officers responded as follows • The internal design of the building can be a material planning consideration, but was constrained by the nature of the existing building and subject to guidelines, not fixed rules. Furthermore, issues such as the corridor length may be viewed as restricted, however, in some areas such as room-size the development provides a larger area than what is advised. • It was confirmed that the fear of crime is capable of being a material consideration.”

Minutes

The vote

The application was approved unanimously, subject to the conditions in the report.

“A proposal to approve the application, subject to conditions in the report was passed unanimously Decided that The application be approved…”

Minutes

The decision

The application was approved subject to a legal agreement securing the operator and reimposing the original use restriction if the approved use ends.

“To approve the development subject to the legal agreement and conditions described below:”

“Development must commence within 3 years. Development must be carried out in accordance with the approved plans. Personal permission for use proposed only. Prior to first use, a Management Plan shall be submitted for approval 5. Prior to first use of the wards, the garden areas (as shown on the approved floor plans) shall be provided and available for use. 5.”

Officer report