64-bed nursing home at Cornwallis Care Services Ltd Hendra Court, Par

“The proposal seeks outline planning permission for the demolition of part of the existing care home which currently provides residential and nursing care for 50 residents and construction of new replacement 64-bed nursing home with…”

“The proposed nursing home has three storeys of accommodation stepping down the site. The nursing home will be occupied by a total of 64 residents and will provide eight bedrooms for care staff to live on site.”

“The proposed building is arranged in an L-shaped form across three storeys, stepping down the sloping site to minimise visual impact and integrate with the landscape. The layout seeks to preserve protected trees and maintain continuity of care during construction. Communal areas are centrally located to encourage social interaction, while the design maximises natural light and provides a landscaped courtyard.”

“The majority of respondents supported the need for increased adult social care provision and agreed that the Hendra Court site was appropriate for such development. Positive comments highlighted the need for upgraded facilities and intermediate care provision, while concerns focused on building height, privacy, light pollution, and local infrastructure.”

“The historic house will be retained for future conversion, and the previous 40-bed extension approval cannot be implemented alongside the new scheme. A Flood Risk Assessment confirmed that surface water will be managed on-site via soakaways. The consultation process has informed the final proposals and demonstrates a clear commitment to addressing community concerns while delivering a high-quality care facility.”

“Pollution: Increased light pollution from the building's exterior lighting and noise pollution from construction and daily operations are major concerns. These factors could negatively impact both the environment and the well-being of local residents.”

“Traffic and Parking Issues: Increased Traffic: The nursing home is expected to generate additional traffic, exacerbating existing congestion problems. The local roads are already busy, and the influx of staff, visitors, and service vehicles could lead to further delays and safety concerns. Parking Shortages: There is limited parking available in the area, and the proposed development does not include sufficient parking spaces to accommodate the expected demand.”

“Confirmation that the impact of the proposal on the neighbouring property was a material planning consideration for members to consider in the determination of the proposal; In regard to the Right to Light Act, it was confirmed that this was civil matter and not a material planning consideration; 7.”

“Concern that the proposal would have an overbearing impact on the dwellings to the east of the site; Concern was expressed regarding the massing of the replacement building and the adverse impact on the character of the area; In regard to the visual impact of the proposal, members were reminded that they did have the option of deferring the application for a Site Inspection. It was highlighted that Site Inspections could also be held prior to committee meetings.”

“Arising from consideration of the report and debate it was moved by Councillor Kenny, seconded by Councillor Webb, and on a vote of 9 votes in favour, 0 against and 2 abstentions, it was:-”

“RESOLVED that Application No. PA24/02955 be refused.”

“The proposed development, by reasons of the scale of the proposed care home, its proximity to a neighbouring property and presence of multiple windows, would result in significant harm to the living conditions of the neighbouring property to the east of the application site at Woodside, with particular regard to overbearing, loss of privacy, and overshadowing.”

“The proposed development, by reasons of the scale, massing, form and design of the proposed care home, would create a development that is in stark contrast to the prevailing built-form of the locality and which fails to promote local distinctiveness.”