Care home and apartments at Cormac Solutions Cornwall Council, Wadebridge

What was proposed

The application proposed converting a vacant office into 26 affordable apartments and building a 67-bedroom care home with parking and landscaping.

“The site is a vacant office building of approximately 2,182 sqm arranged over two floors under a large pitched and hipped roof and was previously occupied by the former North Cornwall District Council. The offices are orientated facing towards the south west, overlooking its associated parking area.”

“This is a full application for, as per the development description, Conversion and Change of Use of Former Office Building (Use Class E(g)) to 26 Residential Dwellings (Use Class C3), comprising 20 affordable apartments, and 6 for care home employees, with Development of a 67 Bedroom Care Home (Use Class C2) with Associated Parking and Landscaping.”

Officer report

Why officers supported it

Officers considered the brownfield redevelopment would meet pressing needs for care accommodation and affordable housing while protecting character, amenity and highway safety.

“One of Cornwall’s principal challenges is the shortage of certain types of care home capacity with Cornwall currently experiencing declining care home provision, with an average net loss of 25 beds per year over the last 4 years. Demand is close to outstripping available supply and there is a danger that Cornwall Council will not be able to meet its statutory requirements under the Care Act of 2014.”

“Overall, the proposed development delivers clear social and economic benefits through the creation of modern, purpose-built care accommodation and affordable housing in a sustainable location, consistent with the spatial strategy pursued by the development plan and the Council’s corporate objectives related to providing suitable housing and care provision.”

Officer report

Consultation responses

Many consultees raised no objection, while highways accepted the parking and access subject to conditions and affordable housing officers supported the proposed mix.

“Devon & Cornwall Police Architectural Liaison Officer 28. No objection and the proposals show a real effort to define the external shared spaces on the site which is supported. Design suggestions offered including in respect to: • Signage on site • Additional gate/fencing close to the service access • Management strategies should be devised regarding use of the space and parking between the buildings • Parking should be clearly signed and allocated between uses • Appropriate…”

“The affordable housing mix is agreed as set out and is considered to be aligned to the local housing needs of the area. This mix should be secured by Local Lettings Plan as the Council appear to own the site and the Local Lettings Plan Could be secured by planning condition. The Affordable Housing Team support the proposal for a 67 bed care home which would not require affordable housing contributions due to the rooms not being self-contained.”

Officer report

Residents’ concerns

Objections focused on parking overspill, traffic, building scale, privacy, noise, construction, loss of greenery, flooding, ecology and infrastructure.

“Oppose: • Inadequate parking spaces both care and residential causing overspill onto residential estate causing nuisance as already inadequate estate parking exists, and harming safety • Loss of on-street parking due to the location of the additional parking access • Building mass impacts on visibility at the roundabout junction • Increased traffic and congestion particularly during shift change / deliveries • Headlights shining into residential properties from the two…”

“On-site BNG not met • Exacerbates flooding issues • Wastewater infrastructure will not cope • Who will maintain the area not under the control of Sanctuary at the site entrance which is third-party land – has permission been obtained for this? There is infrastructure below this area that could be affected • Will residents contribute to the estate management fees of Trevarner Meadows • Who is the affordable housing for? Is it over 55s? • Massively changes the proportion of…”

Officer report

Who spoke

Two supporters spoke and answered questions, while the electoral division member’s statement expressed support but highlighted access, evacuation and parking concerns.

What members discussed

Members considered the building’s visibility, the previous Council use, the brownfield site, public concerns, existing-building reuse and benefits for Wadebridge.

“A full and detailed debate ensued, the main points of which were noted as follows:-”

“It was noted that objections and concerns had been taken into consideration. It was clearly a substantial building that would be visible from some locations. However, in the balance of considerations it was a previous Council building and previously developed land and the proposal would benefit those with needs in the Wadebridge area; It was considered that the proposal made good use of the existing building.”

Minutes

The vote and decision

Members voted eight to zero to approve the application, subject to conditions and amendments to conditions 11 and 12.

“RESOLVED that Application No. PA25/08845 be approved, subject to appropriate conditions and the amendments to conditions 11 and 12 as set out in the Committee update.”

“The reasons given by the Proposer for wishing to approve the application were as set out in the report and Committee update.”

Minutes