Retirement accommodation at Wisteria Lodge, Coventry

What was proposed

Outline permission was sought for up to 24 retirement units, either a care home or assisted living flats, with access decided now and other matters reserved.

“Planning Committee Report Planning Ref: PL/2025/0000263/OUTM Site: Former Wisteria Lodge, Earlsdon Avenue South, Coventry, CV5 6QE Ward: Earlsdon Proposal: Outline application with all matters reserved except for access for: redevelopment of land to form C2 or C3 accommodation - residential care home or independent/assisted living flats of the over 55`s; comprising of up to 24no.”

“BACKGROUND The application seeks consent for the re-development of a brownfield site, which formerly contained a children’s care home. The site has been vacant for in excess of 15 years and is now being sought for re-development to create up to 24 residential dwellings. The application seeks outline permission establishing the principle of development and details of the access.”

Officer report

The site and surroundings

The vacant brownfield site lies in the conservation area beside Stivichall Common, with surrounding homes, trees, hedges and an existing access road.

“The proposal will not adversely impact upon highway safety. • The proposal will not result in a detrimental impact upon the character and appearance of the area or the conservation area. • The proposal will not adversely impact upon the amenity of neighbours. • The proposal makes provision for necessary developer contributions.”

“The demolition works removed buildings to slab level only and the hardstanding in the form of former foundations, access and car park remain, with former managed grass areas having been left to establish into unmanaged scrub. The site is bound by trees and hedges, together with high level boundary treatments.”

Officer report

What officers recommended

Officers recommended delegated approval subject to conditions and a legal agreement, finding the principle, highway effects, character, neighbour amenity and contributions acceptable.

“Planning Committee are recommended to delegate the grant of planning permission to the Strategic Lead for Planning subject to conditions and the completion of a s106 Legal Agreement to secure the contributions summarised in this report and for the Strategic Lead for Planning to agree any necessary amendments to the s106 Legal Agreement and Planning Conditions in consultation with the Chair.”

Officer report

Consultation responses

Highways raised no objection subject to improvements and contributions; other consultees generally supported the scheme with conditions, while the Conservation Officer objected to its scale and materials.

“Statutory: No objections subject to conditions/contributions have been received from:- • Highways: No objection, subject to conditions, highway improvements and s106 contribution. Non-statutory No objections received from: • Housing • Urban Design and Landscaping…”

“West Midlands Police – general comments made. No objections subject to conditions/contributions have been received from:- • Archaeology – require a condition for a WSI • NHS CCG • Ecology • Environmental Protection – require conditions for UXO assessment, CEMP and Air Quality measures to include EV charging and low emission boilers. • Local Lead Flood Authority – conditions required to secure a detailed drainage design.”

Officer report

Residents’ concerns

Nine representations were received; eight objected over parking, design, intensity, highway safety, privacy, trees and noise, while one suggested swift boxes.

“Nine representations have been received following the consultation, one of which neither objecting nor supporting, but makes suggestions for the inclusion of Swift Boxes in any reserved matters application.”

“The remaining eight letters all raise objections to the application raising the following material planning considerations: a) Insufficient parking provision b) Illustrative design incompatible with surrounding area c) Quantum over-intensive for the locality d) Detrimental to highway safety due to the narrow nature of the access road e) Development of the site would result in overlooking/loss of privacy f) All trees should be retained within the site g) The development would…”

Officer report

Who spoke

Three registered speakers spoke against the proposal, and a representative for the applicant spoke in support.

The committee’s decision

The committee delegated the grant of planning permission to the Strategic Lead for Planning, subject to conditions and completion of a legal agreement.

“RESOLVED that the grant of planning permission for Application PL/2025/0000263/OUTM be delegated to the Strategic Lead for Planning subject to conditions and the completion of a s106 Legal Agreement to secure the contributions summarised in this report and for the Strategic Lead for Planning to agree any necessary amendments to the s106 Legal Agreement and Planning Conditions in consultation with the Chair.”

Minutes