86-bed care facility at Bushloe House, 132 Station Road, Wigston

What was proposed

The application proposed partial demolition, conversion and extensions to create an 86-bed C2 care facility with parking, landscaping and ancillary works.

“Site Address: Bushloe House, 132 Station Road, Wigston. Application Description: Part demolition of Bushloe House and change of use from offices to C2 use, plus extensions to provide a C2 care facility (total 86 beds) with ancillary facilities, associated parking, landscaping and ancillary works. Purpose of Report: To consider and determine the planning application accordingly.”

“Tracey Carey (Principal Development Control Officer) (0116) 257 2720 tracey.carey@oadby-wigston.gov.uk Consultees: The consultees are as set out at Section 4 of this report. Background Papers: 23/00484/FUL - Part demolition of Bushloe House and change of use from offices to C2 use plus extensions to provide a C2 care facility (total 86 beds) with ancillary facilities, associated parking, landscaping and ancillary works Appendices: Application Ref. No.”

Officer report

The site and its history

Bushloe House is a vacant Grade II listed building with later extensions, outbuildings, parking and protected trees, and has a long record of alterations.

“Bushloe House is a Grade II Listed Building with a two storey and single storey extension added in the 1970’s with areas of hardstanding to the north, east and west and a number of associated outbuildings close to the western boundary. The site is bounded by residential properties to the north, south, east and west. The trees to the front (south) of the site are protected by a Tree Preservation Order.”

“The proposal represents the redevelopment of the site to a Class C2 Use (Residential Institutions), including conversion of the Listed Grade II Building, Bushloe House, alterations to the fabric of the heritage asset and development within its setting, comprising the demolition of the 1970’s extensions, and new extensions to create a total of 86 units with ancillary facilities, associated parking, landscaping and ancillary works.”

Officer report

What officers recommended

Officers recommended approval, considering the care need and listed building restoration benefits would outweigh low less-than-substantial heritage harm.

“The previous harm identified by Historic England and the Conservation Officer has been mitigated to some extent by reducing the size, scale and massing of the development. The impact of the detailed works required to allow the conversion of the building and the sensitive additions to the main house are considered to cause only a low overall degree of less than substantial harm that would be offset and justified by the benefits that the overall scheme would bring for the…”

“In terms of benefits the development would provide 86 care spaces, public benefits in terms of the restoration of the Grade II Listed Building together with the development securing a suitable future for the building; bringing the building back into use with the most importance features being restored/retained and better revealing the significance of the designated asset to a greater number of people such as residents, staff, visitors and others.”

Officer report

What residents said

Residents objected to privacy, overlooking, loss of light, overdevelopment, blocked views, bin-store smells and noise, and questioned the care home’s size and community value.

“A site notice was displayed and letters were sent to neighbouring properties. Two letters of representation were received on the original and previously revised scheme which raised issues regarding loss of privacy; overlooking; loss of light; planting of trees close to boundary will compromise the integrity of the current boundary wall and the foundations of the property; massive overdevelopment of the site; three storey building will block our view; the proposed bin…”

“- Potential impact on the valuation of my property and its appeal on the market - This will be a very large care home and will undoubtedly be highly expensive. It will therefore only be available to affluent, elderly people who can afford to pay these steep prices. It is therefore not built with the wider community in mind. - The size of the care home will dominate the local area. Our property will be overshadowed by the building.”

Officer report

Who spoke

[name withheld] spoke on behalf of the applicant.

The committee’s decision

The Chair moved and the Vice-Chair seconded a resolution, which was agreed unanimously.

“It was moved by the Chair, seconded by the Vice-Chair, and…”

Minutes

What was decided

The amended application was permitted in accordance with the submitted documents and plans, subject to the prescribed conditions and informatives.

“The application, as amended, be PERMITTED planning permission in accordance with the submitted documents and plans subject to the prescribed conditions and informatives.”

Minutes