77-bed care home at Delaware House, Maplin Way, Thorpe Bay

“This Council-owned site is to the north of Delaware Road and to the east of Maplin Way and Maplin Way North and is approximately 0.7ha in area. It is currently occupied by buildings with mixed uses that are part single, part two storey in scale and presently vacant. Within the site edged red, there is a former 26-bedroom care home which is mainly two storeys in height and a single storey (2-bed) bungalow which the Planning Agent has confirmed was vacated in May 2024.”

“There are a number of mature trees within the site, particularly to the centre of the site, the northern boundary of the site and on the north-western and north-eastern fringes which are important to the visual amenity of the area. These are not preserved (TPO) trees. There are changes in levels in the area due to local topography and the road bridge over the railway (falling steeply away from the Maplin Way frontage before levelling out toward the centre of site).”

“There is extensive planning history for this site. The most relevant planning history for the determination of this application is shown on Table 1 below:”

“Table 1: Relevant Planning History of the Application Site Reference Description Outcome 25/00944/DEM Demolish existing buildings comprising former Library, Community Centre, Nursery, Bungalow and Care Home (Delaware House) (Application for Prior Approval for Demolition) Granted 24/01365/PREAPF Re-development of the Delaware House, demolition of the existing buildings and the construction of a 72-bedroom specialist dementia care home (Use Class C2) together and associated…”

“The need for additional high quality elderly care provision has been demonstrated, and the application is supported by this Council’s Adult Social Care Team following agreement to the allocation of up to 14 beds to be made available to the Council for either residential or nursing care and agreement to the mechanics of how this arrangement will be facilitated. On this basis, the principle of re-development of the site is acceptable.”

“Officers find the proposal to be acceptable in all relevant regards and recommend approval on its individual merits subject to conditions. Should Members identify any areas of harm and should they reach a different conclusion from officers on those individual considerations then this needs to be balanced against the public benefits of the proposal including those identified within the body of the report.”

“Public Consultation 5.1 Twenty-seven (27) neighbouring properties were notified by letter, three (3) site notices were posted around the site and a press notice was published. One (1) representation objecting to the development was received which is summarised as follows:”

“Design and character concerns - three storey building is not in-keeping and is incongruous with properties along Maplin Way • Query relating to the intentions for the vacant community building which is currently unknown. These buildings are not in a good condition and degrade the area.”

“That PLANNING PERMISSION BE GRANTED subject to the following conditions:”