Building
assess what need there is in the borough to provide care. Most boroughs have a significant shortfall so it – is then a case of demonstrating why development activity has been focussed in that particular area. Often this is connectivity to an urban area and most green belts tend to be on the edge of settlement. At the moment, care homes often do not actually have a huge amount of integration into the community, but we can see the demand for this changing as young retirees understand the importance of being connected and want access to entertainment, shops, leisure, and healthcare on their doorstep. This shift is a way for them to consider their own future and making the move now to somewhere that will be of benefit in the future as well as the immediate. An Alternative Needs Assessment is undertaken in conjunction. This explores whether a site for a proposed development is the most suitable one in the area or if alternative sites could be preferable. This is undertaken at an early stage in the project as it could impact greatly on the planning process, even before a business justification scheme has been commenced. In relation to care, the initial consultation on the proposed site will easily identify if the site is suitable – there are so many perimeters around care development it is worth engaging knowledgeable architects initially to understand feasibility and appropriateness of build, and planning regulations. A Weighted Balance Analysis also takes place. This assesses what benefit the development would give to the local area and the returns that could be made. All this data is provided to demonstrate why a particular site has been selected, why
Do the elderly wish to live on a potentially disused industrial area?
it is believed this scale of development is appropriate, why it cannot go anywhere else, and what significant benefit it is believed it will provide the ongoing community. The LPA case officer will then take that information and align with the planning policy and the NPPF which stipulates by virtue of development in the green belt, if it is inappropriate or not. An example of this is Harpwood House care home in Kent, which Carless + Adams designed, and which was a 400 per cent increase in built form from the existing care home. A delegated approval was given in 12 weeks through one application. The swift approval was very much due to non-existent local objection to the scheme, its topography on a sloping site, and being located next to a petrol station and train line. The need was identified, and the project passed. Development on the green belt often comes with fraught contentious debates but this example can show how appropriate development on an area that had an existing built environment can enhance the lives of those living in the region. The expanded care home meant local people were able to stay in the area, residents could be near their families, the plot stayed as a care facility and did not remove the provision of care from the area, plus it provided a volume of previously non-existent employment.
Brownfield land Brownfield land is always a consideration for development as it is a site which has
previously been developed for industrial or commercial purposes, and generally nearer urban areas. Due to its previous use, the land would require further development before its re-use. Examples of post-industrial brownfield sites include abandoned factories, dry cleaning establishments, gas stations, etc. Data centres and the growing film industry need space in the UK and Brownfield sites could be the answer. Whether it is the answer for care is debateable. Do the elderly wish to live on a potentially disused industrial area if the remainder of the space is also not being developed? Carless + Adams want people to live their best possible lives and unless a universal development occurs, we are not convinced these would be the best of areas.
Non-Designated Heritage Asset (NDHA) An added complexity to decision within green belt sites is the presence of Non- Designated Heritage Assets (NDHA). These are buildings, monuments, sites, places, areas, or landscapes identified as having a degree of significance meriting consideration in planning decisions because of their heritage interest, but which do not meet the criteria for designated heritage assets. We designed a care home in Camborne
that was deemed an NDHA within a World Heritage Site. A former mine yard with WWII land strips and pill boxes were onsite; however, many of the buildings had unfortunately been heavily damaged through fire. Despite the devastation of such a construction it was specified they should be retained and repaired instead of flattened. The significance of the site meant the challenge was in the cost to ensure that it was bought up to current building standards from a simple remaining façade. Complex? Yes. Worthwhile? Definitely!
What opportunities are there for care? There are many missed opportunities when it comes to development of care environments. It is perceived that the rooms overlooking gardens will be the most popular in a care home, but where do you often find the residents? In the main lounge area, as this is where all the activity occurs. People need interaction and this highlights one of the biggest missed opportunities this country has seen in decades – the demise of the high street. So many buildings are sitting empty and not being repurposed. This could ease the burden placed on the green belt and bring people to move into
March 2024
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