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Allowed2 March 20233306381

Land off Ellesmere Rd, Hencote, Shrewsbury, SY4 3AA

Planning appeal 3306381 at Land off Ellesmere Rd, Hencote, Shrewsbury, SY4 3AA (Shropshire County Council) was allowed on 2 March 2023 by Inspector Nurser L, following an inquiry. The main issue, as the Inspector framed it: whether the appeal site represents an appropriate location for a continuing care community, with reference to the Council's adopted development strategy.

A Continuing Care Community (Use class C2) comprising up to 164 units of Extra Care and Close Care accommodation with graduated care provided in the form of lodges and apartments; a 75 bed nursing home and Dementia unit; an amenities building providing supporting care facilities, treatment/therapy rooms, fitness pool, restaurant, small shop and site management facilities, with open space, communal gardens, nature trails, landscaping, car parking and supporting infrastructure

Authority
Shropshire County Council
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
community-institutional · Other Major Developments
Inspector
Nurser L
Postcode
SY4 3AA

Main issues, as the Inspector framed them

  • whether the appeal site represents an appropriate location for a continuing care community, with reference to the Council's adopted development strategy
  • the effect of the proposed development on the appearance of the immediate and wider area
  • the extent of the benefits of the proposed development
  • whether any development plan conflict and harm arising is outweighed by other material considerations

What decided it

The substantial and pressing unmet need for specialist older persons' housing and care accommodation, combined with the release of general housing stock and economic/health benefits, was found to outweigh the development plan conflict and limited visual harm.

The substantial and compelling benefits of the scheme (specialist older persons housing, freeing up of general housing stock, health, economic and NHS benefits, moderate weight highway and biodiversity benefits) outweighed the harm to the development strategy and the limited visual harm, tipping the balance in favour of allowing the appeal despite conflict with the development plan.

What the Inspector cited

Development plan policies
Policy CS1Policy CS2Policy CS4Policy CS5Policy CS6Policy CS11Policy CS17Policy S16.1Policy MD7aPolicy MD2Policy MD3Policy MD8Policy MD12
National Planning Policy Framework
Paragraph 56Paragraph 57Paragraph 179

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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