Adey Innovation Ltd, Gloucester Road, CHELTENHAM, GL51 8NR

demolition of the existing office building and erection of a 66 bedroom care home for older people (Use Class C2) including associated access, parking and landscaping

Authority: Cheltenham Borough Council
Appeal type: major · Planning Appeal
Procedure: Hearing
Development: community-institutional · Other Major Developments
Inspector: Leonard S

Main issues, as the Inspector framed them

Whether the appeal site is a suitable location for the proposed Use Class C2 care home for older people, having regard to the extent of the identified need for this type of residential accommodation in this location

What decided it

The tilted balance under paragraph 11(d) of the Framework, applied due to the Council's inability to demonstrate a five-year housing land supply, meant the benefits of the scheme were not significantly and demonstrably outweighed by the identified conflict with Policy SD11.

The adverse impacts, principally some conflict with Policy SD11 through undermining the 'care at home first' strategy, did not significantly and demonstrably outweigh the benefits of housing delivery, meeting specialist elderly housing need, and environmental and economic benefits, so permission was granted other than in strict accordance with the development plan.

Framework references: 11, 56, 60

Plan policies cited: Policy SD11, Policy HM2

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

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