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Planning Statement PLANNING STATEMENT DEVLOPMENT TO PROVIDE RETIREMENT LIVING ACCOMMODATION COMPRISING 42 APARTMENTS AND 11 BUNGALOWS WITH ASSOCIATED AMENITY AND LANDSCAPING AND LANDSCAPING ENHANCEMENT TO MISTLEY PLACE PARK AT MISTLEY PLACE PARK, NEW RD, MISTLEY, MANNINGTREE CO11 1ER February 2021 McCarthy & Stone are widely recognised as the market leader in the provision of retirement housing and extra care accommodation for sale to the older section of society. To date, more than 50,000 specialised dwellings for the elderly have been built or are in the course of construction at over 1,000 McCarthy & Stone development sites throughout the United Kingdom. McCarthy & Stone schemes consist of 1 and 2 bedroom apartments within a single development with accompanying communal facilities such as residents lounge, laundry room, refuse room, guest suite and house a manager’s office. The Planning Bureau Ltd. are the retained planning and architectural consultancy for McCarthy and Stone. This Planning Statement has been produced by Richard Butler MRTPI, Planner, with The Planning Bureau Ltd. Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER Contents Executive Summary .................................................................................................................... 5 1 Introduction ....................................................................................................................... 1 1.1 Purpose ............................................................................................................................................... 1 1.2 Supporting Documents ....................................................................................................................... 1 2 Site and Surroundings ......................................................................................................... 2 2.1 Location ............................................................................................................................................... 2 2.2 Description .......................................................................................................................................... 3 2.3 Suitability for Retirement Living .......................................................................................................... 3 2.4 Site Constraints ................................................................................................................................... 4 2.5 Planning History .................................................................................................................................. 5 3 Engagement ....................................................................................................................... 6 3.1 Pre-Application .................................................................................................................................... 6 3.2 Public Consultation and Stakeholder Engagement ............................................................................. 7 4 Proposed Development ...................................................................................................... 8 4.1 Overview ............................................................................................................................................. 8 4.2 Use and Quantum of Development – Retirement Living .................................................................... 8 4.3 Form and Scale .................................................................................................................................... 9 4.4 Access and Parking ............................................................................................................................ 10 4.5 Landscape Proposals ......................................................................................................................... 11 4.6 The Nature and Concept of ‘Retirement Living’ Sheltered Accommodation .................................... 11 5 Need for Older Persons Accommodation ........................................................................... 13 5.1 The Need for Specialist Accommodation for Older People............................................................... 13 5.2 National Need for Older Persons Housing ........................................................................................ 13 5.3 Local Need for Older Persons Accommodation ................................................................................ 16 6 Planning Policy ................................................................................................................. 18 6.1 Development Plan ............................................................................................................................. 18 6.2 National Planning Policy Framework (NPPF) ..................................................................................... 18 7 Assessment of Proposals ................................................................................................... 21 7.1 Legal Statutory Framework ............................................................................................................... 21 7.2 Assessment of Proposal against the Adopted Development Plan .................................................... 21 7.3 Material Considerations .................................................................................................................... 29 8 Affordable Housing Statement .......................................................................................... 35 9 Conclusion ........................................................................................................................ 36 Appendices Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER Appendix A: ‘Housing Markets and Independence in Old Age: Expanding the Opportunities’ by Professor Michael Ball of Reading University Appendix B: ‘The Top of the Ladder’ by Claudia Wood, DEMOS Appendix C: ‘Creating Housing Choices for an Ageing Population’ by Shelter Appendix D: ‘A Better Life: Private Sheltered Housing and Independent Living for Older People’ by The Opinion Research Business Appendix E: Identifying the Health Gain from Retirement Housing by the Institute of Public Care Appendix F: ‘Local area economic impact assessment Report’, March 2014 (Unpublished) by Institute of Public Care Appendix G: ‘Healthier and Happier: An analysis of the fiscal and wellbeing benefits of building more homes for later living’ by WPI Strategy and Homes for Later Living Planning Statement – Land Mistley Place Park, New Rd, Mistley, Manningtree CO11 1ER Executive Summary Proposal • The application proposes 42 Retirement Living apartments and 11 Retirement Living bungalows for older persons with associated communal facilities, parking, and landscaping. • The development also delivers enhancements to wider parkland and facilitates the transfer of the land to public use. This represents a significant Social and Environmental benefit to the Local Community. • In accordance with the National Planning Policy Framework (NPPF) (Paras 39-42) the applicant has actively sought to engage in pre-application discussions with the local planning authority, local community and where relevant statutory consultees (please see Statement of Community Involvement). Need for Older Persons Accommodation • The National Planning Practice Guidance has identified that the need to provide housing for older people is ‘critical’ given the projected increase in the number of households age 65 and over accounts for over half of all new households. • Paragraph 61 of the NPPF advises that local planning authorities should plan for a mix of housing based on current and future demographic trends and the needs of different groups in the community including older people. • The Local Plan highlights the necessity of a senior proposition within Tendring. Policy LP 2 concerns seniors housing, stating that “the Council will support the development of bungalows, retirement complexes, extra care housing, independent living, starter homes, self-build and other forms of residential accommodation aimed at meeting the future needs of older and disabled residents as well as family housing”. • Tendring District has the 5th highest proportion of residents aged 65+ of any local authority in the UK, with almost 30% of residents in this age cohort. Projections suggest there will be a 18% increase in the 65+ population and a 28% increase in the 75+ population between 2019-2029. • There is an estimated current shortfall of over 951 private seniors housing units in Tendring. Planning Policy The proposed development complies with national planning policy and policies of the local development plan in the following way: • The proposed scheme delivers on all three dimensions of sustainable development (economic, social, and environmental) as set out by Para 8 of the NPPF. • The proposal for specialist accommodation in for the form of 42 Retirement Living apartments and 11 Retirement Living bungalows that will count towards the Council’s overall housing supply. • The provision of specialised accommodation for older persons is in accordance with national planning policy and the local plan. • It is acknowledged that there are planning policy matters that the proposals conflict with, due to the site being outside of the settlement boundary and within a green gap policy area, however, the Planning Statement – Land Mistley
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