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Alternative Site Assessment by Carterwood

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Alternative Site Assessment by Carterwood Chigwell Garden Centre, High Road, Chigwell Full Planning Consent Application November 2018 Alternative Site Assessment By Carterwood Alternative site assessment September 2018 Chigwell Garden Centre, 245 High Road, Chigwell, IG7 5BL Contents Page KEY FINDINGS 30. Charteris Road and Woodford Station, IG8 0AS 36 31. Marlyon Road Housing Estate, Hainault, IG6 3XN 37 1. Background 4 32. 120 Chigwell Road, South Woodford, E18 1NN 38 2. Carterwood 4 33. Exchange Shopping Centre, Ilford, IG1 4FA 39 3. Sources of information 4 34. Wanstead Hospital, Wanstead, E11 1UU 40 35. Other land at Chigwell Garden Centre, 245 High Road, Chigwell, IG7 5BL 41 THE PROPOSAL 36. Details of planned provision from Planning Need Assessment 42 4. Signature Senior Lifestyle Ltd 6 5. Description of application proposal 7 CONCLUSIONS 6. Subject site appraisal 8 37. Conclusions 45 METHODOLOGY APPENDICES 7. Need assessment 10 Appendix A: Identified sites 8. Site identification 11 Appendix B: Commercial & residential agent enquiries 9. Site selection 13 Appendix C: List of tables and figures Appendix D: Definitions and reservations DETAILED SITE ANALYSIS 10. Shepherd’s Nursery, Chase Lane, Chigwell Row, IG7 6JW 16 11. Hook Lane Nurseries, Lambourne End, RM4 1NR 17 12. Stapleford Farm, Oak Hill Road, Bournebridge, RM4 1EH 18 13. Land at Curtis Mill, Bournebridge, RM4 1JT 19 14. Holly Cottage and Old Rectory Farm, Stapleford Abbotts, RM4 1ES 20 15. Land to rear of Monks Hall, Theydon Bois, CM16 7NN 21 16. Former Chigwell Row Nurseries, Gravel Lane, Chigwell Row, IG7 6DQ 22 17. Land at Forest Drive, Theydon Bois, CM16 7EZ 23 18. Sandford Avenue, Loughton, IG10 2AJ 24 19. Vere Road, Loughton, IG10 2AX 25 20. Car park, Old Station Road, Loughton, IG10 4ND 26 21. The Rockery, Pynest Green Lane, High Beach, EN9 3QL 27 22. Depot, Mill Road, Ilford, IG1 2DF 28 23. 320 New North Road, Hainault, IG6 3ES 29 24. Homebase, 706-720 High Road, Seven Kings, IG3 8RS 30 25. Aldi store, High Road, Seven Kings, IG3 8RS 31 26. Land adjacent to Cranbrook Road, Ilford, IG1 2AG 32 27. Ley Street, Ilford, IG1 4EQ 33 28. Manford Way, Town Centre, Hainault, IG7 4DN 34 29. Maybank Road, Woodford, IG8 8PP 35 Carterwood, Chartered Surveyors and Healthcare Specialists, Tel: 08458 690777 Contents 1 Alternative site assessment September 2018 Chigwell Garden Centre, 245 High Road, Chigwell, IG7 5BL KEY FINDINGS Carterwood, Chartered Surveyors and Healthcare Specialists, Tel: 08458 690777 2 Alternative site assessment September 2018 Chigwell Garden Centre, 245 High Road, Chigwell, IG7 5BL T1 Background Carterwood Chartered Surveyors has been commissioned to prepare an alternative site assessment on behalf of Signature Senior Lifestyle in support of a planning application for the demolition and removal of existing dwelling, storage buildings, associated commercial structures and car park, and the erection of a 100 bedroom, high quality care home with associated access, vehicle parking, hard and soft landscaping, structural landscaping and site infrastructure at Chigwell Garden Centre, 245 High Road, Chigwell, IG7 5BL T2 Proposal scheme The proposed scheme comprises the erection of a 100 bedroom, high quality care home. T3 Methodology • This study has endeavoured to identify all suitable, available and achievable sites for the subject scheme within the market catchment of the proposed development site. • Carterwood has based the research on publicly available planning policy documents, local commercial and residential agent enquiries, national healthcare property agent enquiries, the councils’ estates departments, and planning and property websites. • Carterwood has undertaken a site filtering process in order to ascertain whether any sites identified were considered potentially suitable for an elderly care home and therefore required further assessment. T4 Conclusions • Our need assessment report of the balance of provision in 2019, within our market catchment area, indicates a significant shortfall of 829 market standard bedspaces, assuming all planned beds are developed. We consider there to be a significant unmet need of 962 market standard bedspaces, where only planned beds under construction are included. • Our initial desktop research identified a total of 1,033 potential sites, although some were subsequently found to be outside the market catchment area. We assessed all these potential sites against elderly care home operator requirements, which identified 26 potential sites that required a site visit as they fulfilled all or part of our initial desktop site assessment process. Having visited and assessed each of these identified sites utilising our search criteria, there are no alternative sites that are suitable, available and achievable. • Having utilised an extensive and robust research approach in identifying and analysing sites that could be considered as potential alternative sites to the subject site for the subject Figure 1: Location of the proposed scheme and its catchment area scheme, this report concludes that the proposed site at Chigwell Garden Centre is the only site that is suitable, available and achievable in the market catchment area. Notes: The proposed scheme is shown by the red dot. The market catchment area we have adopted is a circa 4- to 5-mile radius from the proposed care home, indicated by the area shaded in blue. Carterwood, Chartered Surveyors and Healthcare Specialists, Tel: 08458 690777 Key findings 3 Alternative site assessment September 2018 Chigwell Garden Centre, 245 High Road, Chigwell, IG7 5BL 1. Background 3. Sources of information 1.1. Carterwood Chartered Surveyors has been commissioned to prepare an alternative 3.1. The market catchment area of the subject site overlaps seven local authority site assessment on behalf of Signature Senior Lifestyle, in support of a planning administrative areas, namely; application for the erection of a 100 bedroom, high quality elderly care home. ● Epping Forest District Council (referred to within as Epping Forest DC); 1.2. This report has been prepared as an independent opinion of the subject site, to ● Enfield London Borough Council; ensure that the proposed elderly care home is provided in the most suitable ● London Borough of Havering; location. The site has been assessed against alternative development sites ● London Borough of Barking and Dagenham; identified within the market catchment area. This report explains the process and ● London Borough of Redbridge; methodology behind the assessment and details our findings and conclusions. ● London Borough of Newham; ● London Borough of Waltham Forest. 1.3. The assessment has reviewed and analysed all of the potential sites within the defined search area. Our research has identified a total of 1,033 sites, some were 3.2. The subject site and the largest element of the market catchment are located within subsequently found to be outside the market catchment area and all of which are the Epping Forest DC area. detailed within Appendix A. 3.3. We have utilised the most recent data available on each council’s website, and the 1.4. Carterwood was commissioned in September 2018 to prepare a need assessment documents we have considered are listed in Section 8, below. All are relatively for the proposed site; our assessment highlighted a significant shortfall of market recent documents in their final published form. standard beds. 3.4. We have also utilised the following online research tools: 1.5. This report has been prepared by Peter Nurse BSc (Hons) MRICS and Grace Wheelwright BSc (Hons) of Carterwood Chartered Surveyors. ● www.rightmove.co.uk; ● www.barbour-abi.com; 2. Carterwood ● www.egi.co.uk; ● www.buyacarehome.co.uk. 2.1. Since 2008, the company has grown from two founding directors to a team of over 3.5. We have made enquiries of the commercial property and estate agents active in 25, with active agency and valuation departments, and provides advice across the the catchment area and specialist national healthcare property agents, together care sector to a range of operators, developers and other stakeholders. with the estates departments of the council. 3.6. We have relied upon comments and opinions from these sources and based our assessment on these enquiries and the results of this research. Carterwood, Chartered Surveyors and Healthcare Specialists, Tel: 08458 690777 Introduction 4 Alternative site assessment September 2018 Chigwell Garden Centre, 245 High Road, Chigwell, IG7 5BL THE PROPOSAL Carterwood, Chartered Surveyors and Healthcare Specialists, Tel: 08458 690777 5 Alternative site assessment September 2018 Chigwell Garden Centre, 245 High Road, Chigwell, IG7 5BL 4. Signature Senior Lifestyle Ltd 4.1. Signature Senior Lifestyle launched in 2006 with a vision to create an alternative to the existing offering of residential and nursing care homes in the UK. The company is a unique elderly care provider in that the amount and type of care provided within each home is tailored to the individual needs of each resident, with the resident only paying for the care they need. The homes are therefore able to provide care to a wider number of older people than a traditional care home, including those with low dependency personal care needs, nursing needs and those living with dementia within a specialist community. Couples are also able to stay together. 4.2. Signature Senior Lifestyle currently operates services in Buckinghamshire, Essex, Hertfordshire, Kent, Surrey and the London Borough of Merton, most of which are registered nursing homes, and plan
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