Rossendale councillors have given planning permission for a major expansion of a care home in the green belt which specialises in helping the elderly and people with dementia.
An extra 48 en-suite bedrooms and four extra-care apartments will be built at Lavender Hills Care Home at Stubbins Vale Road, west of Edenfield and north of Ramsbottom.
New buildings are planned in a Y-shaped "footprint" and will including outdoor roof terrace space.
Rossendale councillors said they recognised the importance of care services and financial investment in new buildings and jobs.
But some also want the new buildings to include more sustainable energy systems.
And some said it was unfortunate that the site’s location meant it is unlikely residents or visitors will travel to small shops or amenities elsewhere in neighbouring towns or villages.
The application by Millennium Care, which runs Lavender Hills. was discussed at the latest Rossendale Council development control meeting.
The site includes a Victorian mill owner’s mansion, known as The Cliffe, and modern extensions.
The extension will include new communal amenities, landscaping, car park spaces and publicly accessible facilities, developers say.
There will be a bistro and space for ramblers, for example.
Millennium Care said the new "care village" would allow for a "household model of care", which would closely resemble living at home.
This alternative approach to dementia care has informed the planned design, layout and facilities to provide purpose-built specialist dementia accommodation.
In the green belt, very special circumstances are needed to justify new buildings under planning rules. Millennium Care said these include the need for specialised elderly accommodation and dementia care, and male-only dementia units.
Also it cited the economic outlook of the care sector and the future viability of the existing home without being extended. The existing building did not meeting future needs, it said.
In addition, the new project would celebrate the site’s history and the local area, have quality architecture and bring benefits for different generations.
CARE HOMES AND THE PANDEMIC
Bob Wollard, a planning agent for Millennium Care, spoke in favour.
He said: “My first visit to the care home was right after the covid pandemic.
"Despite the pandemic challenges, I was struck by the care, kindness and laughter at the care home.
"But the pandemic highlighted the limits of old care homes.
"This plan offers a unique opportunity to provide dementia care in a new environment.
“We fully understand the impact this will have on the green belt.
"But this offers care services that are unique in this area and which stand out nationally. It avoids the need to move residents.
"And being near natural surroundings provides benefits for people with dementia.”
He said Millennium Care had a record of minimising traffic impact, there would be parking provision for visitors, and some staff cycled or walked.
Conservative Cllr Simon Holland sent a written statement supporting the application, which was read out.
Labour Cllr Ann Kenyon said she was aware of some concerns about car parking.
But some other care homes had very little parking space in comparison.
She supported the plan, saying: “I think this is good.”
SUSTAINABLE DESIGN QUERIES
Green Party Cllr Bob Bauld said: “It’s great that trees are going to be saved at the site.
"But there is no mention of things like grey water use, air or ground-source heat pumps or solar panels.
"It’s OK to be environmentally aware of the area but any new-build scheme, especially something hidden in woodland, should have everything going for it. But there’s nothing in these plans.
"Will the buildings be fully-insulated and triple glazed? Will it be Passivhaus standard?”
He added: “I am not saying this is bad architecture.
"But it could have gas central heating all the way through? I just want to emphasise these points.”
Pasivhaus is an international standard for highly-insulated and energy efficient building design and features.
Planning officer Storm Grimshaw said: “There are various benefits. These include a 10 per cent net gain in bio-diversity, which is in-line with national and local policies.
"Regarding solar panels. the roof will be used as an outdoor terrace for the benefit of residents.
"It will not be Passivhaus standard. Some details will come at a later stage in the building control process.”
Michael Atherton, Rossendale Council’s head of planning, said the committee had to deal with the application at this stage in the process.
‘LOCAL SHOPS WON’T BENEFIT’
Labour Cllr Nick Harris said: “There would be opportunities on some south-facing roofs for solar panels.
"I think we need to consider how we collectively push developers?
"It might not be something we can influence here but I would like to see. I’m slightly less concerned about the green belt issue here because there is a lot of open space and hills.
"I think this is a good quality facility. There is a shortage of this type of care and it’s going to get worse.
“But I don’t think this is an accessible community for residents.
"This site is 1km away from the nearest village. There won’t be any benefits for small shops."
He added: "I appreciate residents won’t go out much and people will come in.
"But I would like to see more care facilities based in local communities. My mum has just died recently but she was going to local facilities until very recently.
“That is something we need to look at. But it is not grounds to object to this.
"This location is very much on the boundary. It’s referred to as Ramsbottom but it’s in our borough.”
Councillors approved the plan.
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