Approval for large Holyport care home rebuild despite parking concerns

Councillors have unanimously approved a ‘harmonious’ Holyport Lodge care home redevelopment plan despite ‘insufficient parking’ on site.

Bupa Care Homes sought permission to knock down and rebuild the care home at the junction of the Green and Ascot Road.

The building has been vacant since 2019 because of ‘structural and health and safety issues’ and ‘severe asbestos risk’, according to planning documents.

The developers have been engaging in pre-application discussions with the council since April 2023.

At a Maidenhead Development Management Committee meeting on Thursday (January 22), councillors approved the plans.

A total of 52 en-suite bedrooms with specialist facilities and 24-hour care will house residents living with dementia. This is an increase from the 40 rooms in the existing care home.

The Town Hall meeting also heard that the proposals include a ground-floor café, dining and activity rooms, a cinema, a hair salon, and staff rooms.

Michael Eastham, the council’s principal planning officer, said: “[The care home] would not dwarf the houses in the immediate vicinity of the site fronting the green in Holyport and would be seen as a harmonious element.”

Jill Derrington, from Bupa, reassured councillors that the redevelopment will maintain Bupa’s ‘longstanding relationship’ with Holyport and its residents.

Ms Derrington said: “We’re proposing … to replace the outdated failing building with a state-of-the-art care home, a place designed around dignity, comfort and community.”

But speaking at the meeting on behalf of the Holyport Residents’ Association, James Camplin said RBWM’s highways team raised objections due to limited parking.

Mr Camplin said: “I don’t think anybody is against redevelopment. It is a crying shame that the applicant has been allowed to destroy a 19th-century and much-loved building, but the ship has sailed.

“But if the village is to receive a replacement, please let it be fit for purpose and worthy of fronting the green.”

A total of 22 parking spaces as well as an ambulance parking bay and a drop-off bay are proposed.

Councillor Kashmir Singh (Ind, Riverside) agreed and said ‘there is insufficient parking’ on site.

Mr Eastham said the parking proposed doesn’t meet RBWM’s maximum parking standards but ‘it’s a gain’ compared to the existing parking on site.

A travel plan which includes a staff minibus service will also ensure parking demand is ‘kept at a minimum’, the planning documents added.

Bray Parish Councillor Louvaine Kneen said that the parish council is not against a care home.

But Cllr Kneen said: “We understand RBWM as a borough has one of the highest amounts of care homes in England, which means if a resident goes into a care home as a private payer, from both within and outside the borough, then can’t pay, the borough has to, thereby adding to the already high statutory costs.”

She argued that leaving the care home empty since 2019 ‘surely demonstrates’ there is not a high need for placements.

Cllr K Singh also questioned if an increase in the number of bedrooms on offer is needed.

Louise Reid, the council’s deputy head of planning, explained that although there is a ‘real issue’ around the adult social care costs covered by the council, this is not a material planning consideration.

Ultimately, Cllr Leo Walters (Con, Bray) put forward a motion to approve the plans.

Cllr Gurch Singh (Lib Dem, St Mary’s) supported his motion and said: “It’s disappointing to see the existing building go …but it’s just beyond economical repair.”

A total of 28 planning conditions have to be met, including a 106 agreement whereby the developer will make a financial contribution to the council.