Comments on Application 24/00221 - Lawnfield House, Westmorland Road

Full application for the proposed construction of a residential care home omprising parking, access, landscaping and associated works following demolition of existing buildings on site.

This large residential plot is occupied by a detached Victorian villa and could alternatively accommodate additional residential dwellings – as evidenced by the adjacent back garden development of No 3a Westmorland Road. However, we object to this proposed development as a residential care home which will create an excessive and overbearing structure.

The footprint of the buildings extends too close to the boundaries of the plot, so that the perceived height, bulk and mass are out of character with the prevailing streetscape. The tri-form design of the three wings results in the structure extending close to the boundaries of the site. In particular, the northwest corner (the junction of Westmorland Road and Bath Road) has a building line only metres from the boundary. This is well in advance of the prevailing building lines of adjacent properties. Such proximity to the boundary will increase the perception of height, bulk and mass. The maximum ridge height is 12 metres, which is much higher than surrounding residential properties even though heights reduce outwards to mitigate the visual impact. The number of rooms is excessive at 70 and requires the construction of a basement level to provide ancillary services (catering, laundry, staff etc.)

Parking provision is completely inadequate for a 70 room care home. Only 19 spaces are proposed (including 2 for Blue Badge holders). Although residents will not have vehicles, the number of staff and the likely number of visitors will result in residual/overflow parking on neighbouring roads. In the case of staff, such parking will be long-term. This will increase the already considerable pressure on parking on surrounding streets. It is also noted that there will be a negative impact on trees on or near the site – including lime trees which are characteristic of the street-scene

It is accepted that an ageing population will increase demand for such care facilities in the future. The scheme also attempts to soften the external visual impact of the blocks by breaking up the elevations in terms of design and materials. However, we object to the proposal  which attempts to maximise the development of the site to the extreme and delivers a scheme of an overbearing height, bulk and mass with inadequate parking provision.

 

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