Planning Appeal Update
Following the decision by Dacorum Borough Council to refuse the planning application for the proposed Berkham Oaks Dementia Care Home at New Road, Northchurch, the application has now been submitted to the Planning Inspectorate as an appeal.
An independent Planning Inspector will review the application, the council’s decision, and comments from members of the public before making a final decision.
Members of the public are able to submit comments directly to the Planning Inspectorate as part of this process.
Link below to make a comment:
https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6003892
Questions and Answers
What is being proposed?
The proposal relates to the construction of a specialist dementia nursing home providing up to 67 bedrooms at New Road, Northchurch, Berkhamsted. The facility is intended to provide purpose-built accommodation and care for elderly residents who require full-time dementia care.
The proposal also includes the provision of 50% affordable care beds, helping to support access to specialist dementia care for residents funded through local authority placements.
In addition, the scheme includes the long-term management and maintenance of the surrounding woodland, including a community woodland walk which would be maintained by the care home operator as part of the overall site management.
Why is the application currently subject to an appeal?
The planning application was refused by Dacorum Borough Council. Following that decision, an appeal has been submitted to the Planning Inspectorate so that the proposal can be reviewed by an independent Planning Inspector.
Who will make the final decision on the proposal?
The appeal will be determined by an independent Planning Inspector appointed by the Planning Inspectorate. The Inspector will review the application, the Council’s reasons for refusal, and all submitted evidence before reaching a decision.
Can members of the public comment on the appeal?
Yes. Members of the public are able to submit comments directly to the Planning Inspectorate during the appeal process. All representations received will be considered by the Inspector as part of the decision-making process.
How can comments be submitted?
Comments can be submitted through the Planning Inspectorate’s online appeals portal using the appeal reference number. The process is straightforward and normally takes only a few minutes to complete.
Can comments support or oppose the appeal?
Yes. Members of the public may submit comments either in support of or in opposition to the appeal. All views submitted to the Planning Inspectorate will be considered by the Inspector before a decision is made.
Is this proposal for housing development?
No. The proposal relates to a specialist care facility (Use Class C2) designed to provide residential nursing care for people living with dementia. It is not a residential housing development, this condition will be secure via legal agreement (S106)
What will the proposed facility provide?
The proposed development would provide specialist accommodation and care for elderly residents living with dementia, with facilities designed specifically to support their health, wellbeing and daily care needs.
Will this have Affordable spaces?
Yes, this will have 50% affordable spaces, which will be Secured by legal agreement between Dacorum Borrough Council and the applicant.
Is there enough Parking Spaces on site?
Yes, we have designed 24 parking spaces for staff and visitors including disabled spaces and electric vehicle charging points.
Does the proposal consider existing Woodland Biodiversity Gain?
Yes. The proposal has been carefully developed with ecological consultants and is expected to deliver over 30% Biodiversity Net Gain, exceeding the national minimum requirement.
I am concerned about trees. How is this being mitigated?
The proposed landscape scheme includes the planting of 78 new trees on site, together with long-term woodland management.
Is this an Ancient woodland?
No. The woodland is not classified as ancient woodland. The trees were primarily planted in the 1970s as part of a commercial plantation.
What about Traffic on new Road?
A Transport Assessment was prepared as part of the planning application and reviewed by Hertfordshire County Council as the Highway Authority. Following their review, Hertfordshire Highways withdrew their objection and confirmed that they had no objection subject to conditions and highway improvements.
The assessment concluded that the traffic generated by the care home would be relatively low compared to many other types of development, with most activity associated with staff shift changes and visitor trips spread throughout the day.
Is the site located in the Green Belt?
Yes, the site is located within the Metropolitan Green Belt. However, national planning policy allows certain forms of development where there are special circumstances and clear public benefits.
The proposal seeks to provide a specialist dementia care facility addressing an identified need for elderly care provision in the area. The appeal process will allow the Planning Inspector to consider the planning balance between any identified harm and the public benefits of the proposal.
Will the development affect the Chilterns National Landscape (formerly AONB)?
The site lies within the setting of the Chilterns National Landscape. The proposal has been designed to minimise visual and landscape impact through careful siting of the building, landscaping proposals, and woodland management.
Landscape and visual assessments were submitted with the planning application, and the appeal process will allow the Planning Inspector to consider these matters in detail before reaching a decision.