Care home plan gets go-ahead

Former Clifton Mills site in Bailiff Bridge that will be transformed into a care home and three shops along with car parking
Former Clifton Mills site in Bailiff Bridge that will be transformed into a care home and three shops along with car parking

A Co-operative and two shops will be built at the junction of Birkby Lane and Bradford Road, Bailiff Bridge.

And outline plans for a 56-bed care home have also been passed after CP Group Limited successfully won its appeal against the decision by Calderdale Council.

The application was originally refused by the council’s planning committee back in October 2012. Issues about road safety and the highway were raised as main concerns along with the amenity value for residents living in the care home.

Vehicular access to both schemes would be from Axminster Drive. The original plan was refused because councillors felt that Axminster Drive was unsuitable to accommodate additional commercial traffic over and above that which serves the existing houses.

But planning inspector George Baird said: “I conclude that, in principle, there is nothing to suggest that Axminster Drive is unsuitable to accommodate commercial traffic over and above that which serves the existing properties.” It was suggested that the development could have its access from Birkby Lane as opposed to Axminster Drive after suggestions that the road wasn’t wide enough.

But the agent CP Group Limited told the hearing that the likely traffic generation for the largest unit, which would be occupied by the Co-op, is one 12m rigid truck and one light van daily. The smaller units would be served by light vans and the car home something in between a light van and a 13m rigid truck once or twice a week.

In addition the shops and care home would be serviced by refuse collection vehicles normally on a weekly basis.

The living conditions of residents was raised as the final objection in connection with the “lack of external amenity space” with the outline plans of the care home which will front on to Birkby Lane and Bradford Road.

But Mr Baird said: “I consider given that the amount and location of external amenity space is to be determined as a reserved matter and with careful attention to detail and the use of appropriate hard and soft landscaping, a layout could be devised that would provide acceptable and usable external amenity areas.”

Speaking at the hearing Tim Waring director at CP Group said he believed the development would help Bailiff Bridge. “It will bring back into use a site that is current derelict site that has a negative impact on its surrounding area and a site that has been impact earmarked for development for sometime. The proposals are appropriate to the site.”

The development will create 40 full time and 50 part time jobs as well as construction jobs in the short term.

Passing the appeal Mr Baird said: “I conclude that the proposed development would not have an unacceptable effect on the safety of pedestrians on Axminster Drive or that the development of a care home would result in unacceptable living conditions for prospective residents in terms of the amount and usability of external amenity space. As such the proposal would to conflict with the relevant policies of the development plan.”