Securing planning permission can be daunting, but with the right support, you can improve your chances of success.
Our expert advisory team has a wealth of experience across the planning and appeals process and is highly specialised in compiling needs assessments and alternative site assessments.
Here we explore the reasons developments in elderly care are so important and how effective reports can improve the chances of planning permission being granted or an appeal allowed.
Why developments in elderly care matter
The need for elderly care is growing, driven by an ageing population and an increasing focus on improved care standards. However, local planning authorities (LPAs) have a responsibility to balance the need for care homes with other community considerations, such as traffic, environmental impact, and land use. As a result, many planning applications face delays or refusals, particularly if a proposal seems incompatible with local policies or raises concerns from residents.
Perfect planning: Preparation is everything
When you’re putting together a planning application, it’s important to cross your t’s and dot your i’s.
Applications which clearly demonstrate the need for care provision, while ensuring compliance with design and environmental standards and managing potential objections, are more likely to be successful.
Key factors in creating an effective planning proposal
- Demonstrated demand for care: A well-researched planning need assessment can provide compelling evidence of the local demand for elderly care. This data is especially influential if the local council doesn’t acknowledge a shortfall in care home provision or any shortcoming in existing supply.
- Traffic and environmental impact: LPAs often cite increased traffic or environmental concerns when refusing applications. Providers can counter these by presenting transport plans, sustainability initiatives, or infrastructure improvements.
- Design and site suitability: Many planning refusals stem from design issues. Providers can work with architects and planners to meet aesthetic and functional standards, aligning with local planning guidelines.
- Site location: Planning a development on Green Belt or a site with a different existing use brings greater challenges. Commissioning an Alternative Site Assessment may conclude that your site is the only one available and suitable to meet local need.
- Community Engagement and Support: If the proposal has strong support from residents, this may positively impact the decision. Providers can engage early by holding consultations or meetings to gather community feedback.
Partnering with a consultant can help you gather tailored evidence, giving you confidence throughout the process and improve your chances of getting the green light.
If your application isn’t successful, a consultant can review feedback to provide the most factual evidence to support an appeal.
From appeal to decision in four steps
Finding out your planning application has been rejected, doesn’t mean the end of the road. You can begin the appeal process as soon as the LPA issues a refusal.
An appeal is submitted to the Planning Inspectorate, an independent body that reviews the application based on evidence from both the appellant and the LPA. The process usually involves the following stages:
- Submission of appeal: The applicant submits their appeal within six months of the refusal decision. Alongside the appeal, the provider can submit additional evidence, expert reports, or revised proposals to strengthen their case.
- Statement of case: Both the provider and the LPA submit statements that outline their arguments. This is a crucial opportunity for providers to address specific concerns raised by the LPA, demonstrating how their proposal aligns with local and national planning policies.
- Hearings: The Planning Inspector may conduct a site visit to assess the location firsthand. Appeals may be made through written representations, a hearing, or public inquiry. In each case, both sides present evidence, allowing the Inspector to question the evidence.
- Decision: After reviewing all evidence, the inspector issues a decision, which could be approval, partial approval, or a reaffirmation of the initial refusal. If approved, the appellant can proceed with development, often with additional conditions attached.
How Carterwood can support an effective planning proposal
Carterwood assists planning consultants to submit an effective planning proposal or appeal submission. We provide specialist reports on local need and alternative site assessment and act as an expert at appeal.
Carterwood as expert witnesses
Our advisory team supports developers and planning consultants in navigating local planning policies and provide expert testimony on need.
At appeal our responsibility is to the inspector. Our impartial reports and thorough approach enable the Inspector to see the facts as they are.
We conduct thorough, impartial research, ensuring inspectors have all the information needed to make well-informed decisions on planning need and alternative sites.
Carterwood reports
We produce specialist reports for our clients and their planning consultants, including:
Planning Needs Assessment – Planning Need Assessments form part of the planning application. At appeal, a Proof of Evidence or Hearing Statement is submitted to the Planning Inspector. Our role at this point is to provide the facts to enable a decision to be made.
Alternative Sites Assessment – Some appeals require evidence to support the location, especially in the case of green belt areas or those with a complex history. Our Advisor, Sam Sefton, provides thorough reports that consider any alternatives on the basis of site suitability, achievability and availability.
Whether you need a single report or an expert team to present your case, our experts will work with you to understand the context around your application or appeal and provide the evidence you need to prove your development is necessary and well-planned.
Meet the team
Jessamy Venables
Jessamy is a director at Carterwood and leads on planning need advice. As a chartered surveyor with over 20 years’ experience, she provides strategic, demographic and property advice for a wide range of planning applications for elderly care homes, retirement living, housing with care and care villages. Often working as part of a multi-disciplinary team, Jessamy focuses on assessing current and future need for care beds and housing with care for older people and acts as an expert in planning hearings and inquiries.
Elyssa Thom
Elyssa brings a wealth of expertise as a research analyst and ensures that our data for care homes and older people’s housing remains accurate and up-to-date, providing a solid foundation for our advisory reports. She is also involved in testing new updates for our Carterwood Analytics platforms, while conducting research for our advisory reports.
Daisy Harris
Daisy works within our advisory team and her role involves collecting, checking and cleaning the data that is used within our advisory reports and on our Carterwood Analytics platforms.
Her local government background means she is an expert in process and data.
Sam Sefton
Sam is a member of our advisory team with expertise in providing alternative site assessments across the care sector. He’s also responsible for our retirement living market analysis reports and ongoing innovation across both areas.
The Future of planning applications in the Elderly Care Sector
As demand for elderly care continues to rise, planning will play an increasingly important role in the expansion of care services. Showing clear evidence of demand, while demonstrating sensitivity to community and environmental concerns, is essential to achieving successful outcomes.
Effective planning needs assessments and alternative site assessment reports can help care providers secure permissions, paving the way for high-quality care environments and giving more elderly residents access to the support and facilities they urgently need.
Our expert advisory team collaborates with developers, care operators and planning consultants to deliver the detailed evidence needed for a successful application. Whether you need specialist reports or expert witness support, we’re here to guide you every step of the way.
Email us at info@carterwood.co.uk for more information or to arrange an informal chat.
