Residents attack modern care home plan in Victorian setting opposed by residents

Councillors and conservation groups are objecting to plans for a care home on the site of the former St Joseph’s convalescent home in Outwood Lane.

A Leeds Council planning report says that 76 objections have been made.

Objectors say that the previous buildings `should have been retained and the proposals are “huge, overbearing and shoe-horned” onto the site.

Critics say the design of the new nursing care home is too modern and not in keeping with the character of the area.

Members of Horsforth Town Council have also objected, calling the plans unsympathetic to the area and “overdominant” in character.

Newlay Conservation Society and Horsforth Civic Society say the proposals look very similar to a previous application which was refused.

“The proposal is overbearing, dominates the streetscape and is unsympathetic near the Newlay Conservation Area and proposed Cragg Hill Conservation Area,” according to objectors from both conservation bodies.

Leeds Civic Trust members said the scheme “pays no regard to the wider historic context and is completely out of scale with its location.”

A large number of comments about the scheme have been sent to the planning department.

Several objectors pointed out that the proposals represented a “care village” for 73 residents and was not a replacement for a care home with 27 residents.

Objectors have also said that the proposed buildings of four and five storeys had no regard for local character, with local buildings two and three storeys high.

Three representations, partially supporting and partially objecting the plans, have been received by the planning department.

These are in support of the principle but they say the “minor modifications” to the previous scheme do not address previous concerns that the size of the plans are out of character and that parking will be inadequate.

Planning officers are to urge councillors to reject the plans.

A report to be discussed by members of the Plans panel west committee on June 23 says: “The overall design ethos/architectural style of this application remains the same as the previous application and only minor amendments have been made.

“The design officer has commented that there is still ‘some way to go with the design process’ and has commented that the design of the eastern end (dementia unit) and gable treatment at the east end of the top floor are abrupt and require modultation.”

Planning chiefs have concluded that the plans would not fit into the conservation area.

“The proposal does not preserve or enhance the character and appearance of the draft Horsforth Cragg Hill and Woodside Conservation Area. Accordingly the recommendation is for refusal.”

The report says that the site remains a brownfield site which lies in the main urban area and that officers believe the principle of development is acceptable but they have objections to the specific plans.

Several objectors said the original Victorian buildings should have been preserved.

But the council said it did not have the power to protect the Victorian villas.

“A number of residents have objected to the demolition of the original St Joseph’s, in particular the Victorian villas that comprised the oldest parts of the site. At the time of demolition the local planning authority had no control over demolition of non-residential buildings that were not listed, or in a Conservation Area.

“As part of the pre-application discussions, planning officers sought to retain the original Victorian elements (in particular the main building) which the applicant was unwilling to consider.”