Retirement community plans at Ponderosa could get green light

Plans to develop a retirement village at Liversedge in part of the Ponderosa Park complex could be given the thumbs up despite the site being green belt land.

The outline plans to build 145 bungalows, two-bedroom houses and a care home on part of the Ponderosa complex, which includes a visitor farm, rural crafts centre, a therapeutic centre which helps those with learning difficulties and conference centre are being recommended for approval by council officers.

Last year councillors threw out the proposals because they did not support the development of a green belt site however the plans have now been revised with 145 homes instead of 150 and the care home has been reduced in scale.

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The application has split the community with a number of people objecting to the proposals and a number writing to Kirklees Council’s planning and highways committee in support.

If councillors back the plans for a continuing care retirement Eco community complex, subject to conditions being agreed, when they meet on Thursday they will need to be considered by the Government before getting the go-ahead. The proposal would create a number of jobs.

The applicant H & M Cook, argues the plans will help safeguard Ponderosa in hard economic times and argues development on the green belt should be considered because of the special circumstances.

A report to members says: “The Ponderosa complex is under serious threat of potential closure given the downturn in the economy and the fact that the applicant and his commercial enterprises are no longer able to financially support the not for profit elements.

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“The proposed development would facilitate the future operation of the Ponderosa complex creating a financially sustainable business model for its long term future. Profits generated by the building company and other commercial aspects of the site such as restaurant and conference centre, would increase to a level which, when ploughed back into the not-for-profit activities, would mean that the site as a whole will be economically viable in the future and enable it to remain open.

“The effect of the closure of a major tourist attraction in this part of North Kirklees would have a wider negative impact on the area.”

The site off Smithies Lane, forms part of the Ponderosa complex and comprises an open field, former quarry and old sewage works.

Over 120 letters of objection have been received to the application arguing that the revised plans are similar to those rejected last time, the development is unsuitable on the green belt and a brownfield site should be found instead.

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A similar number of letters have been received in support of the application which say the scheme will be an improvement on the existing quarry, it will lead to the regeneration of Heckmondwike, Ponderosa currently offers day care placements for 60 students with learning disabilities, stroke victims and others, which would be lost if it closed.

The application would also allow more placements and opportunities to be offered at Ponderosa.

It is being considered by the planning panel, after it was referred by the council’s planning sub-committee which has indicated it was mindful to grant outline permission.

In a report to be considered by members officers say that there is a lack of alternate suitable brownfield sites in the area for the development.

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In conclusion officers recommend it is given the go-ahead subject to conditions being agreed and Government approval: “Taking into consideration the merits of the scheme, including the regeneration benefits that will arise, together with the presumption against development in the green belt, it is concluded that the balance falls in favour of the proposal and hence the recommendation is a positive one.”