Ferndown is located in the south east of the East Dorset District, situated 5.4 miles north of the centre of Bournemouth. Ferndown has a population over 18,000. The demographics are unusual in the County of Dorset in that 28% of the 0.52million population are aged 65+. For comparison, 36% of Ferndown’s population are aged 65+ and the national average is a little under 18% (2014 & 2015 ONS). The Local Planning Authority recognises that numbers of elderly are set to increase dramatically over the next 15 years.
The site is conveniently situated 100ft from opposing bus stops, with regular services to the town’s main shopping centre, which can be reached in a journey time of approx. 5min. The same bus service will reach the market town of Wimborne Minster and Bournemouth with a journey time of approx. 16min and 37min respectively.
This site has been assembled from two ownerships with a combined area of approximately 1.77 acres (0.72 Ha). The topography is predominantly flat, save for a gentle north easterly slope towards the rear. The site has three points of vehicular access to and from Wimborne Road East, which is an adopted highway, all have the benefit of drop kerbs. The site is bounded by part fence and part hedgerow.
Approximately 50% of the combined site is laid to lawn that is used as garden land in conjunction with the adjoining dwelling (No. 403). For the avoidance of doubt, this dwelling and adjacent farm building are excluded from the sale, as indicated by the redline plan. The other 50% of the site comprises mainly of maintained field with a clearing bounded and screened by trees. The clearing was formerly residential garden land serving a terrace of cottages. The cottages were demolished some time ago. A dilapidated garage and former brick built outbuilding remain standing.
The site comprises three freehold title interests, one whole and two in part, with vacant possession given upon completion.
A copy of the Register of Title (Title Numbers DT360024, DT350767 and DT340412) can be provided upon request.
For the avoidance of doubt, the ownership will include an existing driveway leading from Wimborne Road East, which runs parallel to No. 403. Subject to the Highway Authority’s comments, the vendor will either seek to retain a right of access and parking over this drive (for the benefit of No 403), or require the purchaser to secure planning permission for the creation of a new vehicular access to No 403 off Wimborne Road East.
The eastern half of the site has no recent planning history.
The western half of the site (DT360024 which was approx. 1 acre) has the following planning history:-
2006:- 3/05/1594/OUT – Outline application to develop site for seven residential dwellings – Withdrawn
2008:- 3/08/0128/FUL – Full application for replacement Dwelling – Granted
2009:- 3/09/0614/OUT – Outline application for construction of a 60 Bedroom Dementia Care home – Refused
2011:- 3/10/1134/OUT – Outline application for construction of a 45 Bedroom Dementia Care home – Refused, appeal dismissed.
This proposed dementia care home was considered by the Council to be unacceptable due to:
- site coverage (excessive footprint on a 1 acre site)
- scale and resultant bulk
- an outdated Bio-Diversity survey
The planning inspector concluded that the proposal did not safeguard the area’s character and appearance which is amplified by the scale of car parking at the frontage. Since the Inspector’s decision in September 2011, we have seen significant changes to both national and local planning policy. It is also arguable that the character of the area has markedly changed over this period.
2011:- 3/11/0151/CLU – Application for Certificate of Lawful Development for works undertaken to construct the foundation for the dwelling approved under planning permission 3/08/0128/FUL – Granted
Interested parties are expected to make their own planning enquiries.
The Policies Map for Christchurch and East Dorset Council’s Core Strategy (adopted 2014) indicates that the site is:
- Within the Main Urban Area designation;
- NOT within Greenbelt designation;
- Inside a 400m heathland protection zone.
Policy ME2 (of the Christchurch and East Dorset Core Strategy) prohibits C3 residential development within 400m of protected heathlands.
Dorset Heathlands Planning Framework 2015-2020 confirms that developments within the C2 class (i.e. residential care homes, hospitals, nursing homes, boarding schools, residential colleges and training centres) will be considered on a case by case basis. Purpose built nursing homes for the frail elderly or disabled are considered to be acceptable within 400m of protected heaths.
The Adopted Core Strategy identifies the need for appropriate housing to support a significant elderly and retired population in the area, which is only set to increase. Therefore, the site is considered to have potential for C2 uses subject to necessary consents.
A Tree Preservation Order (TPO) search suggests there to be 4 protected trees on site, this is not the case. An Arboricultural Consultant recently confirmed a fundamental error with a TPO in that 3 of these trees do not exist (and have never existed) on this site. Also, the single existing protected tree may already be condemned due its proximity with the consented replacement dwelling at No. 403 Ref: 3/08/0128/FUL.
There may be other planning policies affecting the site and interested parties are encouraged to make their own planning enquiries.
Price guide upon application. Offers should be submitted on a Subject to Contract basis. In addition to unconditional offers, offers may be submitted which are conditional upon the buyer obtaining planning consent for its proposed use/development of the property.
In the case of conditional offers, parties are requested to submit full details of their development proposals for the Vendor’s approval prior to acceptance of an offer and exchange of contracts.
Each party will be expected to bear its own costs in connection with the transaction.