Thank you for visiting our consultation website on the Care Concern Group’s plans for the regeneration of 65 Hampden Road. Here you can find information on the site, our care home proposals and the growing need for care facilities in Kingston.
Indicative CGI showing the entrance to the building
Care Concern Group is a care home provider with over 30 years’ experience in the sector. They operate and run 75 care homes and employ 4,000 people at homes across London and the south east.
Their homes offer the full range of facilities, including residential, respite, nursing, and dementia care, all of which are in high and growing demand not just in London generally, but here in Kingston specifically.
EPR Architects is an award-winning practice with a well-established reputation for quality architecture, masterplanning and interior design.
They pride themselves on delivering sustainable, stimulating environments.
Montagu Evans is an independent property consultancy giving advice to clients on various elements of planning policy and guidance. They are committed to leaving a legacy of quality work that benefits the built environment and society.
Some elements of the existing building date back to the 1940s, with additions made to the original building in the 1980s. Together, they form a number of interlinked warehouse structures ranging from 2 to 3 storeys in height, with a varied roof height. The existing building was designed for its industrial use rather than considering the streetscape of the road.
Although the current building was previously used for light industrial purposes, it has been vacant for a number of years and is in poor condition. Many windows are damaged, and the building is no longer fit for its intended purpose and has reached the end of its useful life.
In 2020, a previous applicant put forward plans which were approved by Kingston Council. These proposals sought to deliver a residential-led scheme of 79 new homes in buildings ranging up to seven storeys in height, as well as providing 46 car parking spaces.
However, these plans have not been delivered, and Care Concern Group have committed to purchase the site and have brought a fresh approach to the site’s potential future.
The existing site, looking south, down Hampden Road
Previous approved planning application for the site
Care Concern Group believe that a high-quality care home would not only be a more appropriate use of this site, but also help to meet a clear and growing need for additional care beds locally. Importantly, their facilities include dementia care provision, the need for which is especially acute here in Kingston. Nationally one in four people going into hospital aged over 75 have confirmed or suspected dementia, here in Kingston it is one in every two hospital admissions. The new care home will help to take pressure off the local National Health Services.
The site is located on the east side of Hampden Road, south of the junction with Bonner Hill Road. The site has been vacant since May 2018 when Arrow Plastics ceased occupation of the site.
At the moment, there are a range of old and new residential dwellings in the area, and we see this site as playing a key role in the area’s regeneration
The existing site, looking south, down Hampden Road
Care Concern Group’s care homes offer a full range of services, including residential, respite, nursing and dementia care. Their care homes are for local people, with residents often moving in from a maximum radius of three to five miles away. This is very much a care home in Kingston, for Kingston residents.
Our analysis shows that within this three-to-five-mile radius from Hampden Road, there is a shortfall of between 737 and 2,864 wet room care home beds that are available to provide care and accommodation to those who need it.
This situation reflects a wider national shortfall of adequate care accommodation, and, with an ageing population, the demand continues to increase.
One additional reason for this rise in demand is that there are a great many poorly designed care homes in the UK which are inefficient and expensive to operate. These homes increasingly fall short of what residents expect and the Care Quality Commission, as the regulatory body, demand.
We believe that a bespoke purpose-built Care Concern Group care home in this location is deliverable, meets growing local demand for care home beds and offers a solution to the complex planning history for this site.
The proposals would deliver 120 wet rooms across a five-storey development, which is of a smaller scale than the consented scheme. With the majority of the ground floor allocated to communal spaces and activities, the upper floors would be used for residential suites with a secure ‘dementia community’.
Care Concern Group’s plans will deliver new gardens between the existing homes and our proposed care home. This means that there will be a significant increase in the distances between neighbouring residential buildings on the western side of the road and our proposed care home.
Indicative CGI of Hampden road
The building entrance is centrally located on the Hampden Road frontage to balance the building architecturally. This is complimented by a generous landscaped area to create a memorable arrival experience.
Step-free access to the building is provided via a ramp. Within the building, level access is delivered throughout, with a minimum of 1.5 meters width to all corridors allowing for the passage of residents using wheelchairs.
The proposals include the creation of a new green link to the neighbouring playing fields, as well as landscaped areas within the development for residents to experience and enjoy. This is vital for residents’ mental wellbeing and important to ground the building within the local environment, helping to contribute to the local biodiversity, residential amenity space and the general streetscape.
Landscape plan for the redevelopment
Indicative ground floor layout
Residents are encouraged to engage with one another and with the staff, the communal spaces will host a wide range of regular activities so that it becomes a vibrant and familiar environment.
Indicative CGIs showing landscaped communal areas and terraces for residents
The proposals are orientated to maximise the amount of daylight into each room, taking advantage of the site’s orientation. There are no north facing, single aspect suites.
With a number of hospitals in the area, many residents in Kingston possess a range of nursing and care experience, Care Concern Group seek to ensure that the carers live locally.
Care homes are a low generator of traffic movements, especially when compared to the previous residential planning approval for this site. Employing local people also encourages staff to travel to and from the site on foot or by public transport and discourages car travel.
In addition, staffing shift patterns are designed to avoid rush hours, and daily deliveries will also be outside of busy times. These are often limited to just one ‘Ocado’ style home delivery vehicle per day.
Taken together, we believe that a new care home in this location is appropriate and will meet the local need in the community for this type of accommodation, whilst limiting its impact on the local community in terms of traffic movements and residential amenity.
With the UK population getting older and increasing need of medical assistance, Councils’ adult social care budgets are rising fast.
Our proposed care home will reduce the burden on the local National Health Services. Being able to move people from a home which is often increasingly unsuitable for their needs and into a purpose-built care home, better and more appropriate care can be provided and savings can be made.
Residents moving into our care homes also helps the local housing market to function more efficiently, with our residents often leaving family homes which are often in high demand.
We hope that you have found the information on this consultation website helpful.
We know that as local residents, you are the local experts and that is why we want you to join the conversation on the future of this site.
The project team hosted an online webinar about the proposals on the 6 June 2022. Where there was a brief presentation by the project team about the proposals, then the project teams welcomed questions from attendees.
Whilst our public consultation has now closed and a planning application has been submitted to Kingston Council’s Planning Department, you can still view our exhibition material and ask questions using the contact details below.
We also offer the opportunity for respondents without access to the internet to find out more information via post. If you know someone that is interested in the project and would have difficulty contributing online, please do call us on 020 3900 3676.
If you have any questions, please don’t hesitate to contact the project team via the ‘Contact us’ section.
The existing buildings are empty, an eyesore, and are no longer ‘fit for purpose’. For example, the internal floors require replacement, and the majority of the windows are single glazed and broken requiring repair and upgrading. Moreover, the site has been vacant since May 2018 when Arrow Plastics ceased occupation. The building contains asbestos and will be safely remediated as part of the proposals.
The existing buildings are a number of interlinked warehouse structures between 2-and 3-storeys in height with a varied roof form.
The previously approved application for the site, put forward by a different applicant, sought to deliver a residential-led scheme for 79 new homes in buildings ranging up to seven storeys in height.
By comparison, Care Concern Group’s proposals are for a smaller building that is more in-line with the surrounding local context in regards to building heights, architectural approach, and the palette of building materials. It is smaller than the consented building.
Within a 3-and 5-mile catchment area of Hampden Road, there is a shortfall of between 737 and 2,864 wet room beds that are available to provide care and accommodation to those who need it. This shortfall of adequate care accommodation is also a nationwide problem and is being exacerbated by the aging population and the growing inadequacy of a number of older care homes which are often residential conversions. Purpose built care homes are the future and will help to meet this demand in the local area.
Also, with the UK’s population getting older and the increasing need of medical assistance, Councils’ adult social care budgets are rising fast. Our proposed care home will reduce the burden on the local National Health Services. Being able to move people from a home which is often increasingly unsuitable for their needs and into a purpose-built care home, better and more appropriate care can be provided and savings can be made.
Residents moving into our care homes also helps the local housing market to function more efficiently, with our residents often leaving family homes which are in high demand.
Care Concern Group has carefully designed the proposals to create clusters of rooms that encourage resident interaction. The clusters are linked by resident amenity and staff areas that offer communal break out areas and lounges. These communal lounges hope to provide space for meaningful activity with other residents in a familiar environment. Additionally, there is an external terrace and circular walk included in the proposals, as well as winter gardens and lounges.
We hope to obtain planning permission in 2022 and start construction in 2023. Construction should take up to 2 years.
Residents can visit our dedicated consultation website to provide their feedback, the details of which were sent to local residents. The project team is also speaking with local stakeholders, including local politicians and community groups, and local residents about the proposals.
We also offer the opportunity for residents without access to the internet to provide their feedback via post. If you know someone that is interested in the project and would have difficulty contributing online, please encourage them to call us directly on 020 3900 3676. Alternatively, if you are a nearby resident, we are open to arranging site or home visits.
Thank you for visiting this dedicated project website for 65 Hampden Road.
Whilst our public consultation has now closed and a application has been submitted to Kingston Council’s Planning Department, you can still view our exhibition material and ask questions using the contact details below.
All information you give us will be stored safely, treated confidentially, and only used in connection with this project. However, these details are not required, should you wish not to provide them.
020 3900 3676
44-48 Paul Street, London, EC2A 4LB