The plans were submitted to Rushcliffe Borough Council in 2022 by Zenith Planning And Design.
The development area is situated just south of Nottingham City Airport and Spire Nottingham Hospital.
The site is situated on land at Nottingham City Airport ( Tollerton ) next to the Spire Hospital.
The Design and Access Statement from the developer states:
‘The development site is a partially vacant brownfield site and has been the subject of demolition exercises to remove dilapidated airfield buildings (including a large wartime hangar) and various ancillary structures.
‘The project is not within a conservation area. The site previosuly sat within the Rushcliffe Green Belt, however following the adoption of the core plan the land has been excluded from the greenbelt.
‘The site does not lie within a flood risk area as defined by the Environment Agency.’
Tollerton Airfield could soon see the development of a new care village, following an outline planning application submitted by Zenith Planning And Design. The proposal aims to transform part of the airfield close to the Spire Nottingham site into a residential care community, consisting of an 80-bed care home, 20 two-bedroom assisted living apartments, and 8 two-bedroom bungalows. Designed for residents aged 55 and over, the proposed development would ‘provide both independent living and care support within a communal setting.’
A Historical Overview of the Site
Nottingham City Airport was strategic site during the Second World War, with pillboxes and other military installations surrounding the area. The airfield site was removed from the Green Belt in 2014 as part of Rushcliffe’s Core Strategy, and the land was allocated for mixed-use development under Policy 25, which includes housing and employment uses.
The specific 1.6-hectare site for the proposed care village was historically occupied by a hangar used for aircraft storage. In later years, the hangar served as a warehouse for a furniture company before being demolished in 2018. Currently, the land is cleared and fenced, with only a modern single-storey building, formerly used by the RAF Air Cadets, remaining.
The Development Proposal
The care village proposal seeks to create a specialised community for older adults, including an 80-bed residential care home, two-storey assisted living apartments, and single-storey bungalows. The three components will be arranged around communal courtyards and landscaped areas. The care home would stand at two storeys, with a smaller third floor, and will be located on the eastern side of the site, adjacent to the Spire Nottingham Hospital. The proposed building will feature a flat roof, mirroring the architectural style of the nearby hospital.
The 20 assisted living apartments are planned as two blocks of two-storey buildings, situated near Tollerton Lane. These will offer semi-independent living spaces with access to on-site care. Meanwhile, the 8 bungalows will be arranged in a “U” shape around a courtyard, designed to foster a community atmosphere among residents.
Parking provisions for the development are substantial, with one parking space per assisted living unit and 26 spaces allocated for the care home, along with cycle parking and storage for mobility scooters. Additional communal facilities, including gardens and landscaped areas, are planned to enhance the quality of life for residents.
The airfield is part of a broader strategic allocation for mixed-use development in Rushcliffe, aiming to deliver up to 4,000 homes by 2028, along with employment spaces and community facilities. As the care village falls within Use Class C2, it aligns with the local authority’s goal of providing specialist residential accommodation, as outlined in Policy 14 of the Rushcliffe Local Plan.
Concerns have been raised about the care village’s potential impact on the surrounding rural landscape and local wildlife. Tollerton Parish Council has expressed objections to the development, citing concerns about the height and density of the proposed buildings, which they believe could dominate the countryside view and disrupt the rural character. The council also highlighted concerns about traffic, environmental impacts, and the adequacy of local infrastructure to support such a development.
Local residents have echoed these objections, with 18 formal representations submitted. Some residents argue that the development is premature and should be considered alongside the larger Gamston Fields development. Others raised issues regarding traffic, the impact on local sewage systems, and the perceived loss of heritage as the airfield’s history becomes further eroded.
Several statutory bodies have provided their views on the application. Nottinghamshire County Council’s Highway Authority initially raised concerns about access and sustainable transport, particularly regarding the lack of public transport links to the site. However, following revisions to the proposal, including commitments to invest in public transport infrastructure, these objections have been withdrawn.
The site is not subject to significant flooding risks, as it lies in Flood Zone 1, and the proposed development includes a drainage strategy to mitigate any potential water-related issues. The application also includes a Unilateral Undertaking, with Section 106 contributions proposed to address the strain on local services.
Wildlife and biodiversity remain key concerns for some stakeholders, particularly regarding bats. Although the initial ecological survey suggested a low likelihood of bat activity on the site, further surveys may be required before demolition of any remaining buildings.
Rushcliffe Borough Council has published a decision notice on 30 September 2024 to state that outline permission is granted subject to conditions.
A campaign group handed in a petition with almost 2,600 signatures to Rushcliffe Borough Council last week in opposition to plans already in process for a 4,000 home neighbourhood which would result in the closure of the airfield completely.
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