Plans to demolish former Hotel Felix in Girton to build care home rejected by councillors

Proposals to demolish the former Hotel Felix and build an 80-bed care home and dementia research centre in its place have been rejected by South Cambridgeshire district councillors.

They questioned the need to knock down a Girton landmark and were concerned about GP capacity in the area.

Cassel Hotels (Cambridge) put forward the application for the care home and dementia research centre, which would have linked in-house care to professionals at Addenbrooke’s Hospital.

Speaking for the applicant at last Wednesday’s planning meeting, David Roe, land and planning director for care operator KYN, argued there were “numerous and significant” benefits and the very special circumstances needed to build in the green belt were “indisputable”.

“We are meeting a need for care bed spaces by proposing to create a modern, best-in-class nursing and dementia care facility, providing round-the-clock care for 80 elderly and vulnerable local residents,” he said. “The need was crucially noted in a recent appeal decision in South Cambridgeshire.

“The new dementia excellence centre will provide training and research into this condition between staff and leading professionals from Addenbrooke’s and NHS Foundation Trust.

“There will be on-site provision for healthcare and GP services, [and] there will be a significant biodiversity net gain. The number of trees on the site will increase from 84 to 139.

“The new home will create around 115 new jobs, relieving pressure on the NHS and local public health services.

“The scheme will positively contribute towards the council’s housing requirements unlocking under occupied larger homes for families. The new building will enable the delivery of expert care in a purpose designed and built environment.”

Mr Roe said assessment had been made of the existing building to see if conversion was feasible, but it found the building was “suffering” from lots of issues, including subsidence.

But a member of the public, and former councillor, Tom Bygott, highlighted the importance of the main house to the community in Girton, describing it as a “magnificent and much-loved Victorian villa”.

He said: “Built in 1852 as a private home, it has been renovated to the highest standard as a luxury hotel, capturing the exuberance of the Victorian age. Its unusual design combines a Dutch gable with bow windows.

“It is an essential part of Girton’s heritage. Had it been built 20 years earlier it would be grade II-listed, but sadly Victorian buildings are not as well protected as Georgian ones.

“Victorian architecture has been seen as unfashionable and this prejudice still remains in the listing rules.”

Mr Bygott believed it was unnecessary to demolish it to build the care home.

He highlighted that it was a “small building on a very large plot of land”, with “ample room” to build around it, adding that the “wrecking ball” should be the last option.

Cllr Dr Tumi Hawkins (Lib Dem, Caldecote) was “very concerned” about the loss of the non-designated heritage asset, and recognised its importance to people in Girton.

She added that without seeing a structural report on the subsidence referred to, she could not “take that as a fact”. She added that the building was not “crumbling” or “falling down” and that work could be done to improve the fabric of the building.

The destruction of a non-designated heritage asset was the largest concern for committee chair Cllr Henry Batchelor (Lib Dem, Linton), who felt the benefits were outweighed by the harms.

Cllr Bill Handley (Lib Dem, Over and Willingham) was concerned about the comments from the NHS’s Cambridgeshire and Peterborough Clinical Commissioning Group, which said it was “simply not tenable” for GP services in the area to meet the needs of the care home.

The CCG said the practice list already exceeded capacity - something Cllr Handley said the committee should not ignore.

Cllr Dr Richard Williams (Con, Whittlesford) was not convinced that the very special circumstances needed to allow development in the green belt had been met, given that Cambridgeshire County Council had said there was not a need for the beds.

He acknowledged the applicant’s report stating the need for care home space but said this did not take into account recent planning permission for another care home.

He concluded that “at best” they could say the need was “disputed”.

All councillors voted to refuse the plans.