Proposed new care home

Welcome to our consultation website for the proposed specialist care home for frail older people to be provided at the Epping Forest Hotel site

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Welcome to our dedicated consultation website for the proposed specialist care home for frail older people at the Epping Forest Hotel site in Oak Hill.

Here you can learn more about the plans, provide feedback and contact the team.

If you or anyone you know would like any further information, hard copies or translated materials, please get in touch using the details in the Contact Us section.

Care Concern Group is the developer and operator preparing these proposals, and they are working with a specialist project team on the designs.

Care Concern Group – Developer and operator

Founded in 1991, Care Concern Group is an experienced care home provider, operating over 75 care homes across England, Scotland and Wales. Care Concern Group has over 4,000 residents receiving care, with needs including residential, nursing, dementia and respite. Residents’ care and comfort is at the heart of what Care Concern Group do, ensuring that facilities support a varied lifestyle and resident wellbeing.

Hunters – Architects

Hunters has worked in the senior housing sector for over 25 years, and has achieved the Gold Standard for specialist dementia enabled environments for five buildings. Hunters has also worked to improve the design criteria set out in the Housing our Ageing Population Panel for Innovation guidelines. With extensive experience in building care homes and extra care communities with high accessibility and safety standards, Hunters create comfortable homes for residents to thrive despite their age.

Nexus Planning – Planning consultants

Nexus Planning is a highly experienced team of planning and regeneration consultants operating across the UK and comprising a specialist team of advisors in respect of Later Living developments. With an environmentally responsible approach, Nexus Planning became the first planning consultancy in the UK to become Carbon Negative in 2019/20.

Kanda Consulting – Community engagement consultants

Kanda Consulting is an agency specialising in community engagement, working to get the best results for applicants, decision-makers and communities. Kanda is carrying out the community engagement for this project.

CGI of how the proposed new care home could look


The Epping Forest Hotel site is approximately 1.7 acres in size and is located at 30 Oak Hill, Woodford Green, Essex IG8 9NY.

The existing hotel building is made up of an ‘L-shaped’ footprint, with the east wing constructed in the early 1970s and the west wing added in the 1980s. The hotel is located outside L.B. Waltham Forest’s designated area for hotels and is not listed.

The existing building is not suitable for conversion to a care home when taking stringent Care Quality Commission standards into account, and it does not meet the requirements of the specialist household model of care delivered by Care Concern Group (explained further below). It is therefore proposed to replace the existing hotel with a high quality, purpose-built care home, which meets modern health and sustainability standards.

Location of the site


Image showing site boundary and existing building

Existing hotel site

Our proposals

There is a critical need for new care home facilities in the borough. In its 2019 Strategic Housing Market Assessment, Waltham Forest Council predicted an 84% increase in people aged over 65 by 2039. Care Concern Group have also carried out an independent needs assessment, which identifies an acute need for more care home accommodation in this area. The proposed care home would significantly contribute to meeting this need and deliver a long-term, viable use for this important brownfield site.

Our proposals are to provide a new high quality, sustainable care home for frail older people, including specialist dementia care. The new 4-storey care home will feature 120 beds made up of 8-bed clusters, each with their own private garden, lounge, and dining rooms. The proposed building will be split into 4 wings, joining at the centre with communal facilities on each floor.

With residents’ wellbeing and comfort at the centre of Care Concern Group’s work, high quality facilities will be provided including:
• Communal lounges
• Wellness treatment room
• Staff rotas to allow for 24-hour care
• Wheelchair accessible building
• Layouts that encourage social interaction and help combat loneliness
• Restaurant with a catering kitchen
• Hair salon
• Shop
• Laundry
• On-site car and cycle parking, including disabled parking and electric charging spaces

The design and layout of the proposed care home has been developed with the surrounding woodland of Epping Forest in mind, providing an attractive setting for future residents and promoting their wellbeing. The development will bring additional greenery with new landscaping designed to help blend the building into the surrounding forest, with supplementary planting, a green roof and green walls.

Care Concern Group are also working to minimise carbon emissions as far as possible in line with the requirements of the London Plan, which will likely be achieved through air source heat pumps.

Plan showing layout of the proposed new care home


Plan showing the proposed ground floor facilities and layout


Plan showing a typical floor plan for the proposed new care home

A new 120-bed private care home, contributing to the need for care homes in Waltham Forest and London

Our proposals are respectful of the sensitive forest setting surrounding the site, and seek to complement the woodland by bringing additional planting and green features to the building

Care Concern's successful specialist model allows residents to integrate with each other and visitors in household clusters, with a larger communal section available for use with added facilities

Our building priorities sustainability with air source heat pumps and improved air quality on the site

The hotel here falls outside L.B. Waltham Forest’s designated area for hotels, and offers an opportunity to help meet the need for specialist care for frail older people.

National planning practice guidance advocates a critical need for new housing for
older people. We have also commissioned our own independent needs assessment by Carterwood –
a firm specialising in research into older persons’ accommodation – and they have identified an acute need for this type of accommodation in the area.

The Council’s Strategic Housing Market Assessment (2019) predicts that by 2039 the number of those aged 65 or over is anticipated to be 51,000 which is an 84% increase since 2014.

Yes, if the plans were to proceed then the hotel would be sold to Care Concern Group so the site could be developed into the care home, and the hotel would be closed.

Our proposals are for a 120-bed care home, and we anticipate there will be approximately 120 full time members of staff.

We are proposing a 12.53 metre tall building, which will be approximately 4 storeys including the ground floor. The current hotel building is 15.5 metres in its tallest part.



No. The below image shows how the proposed building height compares to the tallest point of the current building and the tree canopy. The dotted red line is the existing hotel, compared to the proposed care home in bold black lines. The red line along the top is the tree canopy level.

However, the height proposed for the care home is consistent throughout the building ‘wings’, whereas the hotel changes in height. The image below shows this.

Our proposed new building moves further away from the tree line than the current hotel, and is outside the root protection area. The image below shows this, with the red dotted line showing the outline of the existing hotel building, and our proposed care home in shaded blue.

We are preparing a detailed Construction Management Plan as part of the planning application which will outline how we will ensure the forest is protected during any demolition and construction work.

A Full Tree Survey was carried out at the beginning of our work and has informed the whole design process from the start to preserve all trees under Tree Protection Orders, respect the Root Protection Areas, and ensure an established 15m ancient woodland buffer.

We are proposing 32 car parking spaces for the care home, which is appropriate for staff and visitor levels based on the other care homes we operate in similar locations to this one. There will also be cycle parking available.

Yes, if the plans were to be approved, the existing building would be demolished. Unfortunately, the quality of the building, the different layout proposed for the care home and the presence of things like asbestos mean it cannot be reused.

We expect to be able to provide a range of sustainable features to help the proposed care home operate as efficiently as possible. These features include:

  • Air Source Heat Pumps providing both heating and cooling using electricity purchased from 100% renewable sources
  • Mechanical Vent and Heat Recovery (MVHR) to reuse energy from extracted warm air during colder months
  • Solar Thermal panels for hot water generation
  • Photovoltaic panels for on-site electricity generation
  • Existing hardstanding areas will be replaced by landscaped areas and more appropriate surfaces to reduce water runoff.

We anticipate the construction period to be circa 21 months after receiving planning consent.

The boundaries of the scheme will be designed to be sensitive to the surrounding forest context, whilst still ensuring security for residents.  Further details will be provided as part of the planning application.

To share your views and inform these proposals, you can submit a feedback form on our website using the ‘Share your views’ section.

Alternatively, you can contact a member of the team if you have any questions or would like to request a hard copy version of any of our materials.

You can contact a member of the team to request a hard copy version of any of our materials, and we will post you a pack with the information from this website, along with a feedback form and Freepost form.

Share your views

Have your say

We want the local community to help shape our ideas for the proposed care home at the Epping Forest Hotel site.

You can provide your feedback on our proposals using the feedback form below.

We ask that all comments are submitted by 23 March 2023.

Contact us

Thank you for taking the time to visit our website on our proposals for the future of the Epping Forest Hotel.

Should you have any questions or would like to get in touch with the project team, please use the details below:



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