Former Blakewater Lodge, Swallow Drive, Blackburn, BB1 6LE

For sale

Former care home for sale: offers invited by way of informal tender


The site is approximately 0.364 hectares (0.9 acres) and is situated on a plot fronting Whalley Range and Swallow Drive, identified edged red on the attached plan.

Blakewater Lodge is single storey building of brick built under a pitched tiled roof with uPVC double glazing. The adjoining Resource Centre is a two storey building with a separate entrance located to the rear of the Lodge building, under a pitched tiled roof with uPVC double glazing. It is understood the buildings were constructed in 1986 and are currently vacant.

The Lodge comprises 36 single bedrooms and associated specialist care home facilities. The internal area of the Lodge and Resource Centre is approximately 1721 square metres.

The property is situated on Swallow Drive, fronting Whalley Range within close proximity to St Michael with St John C of E primary school, within a predominantly residential area.



Distances to major towns, cities and regional motorways.


Time (hours/mins)

Distance (Miles)


J29 M6

12 mins


J9 M61   

10-11 mins


J18 M60/62

33 mins



45 mins



1 hr



1 hr 15 mins



4 hrs


 Source AA


The site has no specific designation in the Local Plan, although it is located within the identified Inner Urban Area. The site is located within the Whalley Range area of Blackburn encompassed by housing, just outside the Whalley Range District Centre.

Residential or community use of the site could be supported in principle. Whilst the existing building could be converted into residential use, an apartment type development is unlikely to be supported. 

Any proposals for retail, or other ‘main town centre’ uses, may be appropriate providing they pass the Sequential Test as defined within the National Planning Policy Framework and Local Plan Part 2. 

Retail proposals of more than 250 square metres would also require an Impact Assessment, to provide an assessment of the potential impact of the proposal on the vitality and viability of Blackburn Town Centre and all district centres / local centres / parades of shops within 500 metres of the site. In order to demonstrate that a retail proposal of this scale is appropriate, the impact assessment must demonstrate that there will be no unacceptable impact on the vitality and viability of existing centres in the catchment of the proposal.

It will be the responsibility of prospective purchasers to consult with Blackburn with Darwen Borough Council’s planning officers to confirm whether their proposed uses and proposals are acceptable.

Offers may be made subject to planning.

For further details and discussions on planning matters please contact Helen Holland – 01254 585672.


All mains services are understood to be located in the adjacent highways. However interested parties should make their own inquiries of the service providers to confirm the adequacy of supply levels for the proposed development.


No recent ground investigation reports have been commissioned and bidders will be expected to make their own enquiries in this regard.


The site is offered for sale by way of a premium for a 125 year lease at a rent of £1.00 p.a. 



The Council is under no obligation to accept the highest or any offer.

Offers should be unconditional except for planning and ground investigations.



The site and premises are to be disposed of as a whole. The sale process will be by way of a non-binding informal tender. Bids received will be subject to a selection process from which a preferred bidder will be identified. The selection includes consideration of future use. Re-use of the existing premises as a Care Home will not be accepted. An agreed exclusivity period will enable a detailed scheme to be prepared and submitted for planning consideration.

Following the receipt of planning consent a 20% deposit will be paid and a conditional building agreement entered into in accordance with the developer/occupier’s approved scheme. The agreement will set out a detailed project programme with clear milestones for the delivery of an approved scheme. An indicative timescale for the development of the site is 18 months. The lease will be concluded only upon practical completion of the approved development.

In addition to the financial offer the following information is required to support any submission made in order for the Council to assess the feasibility and deliverability of the proposals which it considers are the critical factors.   

  • Indicative proposals including sketch plans and drawings illustrating development options.

  • A statement demonstrating the feasibility of the type of development proposed, with particular reference to planning matters.

  • Evidence of availability of purchase and development finance.

  • Information regarding the financial standing of the bidder.

  • Indicative timescales for completion of site acquisition and the development.

  • A statement showing the capability of the purchaser including examples of previous completed developments, where possible.

The Council reserves the right to undertake any necessary inquiries in respect of any supporting information provided.


Interested parties are required to submit offers by 12.00 noon on Thursday 8th December 2016.

Offers to be submitted to Capita - Property & Infrastructure, Castleway House, 17 Preston New Road, Blackburn, BB2 1AU using the return label provided.

If you wish to informally discuss your proposals please contact:


01254 273820

CastleWay House, 17 Preston New Road, Blackburn BB2 1AU




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