Crawley | West Sussex

64 Bed Care Home Development Opportunity

The Opportunity

Indicative site outline

Prime Care Home development opportunity located in the affluent West Sussex town of Crawley.

  • Outline planning approved for a new purpose built care home development, with the potential to accommodate up to 64 beds featuring en-suite wetroom facilities
  • The site extends to approximately 1.43 acres (0.58 hectares)
  • The site boasts a strategic location just 3.5 miles north of Crawley town centre and 3 miles south of Gatwick Airport.
  • There is a significant undersupply of market-standard care beds within the catchment area, projected to increase further over the next decade making this an attractive investment opportunity
  • Offers invited for the site based on the outline planning consent, with scope for the selected party to influence the final design of the care home
  • Freehold opportunity

The Location

Discover Crawley: One of the biggest and most lively towns in Sussex

Crawley is a large town located in the county of West Sussex, well-positioned between Central London and Brighton, circa 28 miles north and 18 miles south respectively.

The site is situated to the North East of Crawley and the South East of Gatwick airport, between the M23 and railway line. The property is located on Balcombe Road which runs North to South and leads towards Crawley. Radford Road runs to the North of the site.

Surrounded by a dynamic mix of developments, the site enjoys proximity to various amenities. To the south lies a new residential housing development of 185 homes (Riverbrook Place) with Phase 2 planned for a further 60 dwellings.

Further to the south is the main Forge Wood development site approved for 1900 homes, which is currently being built out.

Crawley itself has a large selection of supermarkets and shopping centres, as well as restaurants, bars, cinemas, entertainment, sports and leisure facilities.

Links & Transport

The site is easily accessible either by road or rail (with taxi or bus journeys from Crawley town centre, Gatwick Airport Station or Three Bridges Station). The nearest station is Gatwick Airport Station with direct services to London Victoria (in approximately 45 minutes) and out to Brighton (in approximately 30 minutes).

The town is well connected with both the M23 Motorway, which circulates the eastern side of Crawley, and A23 providing key access between London and the south coast and onto the wider highway network.

The number 3 Metro bus service runs from a stop approximately 300m from the site on Steers Lane into central Crawley (in approximately 12 minutes) and to Gatwick Airport Station (in approximately 5 minutes).

The Site

Indicative site outline

The immediate surrounding area is predominantly rural woodland with no buildings to the south. Directly north are several detached residential properties.

The site itself is irregular in shape, extending to approximately 1.43 acres in size. The topography is flat with mature trees bordering the site, with exception to the eastern boundary fronting Balcombe Road.

The site currently comprises a derelict residential property situated to the front of the site at its eastern boundary, with the rear laid to lawn with an outbuilding and several trees interspersed.

Vehicular and pedestrian access is off Balcombe Road.

The site is held under a single freehold title.

The Care Home

An outline planning application CR/2021/0685/OUT has been approved by Crawley Borough Council for the demolition of the existing residential dwelling and outbuildings and redevelopment of the site to provide a new 64-bed (Class C2) care home with associated car parking and landscaping.

The proposed care home is situated to the west of the site and takes the form of a ‘U’ shaped building. The design of the building is split across two floors with 64 bedrooms with room in the roof for back of house.

Accommodation wings extend to the North and South from the central core. These wings create a courtyard garden to the centre of the development facing West. By holding the building away from the boundaries, small garden spaces and outlook amenity is provided to the North and South for residents. The Western ends of the building are left blank to avoid overlooking of the neighbour’s garden to the West.

The proposal benefits from ensuite bathrooms for each bedroom, a kitchen, café, hair and beauty salon and multiple communal areas on each floor.

Key Features

  • Total GIA is 3810 m2
  • 2 storeys
  • 64 bedrooms, all with en-suite wet rooms
  • Total GIA per resident is 59.5 m2
  • Parking for 24 cars, incl. 2 disabled spaces and ambulance bay
  • Lounges, dining rooms, and waiting areas on all levels
  • Contemporary café, activity room, therapy room, private dining, winter gardens, cinema and hairdressers
  • Private and secure garden areas with a central courtyard garden
Care Home in Crawley, West Sussex - CGI Front View

The Layout

Market Analysis

Catchment area focused upon a 10 minute drive time.


Total catchment population


of the target market characterised as
having medium to high affluence


High quantum of over 75s
(projected to increase to 10,322 by 2033)


Estimated undersupply of
market standard beds*


Average age of care home registrations

Note: Catchment area focused upon a 10 minute drive time. Data sourced from CACI,, LaingBuisson
*This analysis is based on market standard beds (excluding homeswith less than 30+ registered beds and rooms without en-suite facilities)

More Information


  • Offers are invited for the Freehold of the site. The Land Registry title number is WSX10724
  • Whilst our client will carefully consider all offers, they are not obliged to accept the highest or indeed any offer received.


Viewings: The site can be easily viewed from the public highway.

Costs: Each party is to be responsible for their own legal costs, surveyor’s fees and any other costs incurred in the transaction.

Additional Information: Please contact JLL for access to the dataroom. Information available on the dataroom

Technical Information & Assumptions:

Muller Property Group will obtain planning permission for the scheme which will be for all matters of design, layout, floorplans, external works, materials, finishes and specifications, with only landscaping reserved for later approval.

Contact Us

Rob Sumner
Associate Director
+44 7927 566310

Verity Knight
+44 7872 107646


JLL for themselves and for the vendors or lessors of this property whose agents they are, give notice that:-

a. the particulars are set out as a general outline only for

b. guidance and do not constitute, nor constitute part of, an offer or contract;

c. all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are believed to be correct, but any intending purchasers, tenants or third parties should not rely on them as statements or representations of fact but satisfy themselves that they are correct by inspection or otherwise;

d. no person in the employment of JLL has any authority to make or give any representation or warranty whatever in relation to the property;

e. Any images may be computer generated. Any photographs show only certain parts of the property as they appeared at the time they were taken.

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