A development by Muller Property Group
Peterborough
Care Home Development Opportunity
9 Oundle Road, Peterborough PE2 9PB
9 Oundle Road, Peterborough, PE2 9PB
We are marketing an excellent opportunity to acquire a care home development site located in a prominent location with roadside frontage in a central part of Peterborough. The city has a significant elderly population coupled with lack of modern purpose-built facilities.
- The property is available freehold
- Lack of modern purpose-built care homes in the area
- Strong micro-location within a central and well-populated area
- Regular shaped site extending to circa 1.0 acre
- Former pub premises with excellent roadside frontage
- Proposed plans include 80+ beds
- Large elderly population, comprising circa 26k people
- High concentration of potential staff in the local area
- Undersupply of 322 market standard beds by 2028
A Historic Cathedral City with a Growing Elderly Population
The cathedral city of Peterborough is located in the county of Cambridgeshire and is situated circa 55-minute drive north of Cambridge. The neighbouring settlements of Market Deeping, Stamford, Alwalton and Yaxley are all within circa 20-minute drive of Peterborough. In recent years, Peterborough has undergone substantial urban regeneration and has attracted new businesses, bolstering the local economy.
Peterborough is a well-connected city, with its railway station serving as a key stop on the East Coast Main Line and offering high-speed intercity services to London as well as serving as a major junction for East Midlands Railway, Cross Country, and Greater Anglia networks.
The city is equally well-connected by road, with its proximity to A1(M) providing quick access to the north and south. Public transport and local bus services in the city provide some of the fastest peak and off-peak travel of any UK city, thanks to a well-planned parkway system.
The development site is located on Oundle Road in close proximity to the city centre. Formerly a pub, the site benefits from excellent roadside frontage and access to local amenities. The impressive Peterborough Cathedral and River Nene Embankment park are less than a mile from the subject site. The city’s green spaces are also in close proximity to the subject site.
A Highly Accessible City with Prime Rail and Road Connections
Peterborough offers exceptional transport links, making it a highly accessible city. Its railway station is a key stop on the East Coast Main Line, providing high-speed intercity services from King’s Cross to Edinburgh Waverley via London North Eastern Railway, with travel times to central London as short as 45–50 minutes. The station also serves as a major junction for cross-country routes, with services run by East Midlands Railway, CrossCountry, and Greater Anglia.
The city is equally well-served by road, with the A1/A1(M) (part of the European route E15) passing through at Junction 17, connecting London and Edinburgh. Local bus services, operated by companies such as Stagecoach and Delaine Buses, further enhance the city’s accessibility. Despite its growth, Peterborough maintains some of the fastest peak and off-peak travel times for a city of its size in the UK, thanks to its efficient parkway system.
- Travel by Rail
Peterborough railway station is 76 miles north of London King’s Cross. The station is a major interchange serving both the north–south East Coast Main Line, as well as long-distance and local east–west services.
- Travel by Car
Peterborough benefits from superb road links to other cities, with a 56 min drive (43.0 miles) south to Cambridge via A1(M) and A14, and a 1 hr 9 min (42.7 miles) drive west to Leicester via the A47.
- Travel by Bus
Public transport options include bus services that connect the site to Peterborough City Centre and surrounding towns. The nearest bus stop is outside the entrance to the site with buses travelling to:
1.0 Acre Brownfield Site with Planning Potential for an 80 Bed Care Home
The current site at 9 Oundle Road comprises a former pub, The Cherry Tree. The site area amounts to circa 1.0 acre which provides ample space for the proposed care home scheme. The location benefits from excellent roadside frontage within a central location. The proposed design includes a 3-storey 80+ bed care home, subject to planning permission. The scheme will offer good access to public transportation links, owing to its central location.
Planning History
The site benefits from a previous planning consent for a 5 storey residential development of 67 flats including partial demolition of the former Cherry Tree Pub, extension, and conversion to 8 residential units (C3) and creation of a new access, landscaping, and other associated works. This was granted on 7/11/2022 reference 21/01268/FUL.
Harmonising Modern Design with Local Heritage
Key features to the design:
Proposed designs are underway to support a planning application
3-storey scheme (including lower ground floor)
Potential for 80+ beds, subject to planning permission
Locally listed Cherry Tree pub to be retained
28 on site car parking spaces, incl. 2 disabled spaces
Full en-suite wet room provision will position the care home above current competition in the area
Private and secure garden areas
Lounges, dining rooms, and external terraces on all levels. Café, activity room, private dining, cinema, hair and beauty salon
A Care Home Designed for Comfort and Well-Being
The care home is spread across three floors, with the lower ground level featuring retaining walls to provide garden access, minimising disruption to the landscape while maximising building efficiency.
The main entrance is at the existing street level, while the staff entrance is discreetly located. Upon arrival, visitors are greeted with views of the converted Cherry Tree pub and car park.
The Cherry Tree pub, preserved due to its local heritage listing, has been transformed into a back-of-house area for staff, with a connection to the new care home.
Lounge and dining areas are thoughtfully positioned to offer access to the garden and balconies, promoting resident well-being.
Each floor features communal spaces with views of the entrance and landscaped gardens. Dining and lounge areas are located at the corners of the building, with terraces that provide outdoor access.
Corridors are designed for easy navigation with clear wayfinding and destination points, while vertical access is provided through lifts and stairways.
Supply & Demand
We have conducted our analysis using a circa 3-mile catchment area from the subject site to assess the supply and demand position of the market. This captures the wider area of Peterborough city.
The catchment area benefits from an estimated elderly population of circa 25,900, as of 2028. This is projected to grow by a further 12% by 2033 reaching circa 28,900. Our analysis estimates bed demand at 773 by 2028.
25,900
Elderly population in catchment area as of 2028
+12%
Elderly population forecast to increase to circa 28,900 by 2033
322
Undersupply of market standard wet room beds by 2028
467
Undersupply of market standard wet room beds is projected to rise by 2033
17
Existing Care Homes in the catchment area
Existing provision is predominantly older purpose-built and converted care homes
There is a significant need for future-proof modern purpose-built facilities to service future demand.
451
Current total supply of market standard beds with wet rooms
Data sourced from: Knight Frank, Laingbuission, CACI
Site Acquisition
and Legal Considerations
Process
The site is for sale via informal tender. Offers are invited for the Freehold of the site with vacant possession. Offers invited on a subject to planning basis.
Costs
Each party is to be responsible for their own legal costs, surveyor’s fees and any other costs incurred in the transaction.
Viewings
The site can be easily viewed from the public highway.
VAT
Land at Oundle Road has been elected for VAT which will be chargeable on the sale price.
Additional Information
A Data Room is available on request, including indicative designs and relevant legal information. Please contact Knight Frank for access and further information.
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.
Julie Doherty
jad@muller-property.co.uk
01270 824265
Mandip Bhogal | Partner, Healthcare
mandip.bhogal@knightfrank.com
02038 694 702 | 07966 266 473
Joe Brame | Senior Analyst, Healthcare
joe.brame@knightfrank.com
020 8106 1366 | 07811 035 403
Julie Doherty
jad@muller-property.co.uk
01270 824 265
Contact us to get more information on the Hallatrow Road site.
Julie Doherty
jad@muller-property.co.uk
01270 824265
Important Notice
1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s).
2. Photos/CGI’s etc: The photographs show only certain parts of the property as they appeared at the time they were taken/created. Areas, measurements and distances given are approximate only.
3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct.
4. VAT: The VAT position relating to the property may change without notice.
5. Option Agreement: Our client has an Option Agreement on this property which has not been exercised yet. Further details regarding the Option Agreement can be provided on request, which are to be checked by your own legal advisors.
6. Particulars dated September 2024. Design sketches dated September 2024 and subject to planning permission.
Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names
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