Children’s care home at 15 Neighbrook Close, Redditch

What was proposed

The application sought to change a dwelling into a children’s care home for up to three children, with 24-hour staffing and no external alterations.

“The application seeks the change of use of the property from a C3 dwelling to a C2 residential institution to allow full-time care for up to 3 children. The supporting information states that the children would be between 8-17 years old and would have emotional and behavioural difficulties or other specific needs.”

“The home would provide 24-hour staffing and whilst not a planning matter, the supporting information confirms that the care service would be operated by Hingua Homes a registered care provider and the service would be regulated by Ofsted.”

Officer report

The site

The site is a detached four-bedroom house in a residential cul-de-sac, with existing parking, a rear garden, and nearby services and public transport.

“The application site is a detached, four-bedroom dwelling fronting onto the turning head of a cul de sac in a residential area in the Webheath neighbourhood of Redditch. The area is residential and the neighbouring properties are all of a similar scale and design to the application property.”

“The site is in close proximity to a bus stop on Springvale Road and the shop, recreation ground and other facilities within Webheath are within walking distance of the site.”

Officer report

Earlier site history

A previous application for extensions and an additional bedroom was granted in April 2024.

“First floor side extension providing an additional bedroom with an en-suite over the existing garage & ground floor extension, together with single storey rear kitchen/dining/family room extension with mono pitch roof Granted 18.04.2024”

Officer report

What officers recommended

Officers recommended approval because the location was sustainable and the use would not cause unacceptable character, amenity or highway impacts.

“Principle of Development The application site is located within the Webheath and Callow Hill ward, within an urban area of Redditch, which is defined in Policy 2 of the Borough of Redditch Local Plan no. 4 (BoRLP4) as a sustainable location for development.”

“The proposal would result in the loss of 1 C3 dwelling but would provide care and a place of residence for up to 3 children. Officers consider that care residences, in the same way as C3 dwellinghouses, should be in sustainable locations offering occupiers good access to local services such as schools. In this regard the principle of development is considered acceptable.”

Officer report

The main planning issues

Officers considered the staffing pattern a material change of use, but found the scale, parking and expected activity acceptable with conditions.

“Notwithstanding the above, it should further be noted that a change of use from C3 to C2 may not amount to a material change of use that requires planning permission. If there is no material difference in activity to that of a dwellinghouse, and no greater level of disturbance or amenity impact, then no material change of use has occurred. The issue will ultimately be a matter of fact and degree in each individual case.”

“Whilst there would be staff on duty 24 hours a day and 7 days a week, there would be no staff living at the property. Staff would therefore operate on a shift pattern basis, with day shifts taking place between 8am-10pm and night shifts operating between 9:30pm- 8:30am. The comings and goings arising from the proposed shift pattern and changeover of staff would have a material impact to character.”

Officer report

Consultation responses

Highways and noise consultees raised no objections, while 14 individuals objected over noise, parking, safety, character, location and loss of housing.

“Worcestershire County Council Highways No objection subject to conditions. They note that cycle parking can be provided within the retained garage and recommend conditions requiring the laying out of the access, and proposed 4 parking spaces.”

“Parking pressure, parking is already limited and used by local schools • Highway and pedestrian safety • Character of the area - operational activity would lead to an over intensification of use • Suitability of the location – limited access to bus services and facilities • Loss of a family dwelling…”

Officer report

Who spoke

Two local residents spoke against the application, another resident’s statement was read out, and the applicant’s agent and care home manager spoke in support.

Members’ discussion

Members acknowledged residents’ concerns but considered that handover periods and other concerns did not provide a material planning reason for refusal.

“That 24 letters were sent to nearby properties as part of the consultation process which was above the statutory requirement of only informing adjacent properties. • That 4 parking spaces would be provided. It was recognised that there would be handover periods where there may be more carers on site. However, this was deemed not to be a suitable reason to refuse the application. • There was expected to be no impact on local wildlife which included bats.”

“Although Members sympathised with the residents and the impact that they would experience as part of the development, they saw no material planning reason to refuse the application. Members expressed the opinion that although they may not entirely agree with the application, without a valid objection from suitable Consultees such as the County Highways, nor a material planning reason to refuse, they should support the application. Therefore, on being put to the vote it was…”

Minutes

The committee vote

The committee put the application to the vote after debating the officers’ recommendation for approval.

“Members then debated the application which officers had recommended for approval.”

Minutes

The conditions

The permission limited the home to three children and required the approved parking, access and cycle parking arrangements.

“4) The Development hereby approved shall not commence until the access and 4 car parking space provision shown on Site and Location Plans Job No. 25126_Drawing No. 02 have been provided. These areas shall thereafter be retained and kept available for their respective approved uses at all times.”

“5) The Development hereby permitted shall not be first occupied until sheltered, safe, secure and accessible cycle parking for 2 cycles have been provided on site. The cycle parking shall thereafter be kept available for the parking of bicycles only.”

Officer report