Four-child children’s home at 1a Forde House, Forde Avenue, Bromley

What was proposed

The application sought to convert a dwelling into a four-bedroom children’s home for four children aged 12 to 16.‌

“Proposal Change of use of existing 3-bed dwellinghouse (Class C3) to a 4- bedroom Children’s Home (Class C2) accommodating four children aged 12-16yrs. Applicant [name withheld]…”

Officer report

The site and its setting

The property is a two-storey detached dwelling reached by an existing track from Forde Avenue, with parking at the front and a small rear garden.‌

“The application property is a two storey detached dwelling which is located on land to the rear of residential properties on Palace View, Forde Avenue and Murray Avenue. The site has a small rear garden with parking to the front.”

“Access to the site is via an existing track off Forde Avenue that also provides rear access to a number of properties on Forde Avenue and Palace View. A similar rear access track to properties on Murray Avenue adjoins the site. The immediate surrounding area is generally characterised by two storey terraced properties with long and narrow rear gardens.”

Officer report

Earlier planning history

Permission was granted on appeal in 2016 for a three-bedroom bungalow, followed by later applications concerning amendments and conditions.‌

“A minor material amendment application was approved in September 2023 under application ref: 15/03833/RECON for a material amendment under Section 73 of the Town and Country Planning Act 1990 to allow variation of condition 2 (approved plans) 2 of planning application ref: 15/03833/FULL1 (granted on appeal for erection of a three bedroom bungalow at land to the rear of 91 Palace View) to allow alterations to the approved plans to include installation of a rear facing…”

“Planning permission was granted in June 2016 on appeal for a proposed three bedroom bungalow under application ref: 15/03833/FULL1.”

Officer report

Why officers recommended approval

Officers considered the proposal would provide needed care accommodation, retain a residential appearance, and avoid significant traffic, parking or amenity harm.‌

“The proposed development would provide a children's residential care home for up to 4 children between the ages of 12-16 years old, and it would therefore contribute towards the supply of children's care housing within the Borough which is considered a benefit of the scheme.”

Officer report

Consultation responses

Highways and other consultees raised no objections, while five recorded objections concerned access, housing, suitability, parking, noise, privacy and security.‌

“In terms of car parking, the site can accommodate up to four vehicles within its curtilage. The proposed development is not expected to generate a materially greater level of parking demand or vehicle trips when compared with the existing residential use. On this basis, no objection is raised in relation to parking provision.”

“- Use of the outdoor areas would result in increased noise and loss of privacy to neighbouring properties - Potential anti-social behaviour at the property - Security lighting may impact on neighbouring properties - Insufficient information submitted regarding staffing ratios, site security, and how the safety of both residents and neighbours will be managed.”

Officer report

Who spoke

The applicant supported the proposal, while the visiting ward councillor objected to the site’s access, utilities, scale, noise and suitability.‌

Members’ discussion

Members recognised the concerns but considered conditions, regulatory checks and the borough’s need for care homes supported approval.‌

“During discussions members agreed that they acknowledged and understood the concerns raised regarding the proposed change of use application bef ore them. It was felt that no proposed site would be an ideal setting, but some of the concerns could be overcome by setting certain conditions if approval was granted. It was felt that shared bathroom facilities would be acceptable and the proposed site appeared overall to be safe for children.”

Minutes

Conditions and added matters

The decision included controls on parking, occupants, use and management, with delegated authority for further measures on lighting, rainwater and electric vehicle charging.‌

“Standard time limit of 3 years 2. Standard compliance with approved plans 3. Car parking retained 4. Limit number and age of occupants 5. Limit use to residential children’s care home 6. Management Plan…”

“And delegated authority be given to the Assistant Director: Planning & Building Control to make variations to the conditions and to add any other planning condition(s) as considered necessary.”

Officer report