Children’s home conversion at 70 Hardwick Road, Wellingborough

What was proposed

The application sought to change two dwellings into one children’s home for three children and at least three staff during shifts.

“This application seeks planning permission for the change of use of two dwellings to a single children’s home unit (C2 Use Class) to accommodate care for three children and at least three members of staff on-site during a shift.”

Officer report

The site and its history

The site comprises two adjoining dwellings whose previous division, separate gardens, accesses and parking had been implemented.

“The application site consists of a large two storey 4 bedroomed dwelling (number 70 Hardwick Road) and an adjoining single storey 2 bedroomed dwelling (number 70a Hardwick Road). The single storey dwelling was originally constructed as an annexe to the larger dwelling and planning permission was granted in June 2024 under planning permission reference NW/23/00403/FUL to divide the properties and their gardens to become two separate dwellings with their own highway…”

“NW/23/00403/FUL Approved with conditions Division of house and annex to two separate dwellings (1x5 bed and 1x2 bed); subdivision of garden areas; creation of vehicle parking and turning areas and additional access to Hardwick Road 21.06.2024”

Officer report

The officers’ recommendation

Officers recommended approval because the proposal complied with relevant policies and was consistent with national planning guidance.

“The proposed development complies with the relevant development plan policies and is consistent with the provisions in the NPPF. In the absence of any material considerations of sufficient weight, it is recommended that the proposal be approved subject to conditions.”

“It is recommended that the application is APPROVED, subject to the conditions as set out in Section 11 of the published report.”

Officer report

Main planning issues

The assessment considered the use, design, neighbours’ living conditions, highways, parking, biodiversity and conditions.

“The key issues for consideration are: • Principle of development and material considerations; • Design, layout and the effect on the character and appearance of the surrounding area; • Living conditions of the neighbouring occupiers; • Effect/impact on highway safety in relation to the proposed access arrangement and parking provision; • Biodiversity net gain; and • Conditions.”

Officer report

What consultees said

The highways authority raised no safety or capacity objections, while waste officers advised that domestic collection would normally continue.

“The Waste Management Team has reviewed the proposal for the change of use from two C3 residential dwellings to a single C2 Children's Home. Waste storage, bin provision, and collection arrangements must comply with the North Northamptonshire Council Waste & Recycling Policy and operational requirements for residential and non-domestic properties.”

“Based on the proposed use, the property will continue to receive household (domestic) waste collection, unless additional non-domestic waste streams are generated by the operation of the Children's Home.”

Officer report

Who spoke

The agent addressed the committee after the officer presented the proposal, site, history, consultation responses and assessment.

Members’ discussion

Members considered the proposal a good use that would give children a family environment, while noting parking and rejecting expected effects on neighbours.

“For the purpose of debate and in accordance with the council’s constitution meeting procedure rules 19.2 and 19.21 the chair moved the recommendation that the application is approved subject to the conditions as detailed in the report. This was seconded by Councillor Brackenbury.”

“In summary the committee considered that this was good use of the two properties and it was pleasing to see them being brought into use for children enabling them to be brought into a family environment. There was plenty of off-street parking and the issues raised by objectors were noted but concerns about intensification of noise, vehicular movement, loss of privacy and overlooking were not expected to impact nearby properties.”

Minutes

The committee vote

The chair’s motion to approve the application with the report’s conditions was seconded and carried.

“The chair invited members to vote, and the motion was declared carried.”

Minutes

The decision

The committee approved the application subject to the conditions contained in the report.

“RESOLVED that the application be approved, subject to the conditions contained within the report.”

Minutes