Children's care home at 2 Swallow Close, Carrbrook, Stalybridge

What was proposed

The application sought to change a dwelling into a children’s residential care home for up to three children, with internal alterations and limited external works.

“Proposal: Change of use from dwellinghouse (Class C3) to children’s residential care home (Class C2) for up to 3 children.”

“The application seeks planning permission for the change of use of the property from a residential dwellinghouse (Use Class C3) to a children’s care home (Use Class C2) to accommodate up to 3 children.”

Officer report

The site and surroundings

The site is a two-storey detached house in an established residential cul-de-sac, with a primary school immediately behind it.

“The site contains a 2 storey, detached residential dwellinghouse. The site is located on the south-eastern side of Swallow Close. The property currently comprises 4 bedrooms, and office and bathrooms at first floor level, with living accommodation at ground floor level comprising lounge area, a dining room, conservatory and kitchen, along with downstairs toilet, utility room and double garage.”

“The surrounding area is an established residential area. Swallow Close is a cul-de-sac comprising detached residential properties on both sides. Immediately to the rear of the site is Buckton Vale Primary School. To the South of the site the property adjoins the rear boundary of No. Moorgate Road.”

Officer report

Earlier planning history

Earlier applications for a side window, conservatory and first-floor extension were granted in 2018, 2002 and 1993.

“18/00676/FUL – New side window and internal alterations. Granted 11/09/2018.”

“93/01263/FUL – Erection first floor extension over existing garage. Granted 03/09/1993.”

Officer report

What officers recommended

Officers recommended permission because the use would remain residential, operate at domestic scale, protect residential amenity and provide acceptable parking and highway conditions.

“The site currently falls under Use Class C3 (residential dwelling) and is situated within a residential area. The proposal seeks to change the use of the dwelling to a children's care home, which falls under Use Class C2 of the Use Classes Order. Although this constitutes a change in the nature of occupation, it would remain a residential use within a residential environment.”

“Small children’s homes operate at a domestic scale comparable to that of a family household, particularly where occupancy is capped and where there are limited external alterations. Although staff will be present, there would be no visible commercial activity or features that would undermine the residential character of the area. Provided amenity and highway considerations are satisfied, such uses are entirely compatible with residential settings.”

Officer report

Amenity and highway effects

The assessment found no significant disturbance, loss of privacy or unacceptable highway impact, with three driveway spaces and one garage space retained.

“The proposed development makes full use of the existing in-curtilage parking arrangements. Three parking spaces would be provided on the driveway, with a further space accommodated within the reconfigured internal garage, giving a total of four on-site parking spaces. Staff will operate on a 24 hour shift rota, with shift handovers occurring daily between 12.00 and 12.30.”

“This reflects a consistent body of Planning Inspectorate appeal decisions which confirm that small children’s homes (typically up to 3 children) do not generate materially greater parking or traffic demand than a standard typical family household where appropriate on-site parking is provided. A condition will be imposed to ensure that the 4 parking spaces are retained and available at all times.”

Officer report

Consultee comments

Consultees raised no objections on contamination, environmental health, policing or highways, while waste officers requested a trade waste contract.

“Environmental Health – No objection. Condition recommended relating to construction hours for any works.”

“Waste – Comment - A trade waste contract needs to be in place for the removal of waste.”

Officer report

Objections from residents

Ninety-five objections raised concerns about the use, traffic, parking, disturbance, community safety, boundary changes and the nearby primary school.

“The children will take up places at local school which local children are entitled to • Carrbrook is a village with no amenities for young/teenage children • Approval of this change of use would set a precedent for conversion of other dwellings • A temporary permission, as mentioned by GMP, would create uncertainty for residents • Change of classification to C2(a) means it could be used for any secure residential institution • Level of activity is materially different from…”

“Highway/Road Issues • Layout of the cul-de-sac cannot accept the increased activity • Additional parking pressure on already limited on street parking • Additional vehicle movements will have a disruptive impact on amenity of existing residents • Significant congestion at school drop off and pick up will be exacerbated by additional traffic • Road is narrow and is not two lanes wide • Poor pedestrian access on the cul-de-sac due to school traffic • Harm to highway safety and…”

Officer report

Who spoke

A speaker addressed the Panel against the application and another speaker addressed it in support.

The committee decision

The Panel granted planning permission subject to conditions.

“26.00026.FUL - 2 Swallow Close, Carrbrook, Stalybridge, Tameside, SK15 3LU Proposed Development Change of use from dwellinghouse (Class C3) to children’s residential care home (Class C2) for up to 3 children. [name withheld] addressed the Panel in objection to the application. [name withheld] addressed the Panel in support of the application. Decision RESOLVED – That planning permission be granted subject to conditions.”

Minutes