Children's care home at 219 Walkwood Road, Redditch

What was proposed

The application sought to change a dwelling into a care home for up to three children, with garage conversion and other alterations.

“Change of use of existing dwelling (Use Class C3) to a Children's Care Home (maximum of 3 children) (Use Class C2); conversion of existing garage; 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 children would be between 5-17 years old and would have emotional and behavioural difficulties, assessed as low to medium risk.”

Officer report

The site and surroundings

The site is a four-bedroom detached house in a residential urban area, with front parking, rear garden, nearby homes, bus services and local facilities.

“The application site is a 4-bedroomed detached dwelling which lies on the southern side of Walkwood Road. It is located within the urban area of Redditch, indicated as white land on the proposals map and is predominantly residential in character, although Windmill Community Centre lies a short distance to the south-east of the site. There are a mixture of house types in the area.”

“Vehicular access to the site is off Walkwood Road and there is a large parking area to the front of the site, with the garden of the property positioned at the rear. There is additional on-street parking available in the vicinity. The site is in close proximity to a bus stop and the nearest shops and services lie in Crabbs Cross, approximately 850 metres (a 13 minute walk) from the site.”

Officer report

Consultation responses

Highways and noise consultees raised no objections, while 24 individuals objected and a petition with 34 signatures was submitted.

“Worcestershire County Council Highways Worcestershire County Council Highways have confirmed that they have no objections to the proposal subject to conditions. They note that there would be 3 staff providing one-to- one care to the children in addition to a registered manager during weekday working hours, however a total of 4 parking spaces would be available to serve the development.”

“Public Consultation Response 4 neighbour letters were sent in relation to this application and letters of objection from 24 individuals were received in response. A petition including 34 names and signatures was also received in objection to the application (some of the people named on the petition also submitted separate letters of objection).”

Officer report

Residents’ concerns

Objections covered residential character, traffic, parking, noise, safety, security, suitability, information, waste, infrastructure and housing supply.

“Highway safety, traffic and parking • Residential amenity impacts (noise and disturbance) • Safety, security and potential for anti-social behaviour • Unsuitability of property • Insufficient information • Waste and servicing capacity • Impact to local infrastructure • Loss of dwelling to local housing supply • Inaccuracy of proposal description (proposed use is C2A secure residential institution rather than C2 residential institution)”

Officer report

Who spoke

Three local residents spoke against the application and a representative for the applicant spoke in support.

Members’ debate

Members discussed the existing flat roof as a potential escape route and considered residents’ concerns, but found no material planning reason to refuse.

“Members noted that the flat roof detailed in the report was a potential means of escape and was highlighted as a concern, however, they appreciated that it was an existing feature and was an operational risk of the site and would need to be monitored by the management staff.”

“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. Therefore, without a Material Planning reason, nor a valid objection from suitable Consultees such as the County Highways, they did not see cause to refuse the application. On being put to the vote it was:”

Minutes