Children’s care home at 115 School Road, Ashford

Earlier planning history

Earlier applications covered extensions, a loft conversion and a previous children’s care home proposal that was withdrawn.

“Relevant Planning History 2.1 The site has the following planning history: 24/00783/HOU Proposed loft conversion including the installation of a rear facing dormer with 2 no. rooflights within the front roof slope to provide second floor of habitable accommodation (retrospective). Grant Unconditional 19.08.2024 23/01369/FUL Change of use from a dwelling (C3) to a children’s care home (C2).”

“Permitted Development Order 2015. 23/00598/HOU Erection of a first floor side extension and part two storey part single storey rear extension. Proposed garage conversion into a habitable space with the replacement of existing garage door with a new window opening and hipped roof over the existing part single storey front/side element. Grant Conditional 06.07.2023”

Officer report

What officers recommended

Officers recommended approval because they considered the use, appearance, living conditions, neighbouring amenity, parking and highway effects acceptable.

“The proposed use would not have an adverse impact on the character and appearance of the area, nor the residential amenity of adjoining properties. Furthermore, it is considered to provide an adequate level of amenity for future occupiers.”

“The proposal is therefore considered to be acceptable and is recommended for approval. Recommendation Approve the application subject to conditions.”

Officer report

Consultation responses

The Highway Authority and Surrey Police raised no objections, while other consultees either supported the need or had no comments or recommendations.

“Consultations 4.1 The following table shows those bodies consulted and their response. Statutory Consultees Consultee Comment County Highway Authority No objections on highway grounds, subject to conditions and informatives.”

“Non-Statutory Consultees Consultee Comment Surrey Police No objection - Refers to Secured by Design standards. Surrey Parenting Commissioning No objection - The proposed new home would support Surrey County Council’s Sufficiency Strategy 2025-2028. Environment Health - Contamination No comments, recommends informatives. Environmental Health Officer (Noise) No comments received up to date.”

Officer report

What people said

Five neighbouring properties objected over accessibility, character, parking, traffic, highway safety, noise, disturbance, antisocial behaviour and infrastructure.

“Reasons for objecting include:- - Needs to be designed to comply with Building Regulations Part M4(2): accessible and adaptable dwellings. - Out of character. - Limited on-street parking in the vicinity/Insufficient off-street parking. - Parking pressure. - Increased traffic.”

“- Highway safety concerns. - Noise and disturbance. - Anti-social behaviour. - No infrastructure to support a higher intensity use. In addition, a letter of representation has been submitted by the applicant, which raises the following points: - The property will be set up as a family-style home as per Ofsted. requirement. - One car will be used to transport children to school and other activities. - 24 hours a day supervision. - Operate as a single household.”

Officer report

Who spoke

The supporter highlighted regulation, staffing, parking, recreation, security and the Highway Authority’s position; the ward councillor’s concerns were read out.

What members debated

Members discussed garden space, Ofsted regulation, security, parking, vehicle concerns, whether the use resembled a six-person home and possible noise intensification.

“Debate: During the debate the following key issues were raised:”

“The outdoor recreational space appeared insufficient 2. The property provides more than double the minimum requirement of garden space. The security and operation of the site will be regulated by Ofsted. Concern about parking and vehicles on-site 5. The home would not be different than any other six-person home. Concern about the noise and disturbance which would be an intensification of current use.”

Minutes

The committee decision

The committee approved the application, with changes to the conditions limiting residents and specifying the approved parking-plan drawing.

“The occupation of the children’s young adult's care home hereby permitted shall be limited to a maximum of 4 residents at any time.”

“The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans (drawing No. Revision A) for vehicles to be parked. Thereafter the parking area shall be retained and maintained for their designated purpose.”

Minutes