Children’s home garage conversion at 71 Spring Road, Kempston, Bedford

The site and surroundings

The property is a children’s home in a residential street, with a double garage, hardstanding and four off-street parking spaces.

“The application site is located on the western side of Spring Road, Kempston. The property includes a double garage served by a hard surfaced access and parking area, providing four off street parking spaces. The plot is notably larger than many surrounding residential curtilages along Spring Road.”

“The proposal seeks planning permission for the conversion of the existing garage, including associated external alterations, to provide additional accommodation for the established children's home. The internal layout would comprise a Therapy/Sensory Room and a staff rest area with shower facilities.”

Officer report

Earlier applications and use

Earlier permissions established the children’s home use and limited occupancy to five children after previous concerns about parking, traffic and disturbance.

“The planning history for the site demonstrates a long established C2 use and a consistent pattern of decision making regarding occupancy, highway impacts and residential amenity. Application 18/00053/COU, submitted in February 2018, sought permission to change the use of the property from a residential dwelling to a residential assessment centre.”

“Application 23/01997/COU was then submitted to change the use of the existing C2 Family Assessment Centre to a C2 Children's Home. This application was approved by members at Planning Committee.”

Officer report

What officers recommended

Officers recommended approval because the works were modest, would preserve the street scene, and would not increase use, parking demand or disturbance.

“The proposal involves a modest garage conversion to enhance facilities within the existing C2 children's home. It does not increase resident or staff numbers and results in no intensification of use. The external changes are limited and preserve the character of the property and street scene. No harm arises in terms of amenity, parking, or highway safety, and no technical consultees object.”

“As the development complies with the Development Plan and raises no material harms, planning permission should be granted subject to conditions.”

Officer report

Consultees’ views

Highways and the scientific officer raised no objection, environmental health had no comments, waste services raised no objection, and the town council objected.

“Highways (Development Control) Officer No objection Kempston Town Council Objection Scientific Officer No objection Env Health & Trading Standards No comments to make…”

Officer report

Objections from neighbours

Two objections from one household raised concerns about intensification, external visitors, parking, traffic, disturbance, waste and management details.

“The application was publicised by way of neighbour notification letters in accordance with the requirements of Article 15(5) of the Town and Country Planning (Development Management Procedure) (England) Order 2015. Two objections have been received from the same household and the issues raised are summarised below.”

“Both objections highlight concerns about waste management:”

Officer report

Who spoke

The Senior Planner advised that there had been no updates since the report was published.

The committee’s decision

The committee resolved to grant permission in accordance with the recommendation of the Head of Planning and Building Control.

“That permission be granted in respect of the above application in accordance with the recommendation of the Head of Planning and Building Control.”

Minutes

Permission conditions

Permission included conditions on approved plans, implementation, external materials and restricting the therapy room to children residing at the home.

“The development hereby approved shall be carried out in accordance with the plans and documents listed on this notice, unless required otherwise by a separate planning condition of this permission. REASON: To provide certainty on what is being authorised by this permission. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission.”

“The therapy/sensory room hereby approved shall be used solely by the children residing at 71 Spring Road and shall not be used by any external service users, visiting children, or members of the public. For the avoidance of doubt, the room shall not operate as an appointment based or visiting service facility.”

Officer report