Children’s home at High Bank Nurseries, Belbroughton

What was proposed

The application proposed changing a four-bedroom dwelling into a children’s home for up to three children, with access alterations.

“[name withheld] of use from C3 use (Dwellinghouse) to C2 use (Residential Children Home) for up to 3 children with access alterations.”

“High Bank Nurseries, Quantry Lane Belbroughton Worcestershire DY9 9UU 04.08.2025 25/00562/FUL”

Officer report

The site and surroundings

The detached dwelling is in a rural location without nearby shops and amenities, although a bus stop is within acceptable walking distance.

“Site and Background The site is in a rural location of an unclassified road; the site has an existing vehicular access. Quantry Lane has footways, but no street lighting and no parking restrictions are in force in the vicinity along the lane. The site is not located within walking distance of amenities, a bus stop for service 147 is located on Farley Lane within acceptable walking distance.”

“The dwelling house itself is a detached 4-bedroom dwelling which is currently vacant and in an unkempt state with grounds to the rear which are overgrown. The dwelling itself sits within a suitable amount of amenity space to the front and side. The rear and side outdoor space is currently overgrown.”

Officer report

Earlier applications

An earlier certificate of lawfulness application for a children’s care home was refused, while alterations to the orangery were approved.

“Relevant Planning History 24/00745/CPL Proposed use children’s care home - use class C2 Refused: 19.02.2025”

“24/00385/FUL Proposal Rebuild existing orangery on same footprint to create a larger kitchen Approved: 16.01.2025”

Officer report

What officers recommended

Officers recommended approval because the use was acceptable in principle, highway impacts were acceptable, and noise and disturbance would not be unacceptable.

“Conclusion The proposed change of use from a dwellinghouse (Use Class C3) to a children’s home (Use Class C2) for up to 3 children between the ages of 8 – 17, in this detached dwelling, located in this rural area is considered acceptable in principle.”

“There are no outstanding objections from statutory consultees, and it is concluded that there are no issues of highway safety or severe road network impacts. There would likely be an intensification of activity at site; however, this is not considered to be so significantly adverse as to cause unacceptable noise and disturbance to residents.”

Officer report

What consultees said

Highways and noise consultees raised no objections, subject to highway-related conditions and acceptable parking, access and visibility.

“Worcestershire Highways - Bromsgrove No objections subject to conditions relating to: • Conformity with plans • Cycle parking • Access gates • Surfacing • Employment travel plan • In accordance WCC car parking standards this proposed development is recommended to provide 1 car parking space per member of staff (4 staff members) and 1 car parking space per 4 residents as a worst-case scenario (3 children).”

“Based on the analysis of the information submitted the Highway Authority concludes that there would not be a severe impact and therefore there are no justifiable grounds on which an objection could be maintained.”

Officer report

Who spoke

Local residents, the parish council, a ward member and the applicant’s planning agent addressed the committee.

Members’ debate

Members did not consider the dwelling comparison or location suitable refusal reasons, but supported adding an employment travel plan.

“Members expressed an opinion that they did not consider how a care home was fundamentally different from a dwelling when considering that a dwelling could also have four cars in it with a similar number of residents and impact on the highway network. Members expressed the same opinion regarding the sustainability of the location; therefore, they did not consider those to be suitable reasons to refuse the application.”

“Members questioned that Officers had taken the view that the employment travel plan requested by County Highways was unreasonable due to the small scale of proposal. Members commented that Bromsgrove had a climate emergency agenda and that there was a bus stop within a couple of hundred meters from the site which could be used, expressing the opinion that the cost would be negligible to the applicant and therefore would be a reasonable condition.”

Minutes

The committee’s decision

The committee approved the application, subject to the officer conditions and the added employment travel plan.

“On being put to the vote, with the recommendation including the amendment, as detailed in the preamble above, it was:”

“RESOLVED that having had regard to the development plan and to all other material considerations, the application be approved subject to the Conditions as detailed on pages 14 to 16 of the main agenda pack , and the amendment as detailed in the preamble above.”

Minutes