Children's care home at Capeles, Capenhurst, Chester

What was proposed

The application sought to change a six-bedroom dwelling into a care home for up to four children or young people aged 8 to 18.

“This application seeks planning permission to use the property as a residential children’s home, on the basis that the proposed use falls within Use Class C2 – Residential Institutions (Residential accommodation and care to people in need of care, residential schools, colleges or training centres, hospitals, nursing homes), along with there being a material change of use.”

“The written statement published by Rachael Maclean, the Minister of State for Housing and Planning on 23rd May 2023 indicates that “‘Planning permission will not be required in all cases of development of a children’s home, including change of use from a dwellinghouse in Class C3 of the Use Classes Order 1987 where the children’s home remains within Class C3 or there is no material change of use to Class C2”.”

Officer report

The site

The detached bungalow is in Capenhurst, within the Green Belt and countryside, with dwellings nearby and fields and public open space around it.

“The site comprises an existing 6-bedroom detached residential bungalow. The property is sited on the northern side of Capenhurst Lane and forms part of the settlement of Capenhurst. The area around the site is characterised by dwellings of varying architectural form with fields to the north-west (rear) and public open space to the south-east (front).”

“The site is situated within the Green Belt and Countryside.”

Officer report

Earlier planning history

Previous planning history concerned extensions to the dwelling and was not considered relevant to this application.

“Relevant planning history 3.1 The is some planning history relating to previous extensions to the dwelling but none that is considered relevant to this case.”

Officer report

Officers’ recommendation

Officers recommended approval because the proposal was acceptable overall, with benefits from providing accommodation and no unacceptable material harm subject to conditions.

“There would be some economic benefit from the proposal, resulting from the employment of the staff. Further, the proposal is considered to be acceptable in respect of the impact upon residential amenity, biodiversity, highway safety and drainage.”

“On balance, the lack of material harm and the benefits of contributing to meeting the need for this type of accommodation are considered to outweigh the concerns about accessibility in this instance. Having regard to all material planning considerations, the proposal is considered to be acceptable subject to conditions. It is therefore recommended that the application be approved.”

Officer report

Access was the main concern

The site lacked good walking access to services and public transport, creating conflict with accessibility policies and reliance on private cars.

“Policy DM26 of LP2 stipulates that new specialist accommodation must be located with good accessibility to a range of existing services and facilities, and with good access to public transport. The explanation in paragraph 12.54 of Policy DM26”

“In light of the above assessment, the application site would not benefit from good access to a range of existing services, facilities and public transport links, by foot. Future occupants of the proposed use would therefore be heavily reliant upon the use of the private car to access everyday services and facilities. It is highly likely that further unsustainable trips would result from staff.”

Officer report

Consultees’ views

The parish council objected over highways, amenities, lighting, pavement and nearby hazards, while the highways officer raised no objection.

“Parish Council: Objection to the proposal on the ground of highways concern and lack of amenities, street lighting and pavement along that part of the road. There are also concerns that there would be easy access to pond and the railway bridges and track.”

“Highways Officer – The existing vehicular access arrangement is considered to provide satisfactory intervisibility along the section of 30 mph highway. Noting the amount of occupiers and staff, due to the nature of the proposed use, it is not expected that the development would result in a significant increase in visitors or activity particularly during peak traffic periods and it is not considered that the differences in terms of accessibility etc are so harmful as to make…”

Officer report

Residents’ views

Objections concerned traffic, noise, safety, drainage, flooding, biodiversity, services and the effect on the village, while one representation supported the proposal.

“A number of objections have been received, the grounds of which are summarised as follows: • There are concerns in respect of the suitability of the site for the proposed use given the lack of services and accessible public transport; • The proposed development is likely to significantly increase vehicle movements at all hours, due to staff shift changes, visiting professionals, and service vehicles and additional parking demand could create further hazards for residents and…”

“Capenhurst is a quiet, predominantly residential village with a high proportion of elderly residents. Introducing an institutional facility would fundamentally alter the character of the street, increasing noise, comings and goings, and reducing the peaceful enjoyment of neighbouring homes; • Sensitive facilities nearby such as the school, children's nursery and an elderly care home and the increased traffic and activity could heighten safety risks for both young children…”

Officer report

Who spoke

The agent spoke, and a written statement from the absent ward member was read to the committee.

Members’ questions

Members asked about access, highways safety, drainage, lighting, train services and safe routes between the site and local facilities.

“Members raised concerns over the site access, referencing transport routes and highways safety • Could clarity be provided regarding the potential increase in drainage and any foul water • How much street lighting was present in the distance between the site and the local Capenhurst railway station.”

“Officers responded as follows • The DM26 policy (specialist accommodation reported, the site does not have good access to the accessibility and services • There was to be no anticipated significant increase in foul drainage and current arrangements would remain in place • There was some street lighting present, however parts of the route from the station to the house did not have a streetlight covering • Capenhurst station would have two trains per every hour, running on the…”

Minutes