Children’s home at 87 Cooks Spinney, Harlow

The proposal

Permission was sought to change one dwelling into a children’s care home for three children aged 11 to 18.

“The proposal seeks permission for the change of use from a single dwellinghouse (Use Class C3) to a children’s care home (Use Class C2). It is considered acceptable in terms of character and appearance, residential amenity and parking/highways considerations. It complies with the relevant policies within the Local Plan and supplementary documents and is recommended for approval accordingly, subject to the imposition of appropriate conditions.”

“This application seeks full planning permission for the change of use from a single dwellinghouse (Class C3) to a children’s care home (Class C2). It would facilitate the provision of residential accommodation for three children aged between 11 and 18.”

Officer report

The site

The property is an end-terrace home in a residential cul-de-sac, with no off-street parking and open green space to the front.

“The application site relates to No. Cooks Spinney, a two-storey, end-of-terrace dwellinghouse located within a residential area of Mark Hall South. It shares a boundary to the south with No. 88 and an alleyway to the north. The site is not located within a conservation area, or within the setting of listed buildings.”

“The property is at the end of a cul-de-sac with no off-street parking and storage of waste to the front of the property. Fronting the property is an area of open green space.”

Officer report

How the proposal was assessed

The assessment considered the principle of development, character, residential amenity, parking and highway safety.

“The key planning matters assessed in the determination of this application are as follows:”

“Principle of Development • Character & Appearance • Residential Amenity • Parking & Highway Safety…”

Officer report

What consultees said

Children’s services supported the proposal, highways raised no objection with cycle parking, and environmental health raised no objection subject to noise controls.

“No objection subject to a cycle parking condition.”

“No objection, subject to the submission of an internal noise scheme and management plan as condition.”

Officer report

What residents said

Eight objections raised concerns about parking, noise, disturbance, privacy, security, character, previous problems and firefighting water supplies.

“- Amenity: noise generation; disturbance; loss of security; loss of privacy; change of use neighbour’s enjoyment of their property; impact on general wellbeing…”

“- Essex County Fire and Rescue Service published 14 July states that additional water supplies for firefighting pruposes may be required and that the applicant is urged to contact Water Services at ECFRS headquareters. Planning committee should be provided with evidence this request has been complied with.”

Officer report

Who spoke

Two objectors and the applicant addressed the committee.

The committee decision

The committee granted planning permission subject to the conditions in the officer’s report.

“Representations were heard from two objectors and the applicant.”

“RESOLVED that planning permission be GRANTED subject to the condition’s in the Officer’s report.”

Minutes

The planning conditions

The permission limits the home to three children aged 11 to 18 and requires noise, management and cycle parking measures.

“The children's home hereby permitted shall be occupied by no more than three children at any one time, who shall be between the ages of 11 and 18 only. REASON: To ensure the occupation of the children's home is in accordance with the details as assessed by the Local Planning Authority and in the interests of the amenity of neighbouring properties and the wider locality.”

“Prior to its first-use as a children’s care home, a Noise Management Plan (NMP) shall be submitted to and approved in writing by the Local Planning Authority. This plan should address potential noise issues by establishing clear guidelines for staff, children, visitors, ingress, and egress to the premises, the implementation of noise…”

Officer report