Children’s residential care home at 101 Woodcroft, Harlow

What was proposed

The application sought to change a single dwellinghouse into a children’s care home for three children aged 10 to 17.

“The proposal seeks permission for the change of use from single dwellinghouse (Use Class C3) to 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 single dwellinghouse (Class C3) to children’s care home (Class C2). It would facilitate the provision of residential accommodation for three children aged between 10 and 17. The application follows the refused HW/LDCP/25/00240, which sought a Certificate of Lawful Use for the change of use from existing Use Class C3 (Dwellinghouse) to Use Class C2 (Children's Residential Care Home).”

Officer report

The site and surroundings

The site was a four-bedroom semi-detached dwelling in a residential area, with adjoining homes and playing fields to the east.

“The application site relates to No 101 Woodcroft, a semi-detached dwelling located within a residential area of Passmores. It shares a boundary to the north with No. 100 and one to the south with No. The site is not located within a conservation area, or within the setting of listed buildings. Spacious playing fields are to the east of the site.”

“The property has four bedrooms, one study (which can be used as a bedroom), enclosed private garden, a kitchen and living dining area.”

Officer report

Earlier application

An earlier application for a certificate of lawful use was refused because increased activity would amount to a material change of use.

“In this instance, it was considered that the increased comings and goings to the property would amount to a material change of use, thereby requiring planning permission.”

Officer report

The officers’ recommendation

Officers considered the proposal acceptable in principle, design, residential amenity and highway terms, and recommended approval subject to conditions.

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

“Policy H4 of the Local Plan (2020) relates to the loss of housing and seeks to resist the loss of buildings in residential use. Although of a different use class to a C3 dwelling house, the proposed children's home would still provide a residential function, albeit the children would likely be unrelated and receive care/support from adults who are not their parents.”

Officer report

Consultation responses

Children’s services supported the proposal, highways raised no objection, fire officers gave comments, and environmental health raised no objection subject to noise controls.

“Essex County Fire & Rescue Service have made comments relating to access, building regulations, water supply and sprinkler systems. These would be imposed as informatives should planning permission be granted.”

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

Officer report

Who spoke

Three objectors addressed the committee.

The committee’s decision

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

“Representations were heard from three objectors.”

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

Minutes

Conditions on the permission

The conditions limited the use to a children’s home for up to three children aged 10 to 17 and required noise and operational management plans.

“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 10 and 17 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 reduction measures such as double-glazing or sound insulated garden fences and contact points for any neighbourhood complaints.”

Officer report