Children's home at 241 Fold Croft, Harlow

What was proposed

The application sought to change a single dwelling into a children’s care home for three children aged 10 to 17, with no external alterations.

“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 accordingly recommended for approval, 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 10 and 17.”

Officer report

The site

The site was a mid-terrace dwelling in a residential area, adjoining two other homes and outside a conservation area or listed-building setting.

“The application site relates to No. Fold Croft, a mid-terrace dwellinghouse located within a residential area of the Little Parndon and Town Centre ward. It shares a boundary to the west with No. 240 and one to the east with No. 242.The site is not located within a conservation area, or within the setting of listed buildings.”

Officer report

Planning history

The property previously received permission for a loft conversion in 2005.

“Loft Conversion Granted Planning Permission 09.05.2005 .”

Officer report

Why officers supported it

Officers considered the care home remained residential in function, addressed a need for children’s placements and could return to family housing when the care use ended.

“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. As the proposed change of use would see one form of housing substituted for another (remaining under Use Class C), it is thus considered consistent with policy H4.”

“The supporting statement explains the rising demand for child support services and the application includes an expression of support from the Essex County Council Placement Services – Children’s Residential Care Strategy Team, who state there is a need for additional children’s homes to increase the sufficiency of local residential placements.”

Officer report

Consultation responses

Children’s services supported the proposal, highways raised no objection, fire services provided comments, and environmental health sought 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

Residents’ objections

Ten representations objected on parking, highway safety, noise, disturbance, security, wellbeing, neighbourhood character, community integration and the home’s suitability.

“- Parking/Highway Safety: will exacerbate local parking stress (staff changeovers, external visitors; professional visits, delivery/servicing); congestion; access issues for emergency services; impact mobility for wheelchair users and pushchairs;”

“- Amenity: noise generation; disturbance; loss of security; impact on general wellbeing…”

Officer report

Who spoke

An objector addressed the committee.

The committee vote

The committee resolved to refuse planning permission.

“RESOLVED that planning permission be REFUSED the following reasons:”

“A The proposed change of use of the existing dwellinghouse (Use Class C3) into a children's care home (Use Class C2) would not facilitate a net gain in residential accommodation, or redevelopment at a higher density. It is therefore contrary to policy H4 (a) of the Harlow Local Development Plan, December 2020.”

Minutes