Therapeutic children's home at 50 Wallace Road, Rochester

What was proposed

The application sought to change a residential dwelling into a therapeutic home for up to four young people aged 7 to 17.

“This application is for the change of use of residential dwelling (Use Class C3) to a therapeutic children's home (Use Class C2 Residential Institution) for up to 4 young people aged between 7 and 17 years.”

Officer report

The site

The extended semi-detached property has seven bedrooms, three parking spaces and an enclosed rear garden, with no external or internal alterations proposed.

“The application property is an extended semi-detached property on the corner of Wallace Road and Wilson Avenue. Currently the property comprises 2 bedrooms, a lounge and conservatory, a kitchen/diner, a wc and a utility room on the ground floor, with 3 bedrooms (1 of which has an ensuite) and a bathroom on the first floor and 2 bedrooms on the second floor.”

“There are 2 off road parking spaces within the front garden and 1 off road parking space to the rear accessed from Wilson Ave. The rear garden comprises a well enclosed private garden amenity area. The intention is to provide the children with a home that replicates a normal family environment.”

Officer report

Earlier planning history

A rear and side extension was approved in 2000, while a later extension and annexe proposal was withdrawn in 2024.

“MC/00/0670 Construction of a single storey rear and two storey side extension. Decision: Approved with Conditions Decided: 15.08.2000”

“MC/23/2716 Construction of a part two storey part first floor extension, dormer windows to front, installation of a roof light to rear and new canopy to front with associated external alterations to facilitate conversion of existing garage to annexe. Decision: Withdrawn Decided: 25.01.2024”

Officer report

Officers’ recommendation

Officers recommended approval because the proposal was acceptable in principle, design, residential amenity, future occupier amenity and highway terms.

“The proposal for a change of use from residential (Class C3) to children’s care home (Class C2) is considered acceptable in regard to the principle, design, residential and future occupier amenity, and highways and in accordance with policies H2 and H8 of the Local Plan, Policy T4 of the emerging Local Plan and paragraphs 61 and 63 of the NPPF. Accordingly, the application is acceptable and recommended for approval.”

Officer report

What residents said

Twenty-eight objections raised concerns about the location, crime, antisocial behaviour, noise, traffic, parking, community safety and the effect on the area.

“The application has been advertised on site and by individual neighbour notification to the owners/occupiers of neighbouring properties.”

“Twenty-eight Letters of objection have been received raising the following concerns: Unsuitable location Concerns in relation to crime Antisocial behaviour New company running the business. Impact on the area Noise impact and disturbance Increased traffic Parking Change in character of the area Impact on character and amenity Community safety Lack on operation details Increase levels of residents. Dangerous roads Impact on local residents/ mental health Previous use as HMO”

Officer report

Who presented the application

The Service Manager for Development Management presented the application to the committee.

Committee discussion

The committee discussed the application after considering the officer presentation and the planning assessment.

“The Committee discussed the planning application noting the officer presentation and the report.”

Minutes

The committee’s decision

The application was approved subject to conditions 1 to 5.

“APPROVED subject to conditions 1 to 5 as set out in the report for the reasons stated in the report.”

Minutes

Conditions applied

The conditions limited residents to four, required cycle parking and restricted the use to a therapeutic children’s home within Class C2.

“The children's home shall not be occupied until details of secure private cycle parking provision in the form of a secure cycle shed/storage have been submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be implemented in accordance with the approved details before the children's home is first occupied and shall thereafter be retained.”

“Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (as amended) and the Town and Country Planning (General Permitted Development) Order 2015 (as amended) or any order amending, revoking and re-enacting these Orders with or without modification the use hereby permitted shall be restricted to use for a therapeutic children's home and for no other purpose within Class C2.”

Officer report