Four-child residential care home at 84 Gorsty Hill Road, Rowley Regis

What was proposed

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

“DC/25/71112 Application Description Proposed change of use from residential dwelling to residential care home for up to 4 No. young people. Application Received 14 October 2025 Application Address 84 Gorsty Hill Road, Rowley Regis B65 0HA Report Author…”

“Application Details 6.1 The applicant proposes to change the use of the dwelling to a residential care home for up to four children aged between seven and 17. The applicant is a care provider who provides placements for children who are unable to live safely in their current environment. The submitted Statement of Purpose states that there would be two staff members and the registered manager at the property daily. The shift handovers would be at 10am every 48 hours.”

Officer report

The site

The site is a three-storey, four-bedroom detached dwelling in a residential area, with four off-street parking spaces proposed.

“The Application Site 5.1 The application property is a three storey (inclusive of basement level), four bedroom detached dwelling situated on the west side of Gorsty Hill Road. The character of the surrounding area is residential. Planning History None relevant.”

Officer report

Officers’ recommendation

Officers recommended approval because the proposal would be acceptable in the location, protect neighbours and accord with the specific-needs housing policy.

“Application Summary 1.1 The application is being reported to Planning Committee because five material planning objections have been received. To assist members with site context, a link to Google Maps is provided below: Gorsty Hill Road, Rowley Regis 2. Recommendations That planning permission is granted subject to the following conditions relating to:”

“Reasons for the recommendation and conditions The proposed change of use would be acceptable in this location and would not harm the living conditions of neighbouring occupiers, with regard to traffic movements, highway safety, noise and disturbance. The proposal would accord with policy SAD H4 of the Site Allocations and Delivery Development Plan Document which seeks to ensure that proposals for housing for people with specific needs are compatible with adjacent uses.”

Officer report

Main planning issues

The assessment considered traffic, parking, highway safety, noise, disturbance, antisocial behaviour and compatibility with the residential area.

“Key Considerations 4.1 The site is not allocated in the development plan. Material planning considerations (MPCs) are matters that can and should be taken into account when making planning decisions. By law, planning decisions should be made in accordance with the development plan unless MPCs indicate otherwise. This means that if enough MPCs weigh in favour of a development, it should be approved even if it conflicts with a local planning policy.”

“The material planning considerations which are relevant to this application are: • Government policy (NPPF) • Highways considerations - traffic generation, access, highway safety, parking and servicing • Environmental concerns – noise and general disturbance • Antisocial behaviour…”

Officer report

Consultation responses

Highways, Pollution Control, Police and the Canal and River Trust raised no objection, subject to management, parking and access arrangements where specified.

“Highways No objection subject to a condition requiring the provision and retention of parking and a drop kerb.”

“Pollution Control (noise) No objection subject to submission of a noise management plan by condition. Noise impact can be incorporated into a general management plan required by condition. The officer also recommends an additional condition restricting the hours of internal conversion works. As the property is detached and limited internal work is proposed, I do not consider this to be a reasonable condition in this instance.”

Officer report

Residents’ concerns

Five objections raised concerns about parking, highway safety, noise, disturbance, antisocial behaviour and insufficient information.

“Publicity The application has been publicised by 35 neighbour notification letters and by site notice. Five objections have been received and are summarised below: i) Insufficient parking and highway safety issues; ii) Concerns regarding increased noise and disturbance; iii) Potential for anti-social behaviour; and iv) Lack of information.”

“The impact on property values has also been raised; however, this is not a material planning consideration.”

Officer report

Who spoke

The applicant described relevant care-home experience, adequate parking, professional management and a safe environment for vulnerable children; no objectors attended.

Members’ view

Members were minded to approve the application subject to the recommended conditions.

“Members were minded to approve the application, subject to the conditions recommended by the Executive Director-Place.”

Minutes

The committee’s decision

The committee approved the change of use subject to management, parking, vehicle crossover, occupancy and parking-gradient conditions.

“Resolved that Planning Application DC/25/71112 – 84 Gorsty Hill Road, Rowley Regis B65 0HA (proposed change of use from residential dwelling to residential care home for up to 4 No. young people) is approved subject to the conditions relating to:-”

“(1) management plan; (2) front boundary wall removed, parking laid out and retained; (3) vehicle crossover; (4) the premises shall be used only as a residential home for four children and for no other purpose (including any other use falling within Class C2 of the Order) but may revert back toC3 (dwellinghouses) on cessation of the C2 use; (5) before the development is brought into use a cross-section plan showing the gradient of the parking area shall be submitted and…”

Minutes