Children’s home for two at 47 Birch Grove, Ashton-in-Makerfield, St Helens

What was proposed

The application sought to change a dwelling into a children’s home for two young people, with internal alterations and no external changes.

“The application is for the change of use from C3 dwelling to C2 children’s home for 2 no. children.”

“There would be internal layout alterations with the en-suite changed to an office used solely for the purposes of the children’s home. The ground floor of the property consists of a lounge/dining, kitchen, and conservatory. The first-floor has a bathroom, two children/young persons’ bedrooms, two staff bedrooms, and office. There would be no external changes to the property.”

Officer report

The site

The site is a detached two-storey house in an established residential area, with parking for at least two vehicles and nearby services and transport.

“The application site comprises of a modern detached two-storey property, positioned on a bend on the south side of Birch Grove. The property is positioned at the junction with Elm Avenue, which is a cul-de-sac. The application site is within an established residential area of Garswood amongst a mix of property styles. The site is bounded by other similar detached dwellings, whilst across the road are semi-detached properties.”

“To the front of the dwelling is a small grassed unfenced area and driveway, with in- curtilage parking for at least two vehicles. There is an integral garage attached to the property. The external fabric of the building consists of facing brickwork with Tudor style timber panels and uPVC windows, with interlocking concrete roof tiles. The property has been extended in the past with a conservatory to the rear of the property.”

Officer report

What officers recommended

Officers recommended approval because the location, residential amenity, parking and highway effects were considered acceptable.

“The application property is an existing dwellinghouse (Class C3) and the proposed use would result in a residential care home for the care of up to 2 no. young people (Class C2). The general principle of the change of use is compliant with Policy LPA01, in that the development would be located within a sustainable location, accessible to key services such as shops, areas of recreation and schools and public transport routes including Garswood Rail Station, are close to…”

“Accordingly, the proposed change of use to a residential care facility, when considered against the above Local Plan policies, is considered appropriate in principle, subject to an assessment of other material planning considerations as detailed below.”

Officer report

Main planning effects

Officers considered noise, activity, parking and vehicle movements comparable to a family home, with a complaints procedure secured by condition.

“Whilst a level of ‘domestic’ noise may be generated because of the change of use, it is not considered that this level of noise would be unduly different to that associated with the current use of the property.”

“Notwithstanding the above, Officers propose to attach a planning condition to secure the complaints procedures detailed in Planning Statement reference 141061-001, submitted by the applicant, to ensure it is fully implemented during operation as a children’s home. This document details the measures the applicant proposes to have in place to control and minimise any impact that the operation would have on the surrounding residents and area.”

Officer report

Consultees’ views

Highways, noise and children’s services officers raised no objections to the proposal.

“Highways Advisor (17.03.2025) – No objection raised. There would be three members of staff during the day and two members of staff at nighttime. There is parking for two vehicles off-street within the driveway and unrestricted parking along the frontage. Vehicular movements from the property are likely to be similar to those from a residential dwellinghouse.”

“Commissioning Manager (Children’s Services) (25.02.2025) – No objection raised.”

Officer report

Residents’ concerns

Eight objection letters raised concerns about consultation, privacy, parking, noise, crime, services, roads, property values and the children’s home model.

“This application has been advertised with neighbouring notification letters, and a site notice. Eight objection letters have been received as a result of the public consultation and are summarised as follows:”

“Lack of consultation on the application. • Loss of privacy. • Parking and highway issues. • Accountability of provider. • Noise and disturbance. • Lack of facilities for children. • Loss of Garswood library. • Condition of the roads. • Increased demand on local services. • Children are better served in a foster placement. • Loss of property value. • Anti-social behaviour/increase in crime. • No prior engagement with residents from the applicant.”

Officer report

Who spoke

The planning officer presented the application, and the applicant’s agent presented the applicant’s case.

The committee’s decision

Planning permission was granted subject to four conditions covering commencement, approved plans, operating procedures and a limit of two young people.

“Grant Planning Permission Subject to the following conditions:”

“The development hereby approved shall be carried out in accordance with details shown on the following plan references received by the Local Planning Authority on 01.03.2025: • SH02 (Proposed Plans and Elevations)”

Minutes