Children’s residential home at 181 Teagues Crescent, Trench, Telford

What was proposed

The application sought to change a five-bedroom dwelling into a home for up to two young people aged eight to eighteen, with no external alterations.

“This application seeks full planning permission for the Change-of-Use from Residential Dwelling (Use Class C3) to a small Children’s Residential Care Home for up to two young persons (Use Class C2).”

“The proposed Care Home will provide a home for two young persons between the ages of eight (8) and eighteen (18) under the care of two full-time staff members and one manager, in a safe and secure environment. The proposed…”

Officer report

The site and surroundings

The detached home is in an urban residential area, with parking, private amenity space, schools, services and public facilities nearby.

“In terms of the context, the host dwelling is located within the urban area of Telford, surrounded by other residential properties. The character of the surrounding area is generally that of housing, consisting of a mix of detached and semi-detached properties.”

“The site to which the change of use relates comprises a spacious 2-storey, five-bedroom detached dwelling with parking and ample private amenity space. The application site is located approximately 3.6 miles from Telford Town Centre and near to other local centres; public amenity areas, schools and other facilities are also available nearby.”

Officer report

Why officers recommended approval

Officers considered the proposal suitable in principle, well designed, sustainable, acceptable for neighbours and compliant with planning policies.

“The application site is situated within the Built up Area of Telford, and is considered to be a sustainable location. The site is approximately 0.4 miles from local shops and services, 0.2 miles from Teagues Bridge Primary School, 0.5 miles from Saint Luke’s Catholic Primary School and 1.3 miles from Telford Priory School. As such, the siting of the proposal is considered appropriate.”

“Whilst the proposed development will offer a level of on-site care (as set out in the Planning Statement and supporting information received), it is considered that the daily operation of the home will not prejudice or undermine the existing surrounding uses. It is considered therefore that the proposal accords with Policies BE1 and HO7 of the TWLP in relation to impact on neighbouring residential amenity.”

Officer report

Parking and traffic

The existing driveway could hold four cars, and officers considered staffing arrangements would avoid significant highway harm or on-street parking.

“As part of this submission the Applicant has provided a Site Plan demonstrating the on-site parking provision available at the application site. This includes adequate space for up to 4 cars to be accommodated on the existing driveway.”

“As such, given the size of the existing driveway, the number of staff change overs per day being limited and in recognition of the proposed development and staffing shift patterns presented in the Planning Statement and documents submitted, the level of traffic associated with the development is not considered to result in significantly detrimental harm to the surrounding highway network and will not result in any on street parking being required.”

Officer report

What consultees said

Highways and the Specialist Housing Team supported the proposal subject to conditions or raised no objection, while the parish council made no comment.

“- Appendix 4 of the TWLP requires C2 Uses to provide parking facilities at a rate of one per full-time staff member, and one space per 4- bedspaces. The proposal therefore exceeds the TWLP Parking Standards and the Local Highways Authority have raised no objection to the proposal subject to Condition(s) in respect of (i) compliance with the Planning Statement and documents submitted; and (ii) the car parking being laid out as proposed prior to occupation.”

Officer report

What residents said

Eight objections and two support letters were received, with concerns including noise, traffic, antisocial behaviour, character and property values.

“The Local Planning Authority (LPA) received 8 objections and 2 letters of support on the proposed scheme. The following summarised issues were raised in objection to the proposal:”

“- change the dynamic of the area; - quiet residential area – increased impact from noise; - sets a precedent for further businesses; - houses should not be sold to businesses; - previously been refused, what is the difference between first and second application; querying the consultation process undertaken; - queried the nature of the use, age of children, needs and whether the age group could change; - significant increase in vehicle movements, leading to highways safety…”

Officer report

Who spoke

No speakers were present at the meeting.

Members’ discussion

Some members supported children’s homes in the community, while others remained concerned about antisocial behaviour and residents’ concerns.

“During the debate some Members considered that due to the size of the property and the application being for up to two children and that no one had attended at the meeting to speak either for or against the application there was nothing negative to say, they were in favour of children’s homes in the community and the application was supported. Other Members did raise concerns in relation to antisocial behaviour and asked that the development allay the concerns of residents.”

Minutes

The vote

The committee approved the proposal by a majority vote.

“Upon being put to the vote it was by a majority:”

Minutes

The decision

Delegated authority was granted to issue planning permission subject to the report’s conditions.

“RESOLVED – that delegated authority be granted to the Development Management Service Delivery Manager to grant planning permission (with the authority to finalise any matter including Condition(s)) subject to the following:”

Minutes