Four-child residential care home at 72 South Street, Armadale

What was proposed

The application sought to change a four-bedroom house into residential care accommodation for up to four young children, with staff present at all times.

“Change of use from house (Class 9) to residential care accommodation (Class 8) at 72 South Street, Armadale, EH48 3JS.”

“The proposal seeks to change the use of the existing dwelling to a care facility accommodating up to four young children on a long-term residential basis. The premises will be supervised at all times by two members of staff, along with a residential manager, including overnight cover. A total of five on-site parking spaces will be provided to support the use. The facility will operate in accordance with the regulations set by the Care Inspectorate. History…”

Officer report

The site and surroundings

The property is just outside the town centre, beside similar homes, with a bus stop outside and shops and amenities within walking distance.

“This application for change of use relates to a 4-bedroom detached property located just outwith the southern boundary of Armadale town centre. The dwelling comprises a kitchen, living room, office, two bedrooms, and two en-suite bathrooms on the ground floor, with two additional bedrooms, two en-suite bathrooms, and a study room on the first floor.”

Officer report

What officers recommended

Officers recommended permission because the use would fit the area, provide care for vulnerable children and avoid significant effects on neighbours, traffic or character.

“Impact on locality and traffic. The property at 72 South Street is located just outside the southern boundary of the Armadale town centre. It is bordered to the north and south by residential dwellings of similar size and construction. A bus stop is situated directly outside the property, and local shops and amenities are within walking distance.”

“Furthermore, staff movements to and from the property are expected to be minimal and will not give rise to any significant increase in traffic or pedestrian activity within the locality. Therefore, the character of the proposed use is compatible with adjacent land uses and will have no adverse impact on the amenity of the residential area. Further, this new care facility will provide essential support and care for vulnerable children in need. ASSESSMENT”

Officer report

Consultation responses

Council consultees raised no objections, while requesting ecology, access and construction conditions; health officials expected few additional patients.

“Consultee Objection? Comments Planning Response bats living within the property. WLC Flood Risk Management No The proposal is likely to have no bearing on the risk of flooding. Noted. WLC Roads & Transportation No Only the existing vehicle access on the town side shall be permitted. Closure of the south access is required. Noted. A condition will be applied. WLC Environmental Health No Construction conditions should be added to the decision notice.”

“West Lothian Health and Social Care Partnership No The number of expected additional patients is low, therefore there is no objection. Noted.”

Officer report

Residents’ objections

Ten representations raised concerns about noise, safety, traffic, parking, privacy, antisocial behaviour, vulnerable neighbours and insufficient operational information.

“Comments Response Loss of residential amenity and safety concerns. There will be professionals on site at all times to supervise the young residents. Existing issues with ani-social behaviour, vandalism and theft with potential for property damage. The statement is an assumption. There will be staff present on site at all times which should ensure that any impacts on neighbouring residents are minimal. Any criminal activities would need to be reported to Police Scotland.”

“Traffic, parking and road safety. There is sufficient on-site parking to accommodate the proposed use. Given the site's location on a busy street near the town centre, it is well-served by existing transport infrastructure. As such, the proposal is not expected to result in any detrimental impact on traffic flow or road safety.”

Officer report

Who spoke

A local resident spoke in support of objections, and the applicant spoke in support of the application.

The committee decision

The committee approved the report’s recommendation and granted planning permission subject to conditions.

“The committee considered a report (copies of which had been circulated) by the Head of Planning, Economic Development and Regeneration concerning an application as follows: Application No. Proposal Recommendation 0656/FUL/25 Change of use from house (class 9) to residential care accommodation (class 8), 72 South Street, Armadale Grant planning permission The committee then from [name withheld], a local resident, speak in support of his objections to the proposal.”

Minutes