Children's care home at 48 Charnwood Avenue, Northampton

What was proposed

The application sought to convert a dwelling into a children’s care home, with a rear rooflight and facilities for children and staff.

“Development: Conversion of dwelling house (use class C3) into children home (use class C2) with insertion of rear rooflight…”

“The proposed development is for the change of use of a C3 dwelling to a C2 children’s care home for two occupants between the ages of 7 and 17. The children will be supported by a registered manager 9am – 5pm Monday to Friday, and up to two support staff members with shift patterns of 8am – 8pm and 8pm – 8am thus providing 24hr care. The proposal also includes the repurposing of the outbuilding into a sensory room and an adapted bathroom with a jacuzzi.”

Officer report

The site and surroundings

The site is on Charnwood Avenue in Headlands, with off-street parking, a detached outbuilding and rear amenity space containing large trees.

“The site is located within the Headlands area of Northampton. The site is located on Charnwood Avenue which is a relatively circular road that connects to Booth Lane South, Fir Tree Walk and Ashley Way giving it a secondary nature with a reasonable amount of vehicular movement. The site itself has a northwest – southeast orientation with off street parking located to the northwest of the main dwelling. To the rear of the dwelling is a sizeable, detached outbuilding.”

Officer report

Earlier planning history

An earlier application for a porch over the side entrance was approved.

“The following planning history is considered relevant to the current proposal:”

“N/2008/0520 - Erection of porch over main entrance on side of property. – Approved…”

Officer report

Consultees and objections

Police and highways raised no objections, while 23 letters objected over noise, parking, highway safety, character, drainage and loss of a family home.

“Northants Police, Fire and Rescue – Designing Out Crime Officer Comment Northants Police is pleased to note the very comprehensive documentation provided in response to previous concerns raised. The applicant has demonstrated that the requirements identified for a premise of this nature have been met. Secure storage should be provided for children's records and this should be provided in the roof space in the staff lounge area. No further comments.”

“Out of Character • Increase in noise and disturbance caused by more comings and goings • Additional Parking Stress • Highway Safety • Flood Risk • Drainage • Loss of a family home • Commercial type use • Intensity of use materially differs from nearby uses • Cumulative impact of the rear roof light • Inadequate community consultation • Construction works prior to approval • Emergency Vehicle access • Impact on nearby residents’ wellbeing • Potential increase in Anti Social…”

Officer report

Who spoke

A representative and a local resident spoke against the application, and a ward councillor’s written objection was read to the committee.

The decision and reasons

The application was refused because increased activity would harm neighbouring amenity and the quiet character of the area, while losing an existing bungalow.

“Whilst the LPA acknowledges the benefits of child care provision within the community it is considered that on balance the use of this semi-detached bungalow as proposed would result in increased levels of activity which would have a detrimental impact on the amenities the occupants of neighbouring properties might reasonably expect to enjoy by reason of increased noise and disturbance associated with the comings and goings of staff and visitors.”

“Furthermore the proposed development, would result in the loss of a C3 bungalow, removing an existing and valuable housing stock contrary to Policy H5 of the West Northamptonshire Joint Core Strategy, which seeks to safeguard existing dwellings from loss to other uses.”

Minutes