Decision details

This application was for a change of use from Residential Dwelling (Use Class C3) to Residential Care Home (Use Class C2) at Breffni House, Farm Lane, Horsehay, Telford, Shropshire, TF4 2NE.

The application was before Planning Committee due to the notable number of objections.

An update report had been tabled at the meeting and gave details of additional neighbour representations objecting to the proposed scheme.

Mr L O’Dwyer, Applicant’s Agent, spoke in favour of the application.  The business had been established for 10 years and gave therapeutic childcare in a safe, nurturing and enriching environment.  It puts the children’s past experiences behind them and recognises their potential allowing them to leave care and gain independent jobs and become valuable members of the community.  It was a specialised service and was run by a wealth of experienced professionals with a clinical director and regional manager who provided the highest levels of care.  Positive outcomes had been received from Ofsted inspections.  A key element of the inspections was how they engaged, supported and enhanced development and social connections of the children.  The children were encouraged to exchange gifts and cards with neighbours during special occasions.  It was understood that opening a children’s home could create concerns and all of the homes were strategically situated in built up areas in order the children grow up within the community.  Concerns are quickly alleviated and only suitable children were accommodated in the community environment.  There had only been one complaint during the last three years which demonstrated the positive relationships with the community and recognised their value to the local area.  There would be negligible impact on the local road network.  They were an excellent and valued employer and Telford and Wrekin Council’s Commissioning Team agreed that it met local needs in the borough and complied with policies in relation to specialist housing need. 

The Planning Officer informed Members that the principle of development was acceptable.  This was an existing six bedroomed dwelling which would be converted into a four bedroomed care home for four young people aged 7-17 years.  There would be no external alteration so it would not impact the existing street scene.  Some internal changes would be necessary suitable for the type and level of care.  Care staff would be on site and share night shifts.  The dwelling was near to Lightmoor Village Primary School and the Morrisons supermarket with a bus stop 0.3 miles from the site.  The development was compliant with Policy HO7 of the Local Plan and specialist housing needs Policy C2.  The Specialist Housing Team were supportive of the application and it filled local sufficiency needs.  Supporting documentation had been provided in relation to staffing levels on site which would be one manager and four care staff.  Two staff would be present during the day with the others throughout the night.  There would be a short staff changeover period during the morning.  It was felt that visitors to the site would be infrequent and staff meetings would be held off-site.  The site would be operated similarly to that of a large family home and there would be no adverse impact on nearby residents.  Onsite parking and car movement plans had been submitted outlining the anticipated movements and this would cause little disturbance to the surrounding highway network.  The driveway and staff number levels/traffic movements did not differ from that of the existing dwelling.  Access, egress and the space for manoeuvring vehicles was considered acceptable by the highway authority and was considered compliant under Policy C3 of the Telford and Wrekin Local Plan.  The operation proposed was suitable subject to conditions and all material considerations had been addressed within the update report.   The consultation exercise had been considered suitable in this instance with relevant neighbouring properties formally consulted and all representations had been taken into consideration.  The use of sustainable locations and family homes rather than young persons being raised in institutional settings was favoured by Ofsted.  A previous application on the site had been refused.  This required lawful development certificate and had been submitted earlier in the year.  The local planning authority assessed whether a full planning application be submitted for determination or whether the works would be lawful and for this reason the application had been refused.  There were no other concerns raised and no technical reasons for refusing the application.

During the debate, some Members noted that the Parish Council had not commented on the application and there was nobody registered to speak against.  There was a need for this type of care and there would be conditions and agencies to deal with any difficulties and due to the minimal risk, they were happy to support the application.  Other Members echoed these comments and as corporate parents all children should have the opportunity to have the best start in life, be welcomed into local communities and society.

Upon being put to the vote it was, unanimously:

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 conditions, legal agreement terms, or any later variations) subject to the conditions (with authority to finalise conditions and reasons for approval to be delegated to Development Management Service Delivery Manager) and the informatives set out in the report and the update report.