Agenda item

This application was for the change of Use of a dwellinghouse (Use Class C3) to a small children’s residential care facility (Use Class C2) and creation of a driveway at 7 Pemberton Road, Admaston, Telford, Shropshire TF5 0BL.

The application was before Planning Committee due the significant number of objections that had been received.

An update report was tabled at the meeting which contained details of two further objections.

Councillor K Tonks, Ward Councillor, spoke against the application on behalf of the residents although they understood the need for these facilities.  Concerns were raised regarding safeguarding and safety due to the location on a busy junction, parking obstruction particularly at staff changeover, the dwelling being semi-detached and the significant harm it would cause the neighbours.  Other concerns raised were the noise impact as no assessment had yet taken place, it was against Policy BE1, the lack of acoustic assessment which could fail the test under the NPPF and the discrepancies that had been contained in the original application.

Mr H Buckley, Applicant, spoke in favour of the application and assured residents that all of their concerns were at the forefront of their planning.  In relation to traffic and congestion, the staff rota changeovers were outside of rush hour and there was ample space for three cars to park on the drive.  A green scheme would be implemented whereby the children would walk to school every day.  The children would not have significant needs and this would be intended for use for transition back to the family home.  Soundproofing would be undertaken if it was considered necessary.  A S184 application had been submitted in order to drop the kerb and landscaping would take place to keep the character of the community.

The Planning Officer informed Members that this was a proposed conversion from a dwelling to a children’s care home for three young persons between the ages of 7 and 17.  The scale and design of the dwelling would not be altered and the retrospective driveway was considered appropriate.  There would be a condition requesting details of the landscaping to the driveway to enhance the character and appearance of the site and it surrounding area and it was not considered overdevelopment.  The site was located near to the Shawbirch local centre and both primary and secondary schools and was situated within the sustain urban area and was compliant with Policy HO7 of the Telford and Wrekin Local Plan.  The specialist housing team had raised no objection and there was a local sufficiency need for this type of housing.  Amendments had been made to the scheme including the staff rota which would be staffed by two staff and a manager on a sift basis.  There would be a staggered approach to changeovers in order to prevent disruption and to ensure there was sufficient off road parking which had been amended to three spaces.  It was considered that although it was a semi-detached property that the proposal would not significantly prejudice, undermine or have a significant detrimental affect to the neighbouring property.  Officers would look to condition details of additional insulation and noise mitigation measures.  In relation to the Lawful Development Certificate at Admaston Spa, this had been assessed on the basis of whether the proposed works required the submission of a full planning application.  In this case, officers had determined that a material change would occur and planning permission would therefore be required.  There were a couple of discrepancies in the original documentation and the applicant was given the opportunity to amend this and the local planning authority’s assessment to be finalised.  Family style environments for young persons in care was favoured by Ofsted and officers considered the proposal to be acceptable as it complied with both local and national policies.

During the debate some Members were in favour of care within the community but considered that semi-detached properties were not suitable and detached properties were preferable.   It was considered necessary that any soundproofing needed to be put in place prior to any children moving in.  Other Members raised concerned regarding the lack of acoustic assessment and whether this complied with Policy BE1 and suggested that a deferral take place for an acoustic assessment to take place.  The lack of parking was a further concern and the property was on a corner which would not allow for any on-street parking.  A question was raised regarding the staff rota and who would be on site and whether the external alterations on the driveway had been completed and if this involved the removal of green space, boundary walls or trees.

The Planning Area Team Manager East, addressed the concerns regarding noise and the conditions.  A noise mitigation strategy would be submitted and reviewed by an independent Environmental and Health Officer and a noise survey be undertaken prior to any occupation.  The frontage of the property had been paved to provide additional parking and staff changeovers had been staggered.  In regard to complying with Ofsted standards, it was not known what the needs of the children were at this stage and the site was considered acceptable.

The Planning Officer confirmed that staff would work on a 48 hour rota and that a manager would be on site Monday to Friday 9am till 5pm.  In relation to the driveway a condition had been requested that landscaping  and green space be returned on the scheme.

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

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:

a)    the conditions and informatives set out in the report and the update report (with authority to finalise Condition(s) and reasons for approval to be delegated to Development Management Service Delivery Manager).