Agenda item

The Committee considered an application under Regulation 3 of the Town and Country Planning Regulations 1992 for a proposed change of use and the conversion of the existing house, including the attached garage block, to provide a Children's Home, complete with ancillary facilities, to accommodate up to four children and young adults at The Riddings, Bricklehampton.

The report set out the background of the proposal, the proposal itself, the relevant planning policy and details of the site, consultations and representations.

The report set out the Head of Strategic Infrastructure and Economy's comments in relation to location of the proposed development, traffic and highways safety, residential amenity, landscape and historic environment.

The Head of Strategic Infrastructure and Economy concluded that the proposed development would involve the material change of use from a residential dwelling to a children's home in a predominantly rural area. The main issues to consider in the application were the sustainability of the location, traffic and highways safety, residential amenity, landscape, and the historic environment.

In terms of the location of the development, the Head of Strategic Infrastructure and Economy considered that, on balance, the merits of the proposal in terms of the benefits to the children and young adults that would be accommodated in the rural location would outweigh the counterarguments in terms of sustainable transport in accordance with the comments of the County Highways Officer. The proposal would also accord with Policy SWDP14 in terms of local amenity provision. Therefore, the proposal would be acceptable in terms of its location.

In terms of traffic and highways safety, the Head of Strategic Infrastructure and Economy considered that traffic levels generated by the transport of children and the staff's shift patterns would not conflict with Policy SWDP4. Therefore, the proposal would be acceptable in terms of traffic and highways safety.

Regarding residential amenity, the proposal would not conflict with Policy SWDP31 in terms of its impact on neighbouring human health and wellbeing and the operation of neighbouring land uses.

The proposal would have no adverse impact on the surrounding landscape (including the AONB), or the historic environment.

Taking into account the provisions of the Development Plan and in particular Policies SWDP 1, SWDP 2, SWDP 3, SWDP 4, SWDP 6, SWDP13, SWDP 14, SWDP 21, SWDP 22, SWDP 23, SWDP 24, SWDP 25, SWDP 26, SWDP 27, SWDP 28, SWDP 29, SWDP 30, SWDP 31 and SWDP 33 of the South Worcestershire Development Plan it was considered the proposal would not cause demonstrable harm to the interests intended to be protected by these policies or highway safety.

The representative of the Head of Strategic Infrastructure and Economy introduced the report and commented that members had visited the property and its immediate surroundings.

In the ensuing debate, the following principal points were raised:

·         The logic of locating vulnerable young people in this rural location away from their family and friends was queried. The Assistant Director for Children, Families and Communities responded that locating children in rural settings away from the potential harm would better fit the needs of some young people. The provision of this type of facility also allowed degree of flexibility in the type of quality-assured accommodation available to meet a range of needs and avoid the cost of out-of-county provision

·         Concern was expressed about the lack of activities for young people in such an isolated location. The Assistant Director commented that staff would support the young people to access local activities and clubs. This location could offer activities that were not available in an urban location

·         In response to a concern about the trees in locality blocking the light to the building, the Assistant Director commented that the building was sufficiently open to the light and had adequate outdoor space

·         Would the rural location impact upon the ability to supervise the movements of young people? The Assistant Director argued that unless there was an element of risk, it was not possible to prevent young people leaving the premises. It was considered that the rural location would improve relationships and minimise the potential for conflict

·         The Assistant Director had provided an assurance that this rural location of this facility was suitable and the application should be supported

·         In response to a query, the Assistant Director indicated that good relations had been maintained with neighbours wherever facilities of this type had been introduced and he hoped that this would continue in this location. Complaints were few and were resolved as soon as possible. Ofsted had indicated that neighbour feedback was very important and was taken seriously

·         What efforts were made to ensure that these young people mixed with other children in the locality? The Assistant Director commented that young people would be encouraged to participate in local activities as well as maintain links with family and friends where appropriate to normalise the home as much as possible. 

RESOLVED that planning permission be granted for the proposed change of use and the conversion of the existing house, including the attached garage block, to provide a Children's Home, complete with ancillary facilities, to accommodate up to four children and young adults at The Riddings, Bricklehampton, subject to the following conditions:

a)         The development must be begun not later than the expiration of three years beginning with the date of this permission;

b)        Planning permission enures for the benefit of Worcestershire County Council only;

Details

c)         The development hereby permitted shall be carried out in accordance with the details shown on submitted Drawings Numbered: 326-04-17-06, 326-04-17-05 and 326-04-17-04 except where otherwise stipulated by conditions attached to this permission;

Ecology and Biodiversity

d)        Within 6 months of the completion of the development hereby approved, the specifications and locations of 1 bird and 1 bat box shall be submitted to and approved in writing by the County Planning Authority. It must be demonstrated that the bird and bat boxes would not be disturbed by external lighting. Following approval, the bird and bat boxes shall be installed in accordance with the approved specifications and locations;

e)         Prior to the installation of any new external lighting, a lighting strategy for biodiversity shall be submitted to and approved in writing by the County Planning Authority. The strategy shall include the following details:

i.          identify those areas/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory;

ii.         show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places; and

iii.        All new external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy;

Highways

f)         Prior to the occupation of the development hereby approved, details showing the location and specification of 4 secure and dry cycle spaces shall be submitted to and approved in writing by the County Planning Authority. The approved details shall be implemented prior to the occupation of the development; and

Construction Hours

g)           Construction works shall only be carried out on the site between 08:00 to 18:00 hours on Mondays to Fridays inclusive, and 08:00 to 13:00 hours on Saturdays, with no construction work on Sundays, Bank Holidays, or Public Holidays.