Agenda item

Consideration was given to planning application 26/0580/COU Site Address: 10 Dryden Close, Billingham 

 

Planning permission was sought for change of use from dwellinghouse (C3) to residential care home (C2) for up to three children aged between 8 and 18.

 

The application related to a detached four-bedroom residential property in Billingham within the defined settlement limits close to facilities such as schools and thereby drew support from Local Plan Policies. 

 

The proposal would provide accommodation for up to three children within a domestic setting, consistent with the objectives of the NPPF in promoting inclusive, safe and healthy communities

 

The application had been assessed and whilst acknowledging the concerns raised by local residents, the proposals would see the creation of a children’s home where the operator would work with the Children’s services team to offer places first for children in the care of Stockton.

 

Therefore, on balance, it was considered that the development would not result in any significant conflict with the policies of the Local Plan or relevant chapters of the NPPF and there were no technical reasons why the proposed scheme would be deemed unacceptable in planning terms in which to justify refusal of the application.

 

The application was referred to Members of the Planning Committee in line with the councils scheme of delegation due to the number of objections which had been received.

 

The consultees that had been notified and the comments that had been received were detailed within the main report.

 

Neighbours were notified and the comments received were detailed within the main report.

           

The Planning Officers report concluded that taking all matters into account, and subject to the imposition of appropriate conditions, the proposed development accorded with Policies SD1, SD8, H4 and TI1 of the Stockton-on-Tees Local Plan and the National Planning Policy Framework.

 

For the reasons outlined within the officers report, it was recommended that the application be approved with conditions for the reasons as detailed within the main report.

 

Objectors attended the meeting and were given the opportunity to make representation. Their comments could be summarised as follows:

 

- Concerns were raised that the proposal would conflict with Policy SD8 relating to community safety and crime prevention. Objectors argued that the development had not been sufficiently designed to minimise opportunities for crime and disorder and that the proposed use would introduce institutional characteristics into what is currently a quiet residential cul-de-sac.

 

- Residents expressed concerns regarding the lack of physical separation or buffering between the property and neighbouring homes and questioned whether adequate consideration had been given to noise, disturbance and the impact on residential amenity.

 

- It was emphasised that residents objections were not directed at the children who may occupy the property, but rather at what they considered to be the commercial nature of the operation. It was argued that the proposal would effectively change a family dwelling into a business use operating on a 24-hour basis.

 

- Residents questioned whether a children's care home could genuinely operate in the same manner as a family home. Concerns were raised regarding staff shift patterns, agency workers, visitors, vehicle movements and the overall intensity of the use compared to a typical residential property.

 

- Significant concerns were expressed regarding parking and highway safety.

 

- Residents stated that Dryden Close was a constrained cul-de-sac with a sensitive turning head used by emergency vehicles. It was argued that a single poorly parked vehicle could obstruct manoeuvring space, potentially preventing fire engines, ambulances and refuse vehicles from safely accessing or turning within the close.

 

- Objectors challenged assumptions within the applicant's transport information that staff would predominantly walk, cycle or use public transport. It was suggested that, in practice, staff and visitors would travel by car, resulting in vehicle movements throughout the day and night and placing additional pressure on already limited parking provision.

 

- It was argued that the proposal would fundamentally alter the traffic characteristics of the cul-de-sac and introduce a level of activity associated with a commercial operation rather than a family home.

 

- Residents questioned what direct benefit the proposal would provide to local children in care as it was stated that there was no legally binding requirement for children placed at the home to come from within Stockton-on-Tees and therefore placements could be made from other local authority areas.

 

- Some speakers referred to the Council's stated ambition to reduce reliance on expensive private sector children's placements and questioned whether approving the application would be consistent with that objective.

 

- Concerns were also raised regarding the cumulative concentration of children's homes and similar facilities within Billingham, and that further approvals could create an institutional clustering effect and set an undesirable precedent.

 

- Reference was made to experiences associated with other children's homes, including alleged incidents involving police attendance, anti-social behaviour, criminal damage and parking pressures. These examples demonstrated that children's homes could generate impacts which differ significantly from those associated with a normal family dwelling. Concerns were expressed regarding the ability of staff to manage challenging behaviour and the potential impacts upon neighbouring residents.

 

- Clarification was sought regarding ownership certification requirements under the Town and Country Planning Act. Concerns were raised that the application may not have correctly reflected all legal interests in the property, including those of any mortgage lender, and it was requested that the Committee be satisfied that the appropriate ownership certificate had been completed.

 

- The application should be assessed as a planning matter rather than a social care matter and, on planning grounds, should be refused.

 

- The proposal would not represent a sustainable form of development in the long term and concerns were expressed regarding the increasing reliance on privately operated children's homes.

 

- The proposed application conflicted with Policy H4, which sought to safeguard the Borough's housing stock. If approved, it would result in the loss of a traditional family dwelling and permanently remove a residential property from the community.

 

- Reference was also made to restrictive covenants within the estate, which were originally introduced to prevent commercial activities from operating within the area.

 

- Residents requested that the application be refused on the grounds of:

 

•Highway and parking safety concerns.

•Impact on residential amenity.

•The commercial nature of the proposed use.

•Alleged conflict with Policy SD8 and H4.

•Concerns regarding institutionalisation and clustering of care facilities.

•Lack of guaranteed local benefit.

•Outstanding questions regarding the operation and management of the home.

•Concerns regarding planning and ownership certification matters.

           

- The Committee were urged to prioritise the interests of existing residents and preserve the residential character of Dryden Close.

 

The Director of ‘Nice to be Home’ (the care homes operator) attended the meeting and was given the opportunity to make representation. Their comments could be summarised as follows:

 

- It was explained that the home would accommodate a maximum of two to three children and would operate as a small, family-style residential setting rather than an institution. It was stated that no additional parking provision was required, with parking arrangements comprising spaces for two staff vehicles and one manager's vehicle. Furthermore, the driveway was to be extended at a cost of approximately £14,000 to provide sufficient manoeuvring space and a turning area within the site.

 

- The Committee were advised that the Director of ‘Nice to be Home’ was an experienced foster carer and had chosen to establish the home within Stockton-on-Tees with the intention of supporting local children. Whilst acknowledging that residential care could never replace a family home, the aim was to provide children with a stable, caring and supportive environment.

 

- Confirmation was given that all staff would be directly employed, appropriately trained and committed to delivering high-quality care. Assurance was also given that the intention was for the home to accommodate children from Stockton-on-Tees wherever possible.

 

- In response to concerns regarding highway safety and emergency access, Members were informed that such issues could arise with any family household and that the proposed use would not materially alter those circumstances. It was also noted that the property would be required to meet all relevant regulatory standards, including fire safety requirements and the installation of fire doors.

 

- The property as an ideal environment for children, providing a safe and welcoming home in a residential setting. It was emphasised that the residents would be vulnerable children who would have experienced trauma and would require support and stability, rather than being characterised as troublesome.

 

- It was further explained that profits generated by the business would be reinvested through charitable initiatives to support young people as they transitioned into adulthood at the age of 18. They expressed a strong personal commitment to helping children achieve positive outcomes, including support with employment opportunities and independent living.

 

- It was stated that they did not wish to cause concern or disruption to neighbouring residents and reiterated that the proposal sought to provide a home for vulnerable children who were unable to live with their families, offering them a safe, supportive environment within the community.

 

Officers were given the opportunity to respond to comments/issues raised. Their responses could be summarised as follows:

 

- In relation to crime and disorder, the applicant's stated intention was for the property to operate and appear as a family home. Officers highlighted that no objections had been received from either the Council's urban design officers or Cleveland Police in respect of community safety, crime prevention or the design of the proposal.

 

- Regarding highway safety concerns, likely traffic impacts had been considered and matters relating to the suitability of the road network, parking provision and vehicle movements had been assessed through the planning process. Officers were satisfied that the proposal could be accommodated within the existing residential highway network.

 

- Comments regarding the wider cost of children's placements, the Council's children's services strategy, and whether placements should be reserved for Stockton-on-Tees children were not material planning considerations. The Committee's role was to determine the application on planning grounds.

 

- In terms of references which had been made to the travel plan. Officers noted that this formed part of the business strategy and should not be treated as a guarantee of individual travel choices by members of staff.

 

- Concerns regarding family visits and supervision arrangements related to the operational management of the home and safeguarding requirements.

 

- References made to incidents at other children’s care homes were a matter for the operators of those care homes.  Each planning application must be assessed on its own merits and could not be determined based on the operation of another children's home.

 

- Restrictive covenants were not a material planning consideration.

 

- In relation to questions regarding Certificate A, officers were satisfied as far as they were aware that the application had been submitted by the owner of the property and that the relevant certification requirements had been met.

 

- Staff would present to provide support and supervision for children that resided in the home.

 

- Where objectors had referred to Policy H4 and the loss of a dwellinghouse. Officers noted that national planning guidance recognised the need for specialist accommodation and care provision. The proposal would continue to operate within a residential property and provide accommodation for children in a domestic setting.

 

- Regarding staffing ratios, Ofsted requirements could result in multiple staff members being present even where only a small number of children were at the property.

 

 Members were given the opportunity to ask questions / make comments. These could be summarised as follows:

 

 - Officers were asked if there was evidence or data from other children's homes in comparable residential locations, particularly Speeton Close, regarding parking demand, vehicle movements, police attendance, complaints, or wider impacts on neighbouring residents?

 

- It was understood that children's homes were needed and that Stockton children need suitable accommodation within the Borough. However, there were reservations about whether this particular property was the right location. A comparison was made to a children’s home on Tinterton Avenue, with one of the main issues being parking and vehicle activity associated with staff changeovers. At times, there had been several vehicles parked on grass verges and the road with visits from social workers, police officers, healthcare professionals and other support services.

 

- Looking at the presentation slides, there appeared to be very limited opportunity for on-street parking within the immediate vicinity of the site. In addition, the         extension of the driveway appeared to have reduced the amount of on-street parking that had been previously available.

 

- Were officers satisfied that sufficient parking capacity remained available to accommodate the proposed use without causing highway safety issues or inconvenience to neighbouring residents?

 

- It was highlighted that children's homes elsewhere in the Borough had not operated very well initially and only improved following changes in management.

 

- It was anticipated that commercial bins would be required at the proposed site therefore raising concerns as to how commercial refuse vehicles would access Dryden Road due to their size.

 

- Clarification was sought regarding the ownership position in relation to the proposed application? It was understood that the application had been submitted in the name of Nice to Be Home Ltd. However, the agent had stated that the applicant owned the property prior to the submission of the application.

                       

- Most children’s care homes were well run, and this was not necessarily in the wrong location however parking was an issue.

 

Officers were given the opportunity to respond to comments/issues raised. Their responses could be summarised as follows:

 

- Officers informed members that they did not have data on children’s homes as requested. 

 

The applicant had indicated a willingness to extend the driveway further if required, however, officers advised that the application already accorded with council SPD guidance.

 

- In terms of refuse collection, if the operator was required to use a commercial waste collection service, the collection vehicle would be broadly comparable in size to the refuse vehicles already operated by Stockton-on-Tees Borough Council.

 

- Officers explained that they would need to seek clarification from the applicant regarding the ownership arrangements, however the application had been submitted with Certificate A, which certified that the applicant was the owner.

 

A vote took place and the application was approved.

           

RESOLVED that planning application 26/0580/COU be approved subject to the following conditions and an additional condition requiring additional parking spaces to be provided within the curtilage of the dwelling and informatives;

 

01Time Limit

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

02 Approved Plans

The development hereby approved shall be in accordance with the following approved plan(s);

 

            Plan Reference Number                                         Date Received

            SBC0001                                                                   8 April 2026

            SBC0002                                                                   20 April 2026

            SBC0003                                                                   20 April 2026

            SBC0004                                                                   22 April 2026

           

03 Approved Use

The premises shall be used for up to a three person children's home and for no other purpose including any other purpose in Class C2 of the Schedule of the Town and Country Planning (Use Classes) Order 2020 (or any order revoking or re-enacting that order with or without modification), without planning permission being obtained from the Local Planning Authority.

 

04 Management of the Property

The use hereby approved shall be operated and managed in accordance with the submitted Care Management Plan, Good Neighbour and Community Engagement Plan, Noise and Anti- Social Behaviour Mitigation Plan, Sustainable Travel Policy and Waste Management Plan all received by the Local Planning Authority on 23rd March 2026.

 

 

Informative: Working Practices 

The Local Planning Authority found the submitted details satisfactory subject to the imposition of appropriate planning conditions and has worked in a positive and proactive manner in dealing with the planning application.

 

Informative: Effective Management 

On commissioning, the Manager should contact Cleveland Police to discuss appropriate support at [email protected]

 

Informative: Secured by Design 

The applicant is advised to contact Cleveland Police regarding security of the property, particularly bedroom doors, windows, main entrance and rear access to the property. The contact details can be found at https://www.securedbydesign.com/contact-us/national-network-of-designing-out-crimeofficers?view=article&id=308#cleveland-police