609 Manchester Road Denton Tameside M34 2PF

1. 1.The proposed children's residential care home has failed to demonstrate an identified quantitative or qualitative need for additional Emotional and Behavioural Difficulties (EBD) residential care provision within the borough. Evidence indicates that existing in-borough residential care capacity is sufficient to meet current demand from Tameside children requiring residential care, and the need for this specialist form of accommodation is already adequately met through existing provision. Accordingly, the proposal is not justified by evidence of need and is therefore contrary to Policy HO7 of the National Planning Policy Framework.
2. 2.The proposed children's residential care home would result in an undue concentration of such facilities within the locality, in close proximity to existing operational care homes and a recently approved care home at no.605 Manchester Road. The clustering of children's care homes in this location is considered likely to have an adverse impact on the wellbeing and outcomes of children in care, whilst putting additional strain on those that exist. The proposal would thereby fail to demonstrate that the development is appropriate to its location, contrary to policies P3(1) and P4(1) of the National Planning Policy Framework.
3. 3.The application has failed to provide sufficient information regarding the operational staffing arrangements associated with the proposed children's care home, and as such, the LPA is unable to adequately assess the nature and frequency of staff movements to and from the site, or the likely impacts arising from associated activity, and noise and disturbances on the amenity of neighbouring occupiers. As a result, the LPA cannot be satisfied that the proposed development would not have an adverse effect on the residential amenity of surrounding properties and therefore the proposal is contrary to the requirements of policy H10 of the Tameside Unitary Development Plan and NPPF policy P3, 2(a) and (b) of the National Planning Policy Framework.
4. 4.The proposed children's care home would fail to provide an acceptable standard of accommodation for its future residents; cared for children. Bedroom 1 would have an internal floor area of approximately 7sqm, below the minimum standard for a single bedroom, resulting in inadequate living space. In addition, bedroom 3 would have a poor outlook, limited natural light and unacceptable levels of overlooking due to its close relationship with the neighbouring property at no.607 Manchester Road, resulting in a loss of privacy for both future occupants and neighbouring residents. The LPA is therefore not satisfied that the proposal would provide suitable living conditions for children residing at the home. The proposal is thereby contrary to policy H10 of the Tameside Unitary Development Plan, policy RD5 of the Residential Design Guide, Places for Planning Department, Tameside MBC, PO Box 304, Ashton Under Lyne, Tameside, OL6 0GA Everyone policy JP-H3 and policy P3, 2(a) and (b) of the National Planning Policy Framework. NOTES FOR APPLICANT REASON FOR REFUSING PLANNING PERMISSION (refusal) Statement under Article 35 (2) of the Town and Country Planning (Development Management Procedure) England Order 2015 (as amended): The proposal would not improve the economic, social and environmental conditions of the area nor does it comply with the development plan and therefore does not comprise sustainable development. There were no amendments to the scheme, or conditions which could reasonably have been imposed, which could have made the development acceptable and it was therefore not possible to approve the application. The Local Planning Authority has therefore implemented the requirements of policy DM3 of the NPPF.

From the council's decision notice.

Postcode

M34 2PF

Parish

Denton/Audenshaw

Date validated

26 June 2026

Consultation end

21 July 2026

Applicant

Private applicant

Architect profile

ARCHITEK BDC LTD

Case officer

Lauren Jackson

Documents

9