As a Chartered Planning Consultancy we have worked on various care sctor project and this field of planning and the challenges facing the secor. Firstly with an ageing population there is a rising demand for care homes, extra-care housing, and supported living. This is imprtnat as planning is linked to health & wellbeing as well as public health, social inclusion, and reducing pressure on the NHS.

 

Housing policy in terms of the provision of care housing is part of wider housing needs assessments in Local Plans.

There are four types of Care Developments in Planning and these are Care Homes (residential/nursing homes), institutional settings with personal or medical care, assisted Living (self-contained flats with shared facilities and on-site support), Retirement Villages and Specialist Accommodation, and supported housing for people with disabilities, mental health needs, or young people leaving care.

 

In terms of Planning Use Classes (England example) there is C2 (Residential institutions (care homes, hospitals, boarding schools, residential colleges, training centres), C3(b) (Small supported housing (up to 6 residents with a carer), C3(c)(Groups of people living together as a household (e.g. supported lodgings), and Sui generis use for very large or unique schemes (e.g. major retirement villages, some specialist housing).

​

Key Planning Considerations for Care Sector Development are access to GP surgeries, pharmacies, shops, public transport, accessibility (wheelchair use, dementia-friendly layouts, private vs. communal space), impact on neighbourhood character (a large care home in a residential street can raise objections), parking for staff/visitors, delivery access, waste management, energy-efficient buildings, green space for wellbeing, avoiding isolation of older or disabled people.

 

The National Policy Context is contained within the National Planning Policy Framework (NPPF) which requires councils to plan for housing needs of older and disabled people. Planning Practice Guidance (PPG) sets out how local authorities should assess care housing needs. Within Local Plans many councils now include policies or targets for extra-care housing and care beds.

​

Challenges for the care sector include the shortage of sites with mainstream housing,  viability of care developments whihc are often more expensive to build and run,  public resistance – “Not in My Backyard” objections about traffic, noise, or house price impact, unclear definitions in planning with grey areas between C2 (care) and C3 (housing) use classes can complicate applications, and changing models of care with a shift towards independent living with support rather than traditional care homes.

​

Case Study: 18 - 20 Richmond Close Tamworth Staffordshire B79 7QS Sub-divison of existing care home to a C2 unit (number 18) and a C3b unit (Number 20) Application Number0249/2025

​

​

​

​

​

​

​

​

​

​

​

​

​

​

​

This Planning Application has been prepared in support of a planning application for the change of use at 18 and 20 Richmond Avenue, Tamworth, Staffordshire, B79 7QS. The proposal seeks to retain the use of No. 18 as a C2 Residential Care Home and to change the use of No. 20 from C2 Residential Care Home to C3(b) Assisted Living accommodation.

 

20 Richmond Close is currently one half of an eight-bedroom residential care home for people with learning disabilities, provided by Walsingham Support with care funded by Staffordshire County Council. It is currently under-occupied due to a lack of demand for learning disability residential care, which is regarded by social care commissioners as an outdated care model. Of the four bedrooms in the property, only one is currently occupied. However, there is significant demand in Tamworth for ‘supported living’ for people with learning disabilities. The difference being that this is a model of care and support that promotes greater independence than residential care, with people having security of tenure through a tenancy agreement, greater control over their daily lives and more flexibility about how their care and support is organised. Therefore, converting 20 Richmond Close from residential care to supported living will help address unmet housing need within Tamworth. 

 

The application site comprises two adjoining semi-detached properties located on Richmond Avenue, within a predominantly residential area of Tamworth. Both properties have previously been used as residential care homes (Use Class C2) and are currently configured to provide supported living accommodation with associated communal areas, staff facilities, and private gardens to the rear.

 

Planning Policy Context

 

The proposal has been assessed in accordance with the following planning policies:

 

National Planning Policy Framework (NPPF, 2023) – Promotes sustainable development and supports the delivery of housing to meet diverse community needs, including specialist and supported housing.

 

Tamworth Borough Council Local Plan (2006–2031) – Relevant policies include Policy HG2 – Housing Mix, Policy HG3 – Affordable Housing. Policy SU1 – Sustainable Transport. Policy SU2 – Community Facilities

 

The proposed change of use supports the NPPF’s objective to deliver inclusive communities and widen the range of accommodation for people with varying care needs.

 

Planning Justification

 

The proposal represents a logical and policy-compliant evolution of the site’s existing use. The retention of C2 use at No. 18 ensures the continuation of essential care services, while the conversion of No. 20 to C3(b) provides an appropriate and complementary form of supported living accommodation and fully accords with Tamworth Borough Council adopted Planning Policy.

 

Highways, Parking, and Amenity

 

There will be no material change in traffic generation compared to the existing use. Staffing levels at both properties will remain modest, and resident car ownership within both the C2 and C3(b) uses is typically low. On-site parking and local street capacity are adequate to accommodate the proposed use. Amenity impacts are expected to be negligible, as the intensity of use remains similar to the established residential care home use, and as such there are no Highways and Access issues.

 

Conclusion

 

The proposed change of use of 18 and 20 Richmond Avenue represents a small-scale, sustainable adaptation of existing care facilities to meet modern assisted living needs. It will provide high-quality, supported accommodation within an established community setting and aligns with both local and national planning objectives for inclusive housing and care provision.

 

Furher Information

​

Should you wish to discuss any care sector development please do no hesitate to conatct us.

​