DO CARE HOMES NEED PLANNING PERMISSION?

Introduction: understanding the landscape

Care homes play a vital role in supporting vulnerable communities, from elderly residents to adults with learning disabilities. Because care homes sit at the intersection of housing, health, and social care, they often trigger planning considerations that are more nuanced than a straightforward house extension. The keyword care home planning permission underpins the central question: when exactly is planning permission required, and what are the exceptions?

What counts as planning permission?

In the UK, planning permission (also known as planning consent) is the legal permission from a local planning authority to implement a proposed development or change of use. Care home planning permission may be needed when:

• You are changing the use of a building from a dwelling, office, or other use to a care home.
• You are making substantial alterations to the structure or footprint of a building that affect its external appearance or layout.
• The development is in a protected or designated area (such as a conservation area, listed building, or Green Belt) where stricter controls apply.
• You are converting a property into a purpose-built care home or expanding an existing facility.

However, some projects or changes can fall under permitted development rights, meaning they do not require full planning permission. It’s crucial to check the specifics with your local planning authority (LPA) and, if needed, consult a planning officer or planning consultant like the experienced team here at Evolve.

Permitted development rights and exemptions

Permitted development rights can allow certain changes to proceed without a full planning application. Examples that might relate to care homes include:

• Extensions to care homes within certain size limits, subject to prior approval in some cases.
• Some changes of use within the same use class, or minor alterations that do not significantly affect the exterior.
• Agricultural or related uses that might be repurposed for supported living, subject to conditions.

That said, permitted development is tightly regulated, and changes with potential impact on parking, traffic, noise, or impact on local amenity often require a formal planning application. Always verify with the LPA, as what might fall under permitted development in one area can be restricted in another.

Special considerations for care home planning

Several factors commonly influence decisions on whether planning permission is required or granted:

• Use class: In England, care homes typically fall under Class C2 (residential institutions) of the Use Classes Order. Changes between uses (e.g., a dwelling to a care home) usually require planning permission unless exempt by permitted development rights.
• Impact on neighbours and the street: Noise, traffic generation, parking, and hours of operation are scrutinised. Local concerns about school closures, green space, or visual impact can shape the outcome.
• Access and parking: Adequate parking and safe access for residents, staff, and visitors are essential considerations.
• Design and density: The appearance of the building, materials, scale, and how a development fits within the surrounding area can influence approval.
• Sustainability and flood risk: New or expanded care homes should consider energy efficiency, drainage, and flood resilience.

The application process: what to expect

If planning permission is required, the typical process includes:

• Pre-application advice: Engage with the LPA early. A pre-application meeting can clarify objectives, potential objections, and necessary information.
• Planning application submission: A formal application with plans, a design and access statement, a heritage statement if relevant, and an environmental impact assessment if required.
• Consultation: The LPA will consult neighbours, consultees, and other stakeholders. Public comments can influence the decision.
• Determination: The council issues a decision within a statutory timeframe (often 8-12 weeks, or longer for complex cases).
• Appeals: If rejected, applicants can appeal the decision to the Planning Inspectorate.

Alternatives to full planning permission

In some scenarios, other avenues might avoid a full planning application:

• Prior approval: In certain cases, you may obtain approval for specific aspects like transport or access without full planning consent.
• Planning in principle: Some developments can be granted outline permission with later reserved matters.
• Permitted development: As discussed, some transitions or extensions might be allowed without full permission, but this is rare for substantial care home projects.

Always check the latest rules with your LPA, as regulations evolve and may differ across England, Scotland, Wales, and Northern Ireland.

Practical tips for care home developers and operators

• Start with a site appraisal: Assess the property’s current use, potential, and constraints before costs accumulate.
• Engage early with the local planning authority: Early dialogue can prevent delays and identify any non-starter issues.
• Prepare robust design and access statements: Clearly articulate how the project meets local plan policies, traffic considerations, and community impact.
• Research local policy: Local plans and supplementary planning documents often contain specific criteria for care homes, including parking standards and hours of operation.
• Seek professional guidance: A planning consultant with experience in care home projects can add value, improve the chances of approval, and navigate appeals if necessary.

Final thoughts

Care home planning permission is not a one-size-fits-all matter. The distinction between permitted development rights and the need for a full planning application depends on use, scale, location, and local policy. By engaging with the local planning authority early, preparing clear, evidence-based submissions, and understanding the specific constraints of your site, operators can better navigate the process and bring essential care facilities online or expanded capacity in a timely manner. The goal is not to rush approvals but to ensure that care homes are integrated safely, sustainably, and harmoniously into their communities. If you’re evaluating a project, bear in mind the key question: does this development require care home planning permission, and what steps will best position it for success?

If you’d like any further information about care home planning then please get in touch with Evolve Planning on 01889 504136.