Stockton childminder in planning battle over use of £20k outbuilding

A timber outbuilding on Malham Grove, Ingleby Barwick, is being used to help host a child-minding business at the moment. But a change of use application to Stockton Council was refused in 2020 – and its continued use then sparked enforcement action from the authority.

However, mother-of-one Holly Fitzsimons has vowed to fight back – with an appeal to the Planning Inspectorate now mounted. The 27-year-old has run Little Oaks from her mum’s Beckfields home for more than three years.

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But troubles arose after she received mixed messages on planning permission required for the timber building. Ms Fitzsimons revealed she’d spent £7,000 so far in fees to mount her opposition to the council’s stance.

And she couldn’t believe the authority was going after her. Ms Fitzsimons said: “It’s ridiculous really.

“I know the council are happy for me to child-mind – and they’re saying the building (itself) is permitted. But I thought I wouldn’t need planning permission.”

She later added: “If it was a meth lab, I’d understand – but we’re just looking after kids.” Kitted out with a kitchenette and play facilities, the smart timber clad outhouse was built in 2018 at a cost of £20,000.

Ms Fitzsimons told the Local Democracy Reporting Service how the building was used by youngsters for play time – while the family home nearby was used for naps and other activities. Initially, the mum-of-one said officials told her she wouldn’t need extra planning permission for a “change of use” at the outhouse.

Timber outbuilding Malham Grove, Ingleby Barwick. Picture: TERRY BLACKBURN

However, she added council staff then told her this wasn’t the case. “It’s frustrating as you can imagine,” added Ms Fitzsimons.

The business owner also revealed she’d spent thousands signing up a planning consultant to mount the fight. She added: “I’m only trying to child-mind and look after my community.

“But they’re trying to bring me down to be honest. My point is – what’s the difference between a shed at the back and a conservatory in a house?”

Ms Fitzsimons said she was not willing to move her business unless the authority was willing to find her another property to work from. She said: “They’re trying to say we’re using the timber building purely for business – but we use the house alongside it.

“My points to them are I don’t even open 12 weeks of the year so I’m not even at the premises with the children (then). Second of all, the home is used for napping, eating and down time and, with children, that can take a long time.

“The actual amount of playing time in that building is not very long at all.” The retrospective change of use application drew two objection letters from neighbours – with worries about traffic on nearby Fountains Avenue and noise from children in the building.

In its refusal, the council argued the building had been created “for the sole purpose of being a child-minding facility” and therefore needed permission in its own right. However, there were no objections from council environmental health or highways departments.

Ms Fitzsimons didn’t agree with the verdict – adding the outbuilding was used regularly for family gatherings. She added: “People have bars and pubs in their garden which are lairy – this is quiet, and on some days you’ll only have one or two children.”

The new mum also revealed a significant sum had been spent on a side door to the cabin which had now been fenced off to stop access from Fountains Avenue. A Stockton Council spokesperson said: “A retrospective planning application for the change of use of a rear timber outbuilding for a child minding business was refused in 2020.

“The applicant did not appeal that decision. The council recently served an enforcement notice requiring the use of the outbuilding for a child-minding business to be ceased.

“This notice has been appealed and the appeal will now be determined by the Planning Inspectorate.” Officials say the requirement to comply with the enforcement notice has been suspended for now pending the result of the appeal.

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