Seven dwelling conversion at Gernon Manor House, Dagnall Gardens, Bakewell

What was proposed

The application sought to convert a closed care home into seven bungalows, including five open-market and two affordable local-needs homes.

“Change of use from C2 to C3 following demolition of central communal block of single storey former care facility and adaptation/conversion to create 7 bungalows. The proposals include:”

“Change of use of the buildings within their shells. Three of the four blocks would be converted to semi-detached dwellings (Houses 1-6), and one to a detached dwelling (House 7). • The dwellings in the north-eastern block (Houses 5 and 6) would be the affordable houses. As amended, Unit 5 would have three bedrooms and unit 6 would have two. • One of the open market dwellings would have two bedrooms and the others three.”

Officer report

The site and its setting

The site is a closed care home on a cul-de-sac, with residential neighbours, trees, conservation-area boundaries and parts in Flood Zone 2.

“The property has residential neighbours to the side; to the immediate east and west of its boundaries, on Dagnall Gardens to the north-east, on The Avenue to the south and in the Hoyle Court building a short distance north west of the site.”

“Whilst the application property is not a historic building, the site lies within the Bakewell Conservation Area, the boundary of which tracks the southern and eastern boundaries of the site.”

Officer report

What officers recommended

Officers recommended conditional approval because the affordable homes met local need and the amended scheme addressed design, amenity, highways, trees, flooding and drainage.

“The affordable units would meet an identified local need and would be of a size and type that would remain affordable .”

“The design details are acceptable and as amended the scheme would secure an acceptable level of residential amenity.”

Officer report

Consultation responses

The Highway Authority raised no objection, housing officers welcomed the affordable bungalows, and tree and ecology officers supported the amended scheme with conditions.

“Highway Authority – Based on the analysis of the information submitted and a review of Local and National policy the Highway Authority concludes that there would not be an unacceptable impact on Highway Safety or a severe impact on congestion. There are no justifiable grounds on which an objection could be maintained.”

“District Council Housing Enabler – The 2023 Bakewell Housing Needs survey found a need for 53 affordable dwellings. The provision of new affordable bungalows in Bakewell is greatly welcome. Given the profile of need it would be highly preferable for the affordable dwellings to compromise 1 x 2 bed and 1 x 3 bed rather than 2 x 3 beds.”

Officer report

Who spoke

Three people spoke under the public participation scheme, and the Senior Planning Officer responded to points raised by speakers.

Members’ discussion

Members discussed the hedge, pedestrian access, screening, lighting, solar panels, communal-area maintenance and timing of tree and hedge works.

“The following points were discussed by Members: • Support for native hedge boundary with post and wire fence as an alternative to the dry stone wall was expressed. • Solar panels had been considered. Most roof slopes faced east and west. The air source heat pump was considered an appropriate form of renewable energy. Modern solar panel systems would be effective on east/west direction roofing and could provide power to the air source heat pump.”

“Some of the properties would include skylights which would improve the lighting levels to them. • Pedestrian access from 2 units onto The Avenue would create low level impact with minimal effect on the highway. The access points were in place from the previous use of the site. Residents of the new units might use The Avenue for vehicular use but could have been the case when the site was used as a nursing home • Screening was required.”

Minutes

The committee’s decision

The committee approved the application subject to a section 106 agreement and amended and additional conditions covering trees, landscaping, drainage and sustainability.

“RESOLVED with amended and additional conditions: Conditions 5 and 8 would include more detailed wording on the final decision. Condition 9 would be amended to refer to trees and hedges, rather than just trees. Condition 13 to be amended to drystone wall or a boundary hedge with wire and post fencing Condition 15 would be amended to accept the cream colour to be used on the air source heat pump. 18.”

“That the application be APPROVED subject to a section 106 agreement to restrict occupancy of Houses 5 and 6 to local needs and the following conditions:”

Minutes