12 homes at Former Highfield House Nursing Home, Ashbourne

What was proposed

The application proposed 12 dwellings with associated access, parking and landscaping on the former nursing home site.

“Properties on Lodge Farm Chase abut the site to the south and recently completed residential development adjoins the site to the north east (application ref: 20/00893/FUL). Adjacent to the east of the site is a sloping field in agricultural use. The existing access road curves steeply adjacent to the southern boundary. The land levels within the site fluctuate considerably rising by 18m from the access on the A515 in the north western corner to the south eastern corner.”

Officer report

The site and surroundings

The 0.60-hectare site was south west of Ashbourne centre, accessed from the A515, with a vacant former care home and mature boundary trees.

“This 0.60 hectare site is located to the south west of the centre of Ashbourne with access directly off the A515. The site is approximately 60m from the nearest bus stop which provides access to services including the 108, 440 and swift. The site is an approximate 5-minute walk from the nearby Waterside Retail Park and an approximate 10-minute walk into the centre of Ashbourne.”

“The prominent two storey red brick and hipped roof building known as Highfield House sits in the south eastern part of the site and is a boarded up previous care home and has been vacant since 2015. The site has become overgrown with areas of rubbish within the grounds. Mature trees screen the site on the boundaries with 6 individual category B trees and one group adjacent to the north eastern boundary with the field.”

Officer report

What officers recommended

Officers recommended permission because the proposal complied with relevant policies, reused a brownfield site and its adverse impacts did not outweigh its benefits.

“The proposal would redevelop this brownfield site. The proposal would provide a mix of housing sizes and types in conformity with Policy HC11 of the Local Plan. It would have a good relationship with the settlement of Ashbourne.”

“Overall, it is considered that the adverse impacts of the scheme do not significantly or demonstrably outweigh its benefits. As such, it is recommended that planning permission be granted subject to conditions and obligations as set out below.”

Officer report

Consultation responses

Highways raised no objection, while the town council, tree officer and rural housing service raised concerns or requested measures and contributions.

“Consultee Name Position Date Comments Active Travel England No comment 30/06/2025 Not at statutory threshold for consideration. Ashbourne Town Council Objection 15/07/2025 Insufficient parking, concerns regarding boundary between development and surface water run off on to Lodge Farm Chase. Query on provision of renewable energy. Pleased to note provision of some smaller housing. Request s106 monies to improve and replace barriers on Derby Road Ashbourne.”

“These should be provided for social or affordable rent. DDDC Trees and Landscape Objection 01/10/2025 Cannot recommend ash tree removals as do not agree with findings on severity of symptoms of Ash dieback. Derbyshire Wildlife Trust Comments 07/05/2026 Policy 4 Natural England approach considered reasonable justification in this instance. Conditions recommended. Lead Local Flood Authority - - - Sport England No comment…”

Officer report

Who spoke

A local resident spoke against the application, and the senior planning officer presented the proposal and site context.

What members discussed

Members asked about parking standards, a pedestrian refuge, tree protection and school accessibility before proposing a developer-funded crossing.

“Compliance of the proposed parking provision with Derbyshire Dales District Council parking standards. • Need for a central reservation/pedestrian refuge on the A515. • Protection and retention of existing trees within the development site.”

“Scope for additional tree protection measures beyond those set out in Condition 24. • Accessibility of school provision for children likely to reside in the proposed family homes.”

Minutes

The final decision

Permission was granted subject to the listed conditions and obligations plus a Section 106 agreement for a developer-funded central refuge crossing.

“It was moved by Councillor Sue Burfoot, seconded by Councillor David Hughes and…”

“To grant permission subject to conditions and obligations as set out below with delegated authority to the Director of Place and Economy to approve any amendments to those conditions as deemed necessary. Additionally, approval will be subject to the applicant entering into a Section 106 agreement to deliver a central refuge crossing, built at the expense of the developer.”

Minutes