13 apartments at Portland Nursing Home, Buxton

“In May 2025, the Committee resolve to grant full planning permission for the conversion and extension of the building to create 13no residential units, subject to securing affordable housing and financial contributions relating to leisure and recreation through a S106 Agreement, and planning conditions.”

“It is therefore recommended that the Council grant planning permission subject to conditions set out under Section 5 below, and without the S106 Agreement that was previously recommended.”

“3 Year Time Limit 2. Approved Plans 3. Materials Schedule to be submitted and agreed prior to any works above foundation level 4. Joinery details to be submitted and agreed prior to any works above foundation level 5. Restrictions on construction/delivery times 6. No development to commence until Construction Management Plan has been submitted to and agreed 7. Lighting scheme to be submitted and agreed prior to any external lighting being installed 8.”

“Development Consultancy’s own appraisal concludes that the development is unviable, even on a 100% Open Market basis. The appraisal prepared indicates a deficit of -£259,672 and provides a development profit of 7.6%. Development Consultancy have not provided an assessment based upon a policy compliant scheme. No supporting information or commentary is included within their Report as to how the scheme will be delivered with such a significant viability gap.”

“Upon a policy compliant basis (i.e. delivering 3no affordable housing units and other financial contributions relating to open space and recreation), the development is not viable and even on the most optimistic basis (a +10% increase in GDV and -10% reduction in cost), the residual land value does not exceed the BLV.”

“That the application be approved as set out in the report; and…”

“That in the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add conditions/informatives/planning obligations or reasons for approval/refusal) prior to the decision being issued, the Head of Development Services be delegated authority to do so in consultation with the Chair of the Committee, provided that the changes do not exceed the substantive nature of the Committee’s decision.”