Planners have given the go-ahead for the site of a former care home building to be converted into 17 new flats alongside three new houses despite residents’ concerns about potential increased traffic and parking problems.

High Peak Borough Council’s Development Control Committee approved applicant Mustafa Housainee’s planning application at a meeting on July 13 for the conversion, refurbishment and extension of Goyt Valley House, on Jubliee Street, at New Mills, into 17 flats with three new houses and landscaping in a residential neighbourhood.

A council spokesperson stated: “The application would see the delivery of 20 open market residential units on a brownfield site located within the built-up area boundary of one of the larger market towns.

“The introduction of 20 units makes a notable contribution to the council’s housing delivery targets. This benefit attracts significant weight in the overall planning balance.”

An Artist'S Impression Of The Goyt Valley Care Home Site Conversion At Jubilee Street, New Mills, Under A Scheme For 17 New Flats And Three New Houses. Courtesy Of High Peak Borough Council.

placeholder image — An Artist'S Impression Of The Goyt Valley Care Home Site Conversion At Jubilee Street, New Mills, Under A Scheme For 17 New Flats And Three New Houses. Courtesy Of High Peak Borough Council.

Council officers had also argued that the scheme would re-use the former vacant care home after Derbyshire County Council’s closure and sale of the site in 2022.

Plans include a car park at the rear of the main building for 20 vehicles for the flats and the three new houses to the south of the main building will have separate car parking.

A council spokesperson added: “There is a substantial public benefit associated with bringing this sizeable building situated within close proximity to the town centre of New Mills back into a viable use.”

However, the council received 43 objections during two consultations with concerns including a potential increase in traffic congestion with insufficient parking, the loss of a potential community facility, unsuitable access, pedestrian safety, impact on wildlife, feared insufficient infrastructure including schools and doctors, light pollution and the loss of trees.

Artist'S Impression Of The Goyt Valley House Care Home Conversion, On Jubilee Street, At New Mills Into 17 New Flats Under A Scheme With Three New Houses. Courtesy Of High Peak Borough Council.

But the council stated that it also received what it called 17 ‘neutral comments’ requesting that certain matters be considered by the council including disruption during construction, the location of the housing, off-street parking needs, whether there is a need for additional housing in New Mills, and the welcomed re-use of the former care home building for homes.

In addition, Derbyshire County Council’s highways authority raised no objections subject to conditions including revised access plans with a construction management plan to be approved in writing by the borough council.

And a Derbyshire County Council analysis showed that the area’s primary school and secondary school would have sufficient capacity to accommodate the expected four primary pupils and the expected three secondary pupils arising from the proposed development.

The borough council is also requesting open space funding contributions from the developer for facilities near the site amounting to tens of thousands of pounds.

These will be aimed at improving Bakehurst Recreation Ground and, or Newtown Playing Pitches, the Ollersett Allotments, a contribution towards pitches, and a sports facilities contribution towards the development of a new artificial sports pitch at New Mills Football Club including capital investment and ongoing maintenance contributions.

High Peak Borough Council is also satisfied that the applicant has demonstrated that the use of the building as a residential care home, or for any similar use, is not financially viable.

The council considered that the required privacy separation distance between the three new houses and neighbouring properties on Jubilee Street falls short by 1.5 metres but argued that some flexibility is allowed.

And the council also recognised that the scheme will result in a shortfall of four parking spaces with regards to its guidelines but argued this would be insignificant.

A borough council spokesperson added: “The benefits of the development significantly and demonstrably outweigh the identified shortfall in off-road parking and the relationship to neighbouring properties in Jubilee Street.

“The shortfall in off-road parking is not considered to lead to any significant impact on the transport network.”