91-home outline development at Land off Peregrine Avenue and Willington Road, Etwall

What was proposed

An outline application sought up to 91 homes, open space, sustainable drainage and associated works, with all detailed matters reserved for later approval.

“Proposal: Outline application (all matters reserved) for a residential development of up to 91 dwellings, open space, sustainable drainage and associated works on Land off Peregrine Avenue and Willington Road, Etwall Ward: Etwall Reason for committee determination The application is reported to Development Management Committee as the site lies outside any defined settlement boundary and in the rural area and conflicts with the development plan in this regard.”

“The proposal The application is an outline application with all matters reserved for the development of up to 91 dwellings, open space, sustainable drainage and associated works.”

Officer report

Planning history

No relevant planning history was available on the council’s record.

“Relevant planning history No relevant planning history available on the Councils record. Responses to consultations and publicity Open Space Society - No objection 21/02/2026 There are no Public Rights of Way through this site so we neither object to or support this application. However footpath links to the other site and existing estates should be included to encourage Active Travel by foot to the village centre.”

Officer report

What officers recommended

Officers recommended approval because technical matters were resolved and adverse impacts would not significantly and demonstrably outweigh the housing and community benefits.

“Officers have reviewed the submission and consider, in accordance with the guidance of the NPPF, planning permission for the proposed development should be granted as the site is not within any of the defined sensitive areas, technical matters are resolved and the assessment has not identified there are any adverse impacts that would significantly and demonstrably outweigh the benefits of the scheme in accordance with the considerations of the NPPF and the key policies…”

Officer report

Main planning balance

The council could not demonstrate a five-year housing supply, so officers applied the presumption in favour of sustainable development and gave significant weight to new housing.

“Housing land supply Local authorities are required to maintain a continuous 5 year supply of deliverable housing land, as required by the NPPF, paragraph 78. For the purposes of decision making, the lack of a demonstrable 5 year housing land supply means that the presumption in favour of sustainable development is invoked (paragraph 11 of the NPPF).”

“As reported to Environmental and Development Services Committee on 5 th March 2026, the Kings Newton Lane planning application DMPA/2025/0438 Appeal Decision (ref. APP/F1040/W/25/3368728) concluded that the Council does not have a five-year supply of deliverable housing sites as required by the NPPF.”

Officer report

What consultees said

Consultees generally raised no objection, while requesting conditions or contributions for highways, transport links, education, open space, trees, archaeology, drainage and other infrastructure.

“Derbyshire County Council – Archaeology – No objection subject to conditions 03/03/2026 Comments confirm review of the desk-based assessment and state that though there may be impacts on archaeological features th4ee is no reason to suppose that any archaeology within the site would be of such significance to justify a planning refusal. AS such they recommend that archaeological issues can be managed by way of condition in accordance with paragraph 118 of the NPPF.”

“Contributions are requested for: 1) Primary education provision – 23 pupils - £477,665.38 to be used to fund places at the existing Etwall Primary School or the new primary school at New House Farm 2) Provision of additional stock items - £6,486.40 – to be used for stock items at Etwall library 3) Monitoring fees £154 per obligation Derbyshire County Council – Sustainable Transport Team – No objection subject to conditions / obligations – 09/03/2026 Set out that the site is…”

Officer report

Who spoke

An objector, the applicant and two local ward members addressed the committee; the ward members raised concerns about the boundary, infrastructure, roads, agricultural land and healthcare.

What members discussed

Members discussed the application and the concerns raised by Councillors A Kirke and D Muller.

“Members discussed the application and the concerns raised by Councillors A Kirke and D Muller.”

Minutes

The committee’s decision

The committee resolved to approve planning permission in line with the officer recommendation, subject to amendments to drainage conditions 12 and 13.

“No development shall take place until a detailed assessment has been provided to and approved in writing by the Local Planning Authority, to demonstrate that the proposed destination for surface water accords with the drainage hierarchy as set out in Standard 1 of DEFRA’s National standards for sustainable drainage systems (2025)”

“RESOLVED: That planning permission be approved as per the recommendations in the report of the Executive Director – Place and Prosperity, subject to amendments to conditions 12 and 13.”

Minutes

Drainage changes

The amended conditions required updated drainage documents and a surface-water assessment using the revised national drainage hierarchy and later Flood Risk Management Team updates.

“The reason was to ensure that surface water from the development was directed towards the most appropriate waterbody in terms of flood risk and practicality by utilising the highest possible priority destination on the hierarchy of drainage options. The assessment should demonstrate with appropriate evidence that surface water runoff was discharged as high up as reasonably practicable in the following hierarchy:”

Minutes