SYCAMORE INN , Sycamore Road , Birch Vale , Derbyshire , SK22 1AB Data via plota.co.uk

HPK/2026/0315 - Full - MINOR Refused
Commercial & major worksCommercial premises

Proposal

2no. single storey new build outbuildings providing ancillary accommodation to adjacent public house Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
11 Aug 2026
✗
Refused
6 Oct 2026
Appeal
Not lodged

Refused on 6 Oct 2026 · Delegated Decision · Last checked 7 Oct 2026

Documents

View the documents on the council's website ↗

Site constraints 8

Green belt: Merseyside and Greater Manchester
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.
Read the government guidance ↗
Habitat network: Other Priority Habitats - NEZ
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
Radon affected area, class 3; Coalfield, development low risk area; National park 431 m away: Peak District; Inside the Birch Vale built-up area; Priority habitat 15 m away: Deciduous woodland; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 4, but it predates the buildings here and the current map does not class it as farmland.
Not affected
Outside flood zones 2 and 3 · No listed building at the site · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, the Mining Remediation Authority, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Building

Floor area832 m² (8,956 sq ft)
Energy ratingC (asset rating 56)
UseHotels
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in February 2026, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

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Important details

Council
High Peak
Application type
Full - MINOR
Postcode
SK22 1AB
Received
11 Aug 2026
Validated
11 Aug 2026
Case officer
Show
Target decision
6 Oct 2026
Decision
Planning Permission - Refused
Decision date
6 Oct 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Whitebox Architecture Ltd

How this decision compares

Decided in 56 days from validation, 14 days faster than High Peak's median of 70 for commercial premises. Refused, as 22% of commercial premises here are.

26%decided within 8 weeks
78%approved
31decided in the last year

Plota live figures for commercial premises decided by High Peak in the last twelve months, from validation. High Peak decision record →

Consultation & key dates

Consultation
15 Sept 2026
Comments by
6 Oct 2026

Historical activity at this location

4 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2022 Approved
3 , Meadow Nook Cottages , Spinnerbottom , Birch Vale , Derbyshire , SK22 1AA
New Window
HPK/2022/0571
2022 Approved
3 , Meadow Nook Cottages , Spinnerbottom , Birch Vale , Derbyshire , SK22 1AA
New Window
HPK/2022/0571
2021 Approved
3 , Meadow Nook Cottages , Spinnerbottom , Birch Vale , Derbyshire , SK22 1AA
Proposed two storey rear extension with 2 no rooflights
HPK/2021/0143
2021 Approved
3 , Meadow Nook Cottages , Spinnerbottom , Birch Vale , Derbyshire , SK22 1AA
Proposed two storey rear extension with 2 no rooflights
HPK/2021/0143
High Peak
Planning Authority Score
1.2/10
Poor
#287 of 296 councils
Relevant to this application:
Householder decisions

High Peak is one of the slowest councils in England for householder decisions, ranking #284 out of 296. The council extends the time limit on 73% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly less likely to be approved here (89%) than the national average (90%).

Among the slowest councils in England
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
High Peak decision statistics
Based on MHCLG data, the year to March 2026
85%
Overall approval rate
Below avg (87%) #207 of 296
89%
Householder approved
Below avg (90%) #204 of 296
29%
Decided in 8 weeks
Below avg (63%) #284 of 296
73%
Extended time limit
Above avg (41%) #291 of 296
78%
Minor dwellings approved
32 decided (1-9 homes)
80%
Major dwellings approved
5 decided (10+ homes)
89%
Change of use approved
18 decided
364
Total decisions
55 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.