75 timber cabins at Land At Farley Moor, Farley Lane, Farley

“The application seeks planning permission for a tourism development comprising: • 75 no. timber cabins with internal access road and parking; • Reception building/Forest Retreat and cycle store • Natural Play area and archery • Maintenance building and utilities building • 3 no. staff accommodation units • Ranger station • Recycling points and laundry pod • New and upgraded visitor trails • New car parking area…”

“The 57.17 hectare site is located 2 miles north of Matlock within the Forestry England plantation woodland, part of the 178 hectares that makes up Farley Moor. Farley Moor is one of seven named woods (Sitchs, Whitesprings Plantation, Seventy Acre Plantation, Forty Acre Plantation, Upper Moor, Farley Moor and Bottom Moor) which comprises Matlock Moor. The seven woodlands are separated by fields and open moorland on a plateau above the valley of the River Derwent.”

“In terms of local plan designations and constraints, the site is located in open countryside and is within the boundary of Matlock Forest Local Wildlife Site. The Black Brook runs through the north west part of the site, land adjacent to the watercourse is within flood zone 2 and 3, but the majority of the site is within flood zone 1.”

“The site has not been subject to any previous planning application.”

“On the basis of the above considerations, officers are satisfied that sufficient mitigation measures are in place to minimise environmental impacts and opportunities have been taken to explore environmental enhancements. Consultees including the Local Highway Authority, LLFA, County Archaeology, DWT, Environmental Health, Tree Officer have all raised no objections subject to the imposition of conditions and a legal agreement in relation to BNG and Nightjar mitigation.”

“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 a legal agreement to secure biodiversity net gain, Nightjar mitigation and travel plan including implementation and monitoring.”

“In terms of archaeological impact, I defer to the views of the County Archaeologist, and echo that all efforts must be made to ensure preservation in situ of all below ground archaeology given that the site is likely part of a wider prehistoric ceremonial landscape. Local Highways Authority (DDC) No objection 02.09.24 There is a limited choice of services within the immediate area and users of the development facilities will generally be car reliant.”

“Specific comments about species further discussed in biodiversity section Natural England No objection 07.09.24 Peak & Northern Footpaths Society No objection 13.08.24 No objection. The conclusion in paragraph 7.4 of the Design and Access Statement: "The proposed enhancement to tracks within the site and a new public car park will help improve access and enjoyment of the woodland which will remain entirely open access for the enjoyment of all users." is welcome.”

“Highways and accessibility • Development will increased traffic • Farley Lane is a dangerous, narrow, unlit road • No sufficient public transport nearby • Matlock is an hour walk away, no pavement, footpath alternatives not suitable route • No safe cycling routes to site • Proposed access has not been subject a Road Safety Audit • Site entrance imposes unimpeded visibility of 120 metres set back from the entrance- not achievable • No mention of dropped kerbs, signing,…”

“Water and Drainage • Water supply to several dwellings that are set below Farley Moot will be harmed in development as sewage will go to onsite treatment works • Hot tubs not ecologically sensitive • Sewage treatment plant on site will damage water quality of properties below Design and Character • Overdevelopment of site • Impact character and appearance of area • Urbanisation of countryside • Percentage of site lost to lodges bigger than stated • May impact Bronze age…”

“Councillor Stuart Lees, seconded by Councillor Dermot Murphy requested a recorded vote on the reasons for refusing the planning application as set out above. The reasons for refusal were then put to a recorded vote and…”

“That planning permission is refused for the following reasons:”

“The proposed development, by reason of its scale and remote location in relation to settlements and public transport, does not constitute sustainable development and is therefore contrary to Policies S1, S4, EC9 and HC19 of the Derbyshire Dales Local Plan.”

“The economic benefits arising from the proposed development would not outweigh the harm to the character, appearance and tranquillity of the area resulting from the development contrary to Policies EC9, PD1 and PD5 of the Derbyshire Dales Local Plan and Paragraph 88 of the National Planning Policy Framework.”