Two-storey dwelling at 57 Starkholmes Road, Matlock

What was proposed

The application sought permission for one detached two-storey dwelling, with a new access and two parking spaces.

“Full planning permission is sought for the erection of 1no. detached two storey dwelling. Access to the site is proposed via a new dropped kerb access directly on to the frontage with two parking spaces. The application is a re-submission of previously refused application ref: 24/00081/FUL for Erection of 1no. dwellinghouse.”

Officer report

The site and surroundings

The site is part of a garden between existing homes, with an outbuilding, boundary hedges, a stone wall and rising land levels.

“The application site is located within the Matlock Settlement Framework Boundary, to the south of Matlock town and is accessed via Pump Close off Starkholmes Lane which lies to the west of the site. The plot is located between 53 and 57 Starkholmes Road. The application area comprises part of the garden area of no. Starkholmes Road. There is a single storey outbuilding on the site.”

Officer report

What officers recommended

Officers recommended refusal because the development would harm the settlement’s character and neighbouring properties, outweighing its limited public benefits.

“When all of the above matters are weighed in the balance, and having due regard to all the elements of the Adopted Derbyshire Dales Local Plan (2017) and the National Planning Policy Framework 2024, it is considered that the harm caused to the character and appearance of the settlement and the amenity of neighbouring properties weighs heavily against the development and outweighs the limited public benefits that would be derived from the erection of 1 no.”

“The proposed development would result in an incongruous form of development that would not preserve or enhance the character and appearance of the settlement in terms of scale, height, density, layout, appearance, and the relationship to adjacent buildings.”

Officer report

Objections from residents

Residents raised concerns about traffic, construction, privacy, sunlight, access, biodiversity, amenity space, overdevelopment and the site’s character.

“Highways Safety / Increased traffic/ access • Failure to address previous ground for refusal • Setting a precedent for infill on small inappropriate plots • Concern regarding the potential use of the private driveway opposite the site by construction vehicles and for storage of materials. • Damage to Pump close surface during construction (privately owned drive).”

“Objections remain regarding the parking of construction vehicles and damage to the surface of Pump Close which is privately owned. • Previous objections remain relevant. • Site unsuitable for anything other than existing use • Proposed layout is cramped • Revised diminutive scale is out of character • Inadequate amenity space – concerns re. use as holiday let • Inequality issues – split level inaccessible • Overlooking and loss of privacy…”

Officer report

Who spoke

A local resident spoke against the application during public participation.

The committee vote

Councillor David Hughes moved refusal, Councillor Dermot Murphy seconded it, and members voted unanimously in favour.

“It was moved by Councillor David Hughes, seconded by Councillor Dermot Murphy and…”

“That planning permission be refused for the reasons set out in section 8.0 of the report.”

Minutes

The decision

Planning permission was refused because the dwelling would be incongruous, cramped and harmful to neighbouring outlook and amenity.

“The proposed development would have an unacceptable impact on the amenity and outlook of the occupiers of the neighbouring property in terms of the proximity of the proposed dwelling to windows serving habitable rooms. As such the proposal is contrary to Policies S3 and PD1 of the Adopted Derbyshire Dales Local Plan (2017), and the National Planning Policy Framework (2024).”

Officer report