Caravan site and facilities at The Knockerdown Inn, Knockerdown, Ashbourne

What was proposed

The application sought to retain and reorganise the caravan site, add welfare facilities and extend the car park.

“Planning permission is sought for the retention and reconfiguration of existing caravan site, erection of toilet & shower block and chemical toilet disposal and extension of existing car park at The Knockerdown Inn.”

“Access arrangements would remain partly as existing. Traffic accessing the caravan site would enter the site using the access serving the public house and car park to the north, and traffic from both the caravan site and the public house would exit via a new access to the south constructed under 24/00125/FUL.”

Officer report

The site and surroundings

The site contains a public house, car park, camping field and outbuildings, with fields, holiday cottages and a public footpath nearby.

“The application relates to an existing public house, The Knockerdown Inn and the surrounding land. The site is located off the eastern side of the B5035, approximately 750m to the west of the Carsington Visitor Centre and lies approximately 1.25km north of the settlement of Hognaston. The site itself comprises the public house and associated car park, together with the camping field and a paddock containing a range of outbuildings and polytunnels to the rear.”

“Surrounding land uses include a range of holiday cottages on the opposite side of the B5035 to the west, a large development to the north comprising CW Sellors “Jewellery Centre of Excellence and fields to the south and east. The existing boundaries of the site comprise tree and hedgerows. Carsington public footpath 8 runs across the southwestern corner of the site.”

Officer report

Earlier planning history

Earlier applications included a refused mixed-use proposal, an approved access scheme, a refused overflow car park scheme and a withdrawn holiday lodge scheme.

“The current proposal is not anticipated to result in any significant increase in use of 22/01011/FUL Change of use of public house and associated land to a mixed use comprising coffee house, bar & restaurant and place of assembly & leisure including functions, event and display areas, and ancillary retail use.”

“23/00566/FUL Formalisation of the existing overflow car park, formation of an additional parking area, formation of new vehicular access and associated drainage and landscaping works Refused 13/09/2023 24/00279/FUL Erection of 4no. holiday lodges, extension of car park and associated demolition Withdrawn…”

Officer report

What officers recommended

Officers recommended permission because the proposal would support an existing tourism enterprise and public house while meeting relevant planning requirements.

“The proposals relate to a previously developed site comprising an existing public house and associated campsite. The campsite has been in existence for at least 20 years, but its use has never been formalised by the local planning authority. Initially, a lawful development certificate was submitted to authorise the campsite use but insufficient evidence was submitted to demonstrate 10 years continuous use, this application remains undetermined.”

“The proposals seek to improve the onsite facilities to facilitate the sustainable growth of an existing tourism enterprise, as well as contributing towards the viability of the existing public house and restaurant.”

Officer report

Consultation responses

consultees raised no objections, while conditions were recommended for drainage, biodiversity, trees, hedgerows and the public footpath.

“Local Highways Authority (Derbyshire County Council) No objection. 18.12.2024 The Highway Authority has previously commented on access arrangement at the site to which no highway objections were raised.”

“03.12.2025 Several conditions recommended in relation to protected species, biodiversity enhancements and safeguarding existing trees and hedgerows. The development results in a +0.98 gain in habitat units, equating to +17.79% and a +1.13 gain in hedgerow units, equating to +112.77%, therefore achieving the mandatory +10% target as stipulated by the Environment Act 2021. A legal agreement is required to secure the off-site gains to the east of the application site.”

Officer report

Who spoke

A senior planning officer presented the application, including photographs and details of the site and surroundings.

Members’ concerns

Members questioned how caravans and traffic would access and leave the site from a road with a 50-mile-per-hour speed limit.

“During questions several Members raised concerns about caravans/traffic accessing and exiting the site from a road with a designated speed limit of 50 miles per hour.”

Minutes

The committee’s decision

Planning permission was granted subject to conditions, completion of a legal agreement and delegated authority to amend the conditions if necessary.

“That planning permission is granted for the development subject to the conditions and completion of S106 agreement with delegated authority to the Director of Place and Economy to approve any amendments to those conditions as deemed necessary.”

Minutes