Up to two homes at Land To The West Side Of Derby Lane, Ednaston

What was proposed

Outline permission was sought for up to two dwellings, including one intended to be affordable, with access considered at this stage.

“Outline planning permission is sought for the erection of two dwellings, the application purports that one will be an affordable dwelling. It has not been set out how this would be delivered/achieved. All matters are reserved for later consideration apart from access as set out in the submitted documents received by the Local Planning Authority on 28/03/2025.”

“Access to the site is proposed via the creation of a new access along the western boundary of Derby Lane, necessitating the removal of part of the hedgerow. The indicative layout plan presents two bungalows fronting onto Derby Lane, accessed from a private shared driveway behind the hedgerow. The land to the rear is within the same ownership.”

Officer report

The site and surroundings

The site is part of an arable field outside Ednaston’s built form, beside Derby Lane, with homes nearby and open countryside beyond.

“The application site lies outside of the built form of Ednaston and located on the western boundary of Derby Lane as you leave the village to the north. The Site relates to a small portion of a large arable field that is to be sub-divided to create a building plot circa 0.23ha to the front of the site. A field hedgerow forms the boundary along Derby Lane.”

“Existing residential properties lie to the south marking the entrance to the village, with open countryside to the west and north.”

Officer report

Earlier applications

Earlier proposals for three dwellings were withdrawn or refused, and a later proposal for two dwellings was also refused.

“Outline planning application for the erection of up to 3no. dwellinghouses with approval being sought for access Ref. No: 22/01084/OUT | Status: Withdrawn…”

“Outline planning application for the erection of up to 3no. dwellinghouses with approval being sought for access (resubmission) Ref. No: 23/00832/OUT | Status: Refused…”

Officer report

What officers recommended

Officers recommended refusal because the site was unsustainable, outside a defined settlement boundary, and the development would urbanise the rural setting.

“Policy S4 of the Adopted Derbyshire Dales Local Plan (2017) part (i) outlines the acceptable forms of residential development for sites within the countryside. This includes “Housing in fourth and fifth tier villages in accordance with Local Plan Policy S2”.”

“In this case, the development site comprises a portion of an agricultural field on the edge of the settlement. The site is only bound by existing residential development to a small section of the western boundary. The remaining site boundary to the west and north of the site is adjacent to arable fields.”

Officer report

What residents said

Eighteen objections raised concerns about safety, flooding, access, countryside character, biodiversity, services, housing need and residential amenity.

“Highways Safety / Traffic/ Access • Too close to the bend • Not safe for pedestrians – no footpath • Flood risk, drainage, impact on water table • Impact upon character of the area • Creates a ribbon development • Impact upon Landscape character, trees, hedgerow…”

“Loss of biodiversity • Loss of agricultural land • Query the affordable aspect / no need for more housing, new housing available in Brailsford • Outside built-up area of village • Unsustainable location – lack of services/public transport • Loss of residential amenity • Obtrusive design not in keeping with historic environment • Incremental creep / sets a precedent for the larger part of the field to be developed…”

Officer report

Who spoke

An agent was allowed five minutes to speak in support of the application, although not registered to speak.

What members debated

Members discussed the proposed affordable housing, evidence of need, securing affordability through an agreement and whether to follow the officer recommendation.

“Cllr Lucy Peacock proposed that the Committee consider giving authority to officers to negotiate details of the affordable housing proposal subject to the successful demonstration of a housing need and the successful agreement over what the affordable housing could be.”

“Councillor Gareth Gee said that we know about the need for housing and affordable housing as the Councils Local Plan gave direction on housing need.”

Minutes