One dwelling at Land South Of Yew Tree Farm, Yew Tree Lane, Bradley

What was proposed

Outline permission was sought for one dwelling, with access from Yew Tree Lane and all other matters reserved for later consideration.

“Outline planning permission is sought for the erection of one dwelling on site. All matters are reserved for later consideration, although some indicative plans have been included within the submission.”

“Access to the site is to be off Yew Tree Lane. There is currently a gated field access to the site from Yew Tree Lane. Yew Tree Lane is subject to a 60mph speed limit.”

Officer report

The site and its history

The grassed site is about 250 square metres, bounded by walls and hedgerows, and a storage-unit application was refused in 2023.

“The application site is a grassed area located off Yew Tree Lane, Bradley to the south of Yew Tree Farm and Cottage. It is located to the northern end of Bradley and is located around 4km east of the larger settlement of Ashbourne. The use of the site is currently described as a yard. There is limited recorded planning history for the site, with one previous planning application, for the erection of a storage unit on the site, which was refused in 2023.”

“The site area is approx. 250 square metres and is bounded by a block wall and mature hedgerows with a gated access to the front of the site onto Yew Tree Lane, a non- classified highway. Historic aerial images demonstrate that the site has been a bounded grass area for many years, intermittently used for storage purposes, with a container currently being stored on the site.”

Officer report

What officers recommended

Officers recommended refusal because the site was outside the settlement framework, unsustainable, and the dwelling would harm the rural character and landscape.

“The application proposes the construction of a dwellinghouse with all matters reserved in an unsustainable location, outside of any defined settlement boundary and the built framework of Bradley.”

“The proposed development would lead to an unwarranted and intrusive form of residential development, resulting in development to the northern end of Yew Tree Lane in a rural location, outside of any defined settlement boundary that does not respect the character, identity and context of this part of the countryside contrary to Policies S2, S4, PD1, PD5 and PD6 of the Adopted Derbyshire Dales Local Plan (2017) and the National Planning Policy Framework (2024).”

Officer report

What consultees said

Highways raised no objection in principle but required safe access details, while trees and landscape officers raised hedgerow and landscape concerns.

“Local Highways Authority (Derbyshire County Council) No objection in principle to Outline application - 22.04.2025 It is evident that this is an outline application with all matters reserved. Therefore, whilst there is no objection in principle to…”

“DDDC Trees and Landscape Officer Concerns raised – Landscape impact and impact on hedgerows. 07.04.2025 No significant trees are located within the site or close enough to it to be impacted by the proposed development. However, roadside and field boundary hedgerows surround much of the site. These may potentially meet the requirement to be considered as ‘important hedgerows’ according to the Hedgerow Regulations 1997.”

Officer report

Objections received

Four residents objected over highway safety, access, rural character, landscape, hedgerows, drainage, housing need, biodiversity, planning history and policy compliance.

“Representations from 4 residents have been received in objection to the proposed development. A summary of the representations is outlined below:”

“- Highway Safety concerns. - Concerns with access. - Harm to rural character. - Landscape Impact. - Not a brownfield site. - Removal of established hedgerows. - No Biodiversity Net Gain proposed. - Housing need concerns. - Lack of drainage details. - Planning history of the site. - Contrary to Policy.”

Officer report

Who spoke

A local resident and the chairman of the parish council spoke against the application.

Members’ concerns

Members discussed highway impacts, hedgerow ownership and the DEFRA stewardship scheme, and requested an additional highway-safety reason.

“During debate Members raised concerns about impacts on the highway, hedgerow ownership and the DEFRA stewardship scheme.”

“Councillor Stuart Lees requested that a further recommendation is added to highlight highway safety and that insufficient information has been submitted with the application to address those concerns.”

Minutes

The decision

Permission was refused because the development was intrusive and harmful to the countryside, hedgerow information was insufficient, and highway-safety information was missing.

“Insufficient information has been provided in respect to whether or not the hedgerows on site could be considered as 'Important Hedgerows' as per the Hedgerow Regulations 1997 and how such hedgerows may be impacted by the development contrary to the aims of policy PD6 of the Adopted Derbyshire Dales Local Plan (2017).”

Minutes