Revised dwelling design at The Old School House, Kirk Ireton

What was proposed

The application sought to replace the approved plans for one dwelling with a substantially redesigned house and associated works.

“Planning permission is sought for the variation of condition 2 (approved plans) of application no. 23/00885/FUL. The application seeks to substitute the approved plans for the plans submitted with this application.”

Officer report

The site and surroundings

The site lies beside Nether Lane within the conservation area, next to a listed building, with a footpath along its western boundary.

“The site on the western side of Nether Lane has a higher land level than this road with properties to the east at the lower road level and properties to the west where the Kirk Ireton FP28 runs parallel with the western boundary of the site at a higher land level. The Grade II Listed Old School House abuts the site to the south west with the end gable and a section of garden in between. The site falls within Kirk Ireton Conservation Area.”

Officer report

Earlier planning history

Permission for a dwelling and associated works was granted previously after extensive design discussions with the conservation officer.

“23/00885/FUL – Erection of dwellinghouse and associated works – approved 12.05.2024”

“14/00324/LBALT - Internal and external alterations at the Old School House, granted 07/10/14”

Officer report

What officers recommended

Officers recommended refusal because the redesign would harm the conservation area and listed building setting, and vehicle manoeuvring had not been demonstrated.

“RECOMMENDATION: Members are recommended to REFUSE the application subject to conditions detailed in Section 8 with delegated authority to the Director of Place and Economy to approve any amendments to those conditions as deemed necessary.”

“Provision of 1no. dwelling within the village is acceptable in principle • The revised design does not take into account the local distinctive character and setting of the Conservation Area, or the vernacular of the village, and would likely have a harmful impact of the character of the Conservation Area and the setting of the listed building adjacent • The proposed development would result in less than substantial harm that would not be outweighed by public benefits to be…”

Officer report

Consultation responses

The conservation officer objected, highways requested more parking and manoeuvring information, and other consultees raised no objection subject to conditions or had no comments.

“Consultee Name Position Date Comments Local Highways Authority No objections to the proposed development however recommend that the application is deferred pending additional information. 13.05.2025 No objections from a traffic and management point of view.”

“Derbyshire Wildlife Trust No comments received to date. - Did not object to the previous application. Recommended a number of conditions prior to development commencing. Conditions relate to badger survey, nesting birds, and biodiversity mitigations. DCC Flood Risk Team No comments. 29.04.2025 Only respond to Major planning applications and therefore have no formal comments to make. Derbyshire Dales Ramblers No objection.”

Officer report

What residents said

More than five objections criticised the proposal’s scale, design, views, lighting, drainage, policy compliance and construction arrangements on the narrow lane.

“Five+ letters of objections and have been received. The contents of these representations are summarised as follows…”

“− The size, design, and scale combined with the increase in windows and additional car port appear totally out of character and inappropriate for this part of the conservation area. − Increased ridge height impacting principal view across the valley − Light pollution will be increased due to the additional number and size of windows and fully glazed doors.”

Officer report

Who spoke

The agent spoke about the application and an objector spoke against it during public participation.

What members debated

Members discussed the design, its effect on the conservation area and the lack of information showing that vehicles could manoeuvre safely.

“During debate Members raised design concerns, the impact on a conservation area and insufficient information being provided to demonstrate there was adequate space for vehicles to manoeuvre.”

Minutes

The decision and reasons

Planning permission was refused because the development would harm the conservation area and lacked sufficient evidence of safe vehicle manoeuvring.

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

“The proposed development by virtue of its siting, design, form, scale, mass, and materials fails to preserve or enhance the character and appearance of the Kirk Ireton Conservation Area causing a level of less than substantial harm that is not outweighed by any public benefits derived from the development, as such, is contrary to the aims of the Policies S1, S4, S9, PD1, PD2, PD5 and HC1 of the Adopted Derbyshire Dales Local Plan (2017), Policies P1, P2 and P3 of the Kirk…”

Minutes