Five self-build homes at Derwent Treescapes Ltd Deep Carr Lane The Cliff, Matlock

What was proposed

The application sought one fully permitted self-build dwelling and outline permission for four additional self-build dwellings.

“The Proposals are seeking planning permission for 5no. self build dwellings on land to the south of the business and the existing unrelated bungalow. The application is submitted as a hybrid application with full planning permission sought for the applicant’s self-build dwelling (Plot 1) and outline planning permission for 4no.”

Officer report

The site and surroundings

The 0.408-hectare brownfield site is an underused commercial area outside Matlock’s settlement boundary, near homes and about 150 metres from the town.

“The Application Site relates to a 0.408 hectare brownfield site occupied by Derwent Treescapes and Plant Nursery, situated on the southern boundary of Alferton Road (A615) with access into the site located off Deep Carr Lane.”

“The Site lies outside of the defined settlement development boundary for Matlock but is not within a designated conservation area. A County Area Tree Preservation Order no. 35 – Riber Hillside – Matlock confirmed in 1953, covers the site.”

Officer report

What officers recommended

Officers recommended permission because housing and self-build benefits outweighed the harms of development outside the settlement boundary.

“The Development Plan Policy S4 makes provision for new housing development on the edge of a tier 1 settlement in circumstances where the District Council is unable to demonstrate a five year supply of housing land.”

“The substantial benefits set out above are considerable in terms of housing delivery and provision of self-build housing on a brownfield site. The harms identified relate to development outside of the settlement boundary and this is not considered to outweigh the benefits conferred by the proposal in delivering housing and accordingly the recommendation is to grant planning permission, subjection to conditions and a Section 106 Agreement.”

Officer report

Consultation responses

The town council and key consultees raised no objection, while highways requested conditions and ecology and tree officers sought protective measures.

“DCC Highways Authority No objection, subject to conditions 21.05.25 14.08.25 17.08.25 30.08.25 Initially concerns were raised due to lack of information showing that appropriate visibility splays from Deep Carr Lane could be achieved. Inconsistences between the plans were also corrected. Speed surveys have been undertaken and updated Technical Note provided. The amended information has addressed concerns raised and conditions have been requested.”

“Public Right of Way (PRoW). Matlock Footpath No. 23 runs along the access road. Consideration should be given to the safety of the public using the path during and after construction. Private rights must not derogate the rights of the public to use the path. A condition has been requested. Environment Agency No Comments 17.06.25 The development falls within flood zone 1 and no fluvial flood risk concerns associated with the site have been raised.”

Officer report

Residents’ views

One neighbour objected, two made comments and three supported the proposal, citing traffic, access, design, community and existing property concerns.

“Deep Carr Lane is an unadopted bridle path and not in the ownership of the applicant as claimed. • Increase of traffic will impact upon residential amenities at all times of the day • Lane is unsuitable for additional traffic • Site is outside of the boundary for Matlock…”

“Happy that the access arrangements will remain unaffected to the existing properties. • The design of the dwellings will fit well with the other homes in the area. • Scale and massing fits in with the site area. • Having more families in the area will be good for the community. 83”

Officer report

Who spoke

The agent spoke in support, and members had visited the site before the meeting.

Members’ questions

Members sought clarification about access gradients, proposed modifications and the timing of delivering the development after permission.

“During questions Members sought clarification on the following:”

“Gradients at the access and proposed modifications…”

Minutes

The vote

Councillors unanimously supported granting planning permission subject to the recommended conditions and obligations.

“It was moved by Councillor Stuart Lees, seconded by Councillor Peter Slack and…”

“That planning permission is granted subject to the conditions and obligations as set out in section 8.0 of the report.”

Minutes

Conditions and obligations

The permission included conditions and a legal agreement controlling the sale and disposal of four plots as self-build plots.

“That planning permission be granted subject to the below conditions and a Section 106 legal agreement to control the sale and disposal of plots 2, 3, 4 and 5 as self build plots.”

“4: Notwithstanding the provisions of outline planning permission, no reserved matters application shall be submitted for Plots 2, 3, 4 or 5 unless it is accompanied by details identifying the intended self-build/custom-build plot purchaser(s) and demonstrating that the proposed dwelling has been designed with, and will be constructed for, a person or persons who will have primary input into the final design and layout of the dwelling.”

Officer report