Single self-build dwelling at Land To The East Of Wheatley Road, Two Dales

What was proposed

Outline permission was sought for one self- and custom-build home, with access included but layout, scale, appearance and landscaping reserved.

“Outline planning permission is sought with all matters reserved, except access, for the erection of a single self and custom build dwellinghouse. The site will be accessed via the existing vehicular access directly off Wheatley Road.”

“The layout, scale, appearance and landscaping of the proposed development are all therefore reserved to enable such input, and conditions can be imposed on any permission to ensure that the plot is available for self and custom-build housing. In terms of setting a broad scale parameter to assess the application against, the proposed dwelling will be a maximum of 1.5 storeys, as set out within the design and access statement submitted with the application.”

Officer report

The site and surroundings

The site is open grassland outside Two Dales’ settlement boundary, beside a rural lane and near two listed buildings.

“The application site is located on the eastern side of Wheatley Road and eastern edge of Two Dales and located out outside of the defined settlement boundary. Wheatley Road is a rural country lane enclosed by stone walling and mature hedgerow planting for most part. The site comprises open grassland with further open grassland beyond which runs alongside Wheatley Road.”

“There is an existing residential property to the north west of the application site and further residential development on the western side of Wheatley Road, with open countryside beyond the north eastern boundary of the site.”

Officer report

What officers recommended

Officers recommended refusal because the home would significantly harm the local landscape, settlement character and setting of Two Dales.

“RECOMMENDATION: Members are recommended to REFUSE the application for the reasons set out in Section 8 of the report.”

“The proposed development would cause significant harm to the character and appearance of the area, with particular regard to the local landscape and the setting of Two Dales. • The proposed development conflicts with Local Plan Policy S4 insofar as it requires new development in the countryside to protect the landscape’s intrinsic character and distinctiveness, including the character, appearance and integrity of the historic environment.”

Officer report

Consultation responses

Highways, trees and landscape, wildlife and the Environment Agency raised no objections subject to conditions, while the parish council objected.

“Concurs with the inspector's observations on the significance and setting of The Cottage - 'the site adds little to the significance of the building as a heritage asset...the proposal would preserve the setting of the listed building and the ability to appreciate it. DDDC Trees and Landscape Officer No objections subject to conditions.”

“Environment Agency No objection subject to conditions. 18.06.2025 Condition is recommended in relation to foul drainage. Darely Dale Parish Council Object to the proposed development. 18.07.2025 Object on the following grounds, site is outside settlement boundary; within curtilage of LB; not in keeping with surrounding area; surface water run off; loss of trees; highway considerations; contrary to Local and Neighbourhood Plan.”

Officer report

Residents’ concerns

Residents objected to countryside development, landscape and heritage harm, highway safety, drainage, wildlife impacts and possible further expansion.

“The applicant already owns further land in the vicinity. Granting this application may open the door to incremental or piecemeal expansion of development into the surrounding countryside, establishing an unwanted precedent for further speculative housing applications on what is currently protected agricultural land.”

“The field provides access for wildlife to Halldale Wood. Halldale Wood is recognised by Derbyshire Dales Local Plan as a wildlife site and building on the field could restrict access to wildlife.”

Officer report

Who spoke

A town council representative and a local resident spoke against the application.

The committee vote

The motion to refuse permission was moved, seconded and approved unanimously.

“It was moved by Councillor Peter Slack, seconded by Councillor Lucy Peacock and…”

“That planning permission be refused for the reasons set out in Section 8.0 of the report.”

Minutes

The decision and reason

Permission was refused because the dwelling would harm the settlement pattern and local landscape, conflicting with countryside and landscape policies.

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

“The provision of a self-build dwelling on the site would be at odds with the prevailing character of development on the eastern side of Wheatley Road and result in significant harm to settlement pattern and the local landscape / defining characteristics of the countryside setting of Two Dales.”

Officer report