Three holiday lodges and visitor facilities at Butts Quarry, Butts Road, Ashover

What was proposed

The application sought a manager’s dwelling, three holiday lodges, a café and reception facility, parking, drainage works and formal permission for 14 motocross days yearly.

“24/00781/FL Application expiry: 23.05.2025 Application Type: Full Proposal Description: Comprehensive redevelopment of the site including retention of the existing 14 days motocross, barn conversion for a manager’s dwelling, reinstatement of “Where the Rainbow Ends” Cafe for use as a reception, heritage and information centre (with occasional kiosk/cafe), and erection of three holiday lodges with associated parking and turning and private drainage plant.”

“A. The conversion of an existing building to a dwelling along with the formation of an associated domestic curtilage. B. The provision of 3 holiday lodges and associated amenities and facilities, C. The erection of a café/reception facility adjoining the existing utilitarian style building to provide facilities to support the holiday lodges and to provide refreshments on the days when the motocross facility is in operation, D.”

Officer report

The site and surroundings

The nearly one-hectare countryside site lies within a highly sensitive landscape area, has public rights of way and is accessed from Butts Road near a brook and bend.

“The application site comprises an area of just under 1 hectare forming an element of the, former, wider Butts Quarry. It is formed of the most north eastern component of that site and the area adjoining the existing site access off Butts Road south west of the village of Ashover and south east of Kelstedge.”

“The site is located in the countryside for planning purposes, within a primary Area of Multiple Environmental Sensitivity (AMES), areas representing the most sensitive in North East Derbyshire, and various public rights of way cross it as set out in Figure 2 below.”

Officer report

Earlier applications and use

The site has operated motocross for 14 days yearly, while earlier applications for barn conversion and other uses were refused and a storage barn was permitted.

“Notwithstanding the public footpaths that crisscross the site, the site is not considered prominent and any concern about the impact of the development is outweighed by the benefits of a more efficient use of the site, the retention of the motocross facility, the delivery of holiday accommodation, the conversion of the barn and the return of the café building. K. The existing access provides an acceptable point of access into the site. L.”

Officer report

What officers recommended

Officers recommended refusal because the development conflicted with the development plan and its benefits were limited compared with harm to landscape character, amenity and footpaths.

“The application site is located within a countryside area defined as a primary AMES, areas of the District comprising its most valued and sensitive landscapes. In such areas, development should be informed by the character of the area and respect it in accord with Local Plan policies SS9 and SDC3 and Neighbourhood Plan policies AP2 and AP13.”

“Whilst tourism development is generally supported, in this case the scale, design and character of the proposed accommodation and associated facilities is considered to be alien to and not informed by the landscape character of the area. The design of the buildings is considered especially harmful and by reason of the conspicuous location of the facilities the use would impact adversely on the users of the local footpath network.”

Officer report

What residents said

Supporters cited community, tourism, heritage and motocross benefits; objectors raised the dangerous access, increased traffic, wildlife effects and previous refusals.

“The motocross has never had an impact and it is a good thing. It is part of the village’s DNA and contribute to the community. • The quarry needs to be used and the village needs to be alive and developing. Otherwise, the quarry will become overgrown and an eyesore and the village a dormitory. The community and local economy will benefit. • There is a need for people to visit with pubs and businesses needing footfall and activity.”

“The access is inadequate to accommodate a café and holiday accommodation as access is from a single point on a very dangerous bend. • Additional traffic flow will be unsafe as it is a quiet rural road. • There will be an impact on local wildlife from more pollution.”

Officer report

Who spoke

The Committee heard from the local ward member, the Parish Council chair, a supporter, the applicant and the agent.

Members’ discussion

Members discussed the hardstanding, holiday-lodge design and light pollution, with some considering conditions could address them and supporting tourism and heritage benefits.

“Committee considered the application. It took into account the relevant Local and National Planning Policies. These included Local Plan Policy SS9, concerning development in the countryside, Local Plan Policy, concerning visitor and tourism development, and Local Plan Policy SDC1, concerning the re-use of buildings in the countryside. Committee also considered Ashover Neighbourhood Plan Policy AP19, concerning dark skies.”

“Committee discussed the application. Some Members expressed concern over the design of the hardstanding and holiday lodges included in the proposal. In this context, Committee discussed the light pollution that would result from the design of the holiday lodges. It was suggested that both issues could be suitably addressed via condition.”

Minutes

The vote

Councillors H Liggett and S Clough moved and seconded approval against the officer recommendation, and the motion was approved.

“At the conclusion of the discussion Councillor H Liggett and Councillor S Clough moved and seconded a Motion to approve the application, contrary to officer recommendation, with appropriate conditions including redesign of the frontage. The Motion was put to a vote and approved.”

Minutes

The committee’s decision

Planning permission was conditionally approved, with final wording of the conditions and legal agreement delegated to the Planning Manager.

“That planning permission be conditionally approved, with the final wording of the conditions and legal agreement delegated to the Planning Manager (Development Management).”

Minutes