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Dismissed23 January 20233306736

St Elizabeths House, Matlock Road, Belper, DE56 2JD

Planning appeal 3306736 at St Elizabeths House, Matlock Road, Belper, DE56 2JD (Amber Valley Borough Council) was dismissed on 23 January 2023 by Inspector Edginton A, by written representations. The main issue, as the Inspector framed it: Whether the development would preserve the setting of the Grade II listed St Elizabeth House, as well as the settings of the Grade I listed North Mill, the Grade II* Registered Park and Garden Belper River Gardens and Belper River Weirs, and the Grade II listed Matlock Road Bridge, Bandstand in River Gardens, East Mill, Mill Chimney at East Mill and Belper Bridge.

Minor alterations to convert existing house to lettable accommodation (C1) with extensions; erection of new conference centre (F1(e)) with ancillary parking; new subsidiary dwelling within grounds

Authority
Amber Valley Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Other minor developments
Inspector
Edginton A
Postcode
DE56 2JD

Main issues, as the Inspector framed them

  • Whether the development would preserve the setting of the Grade II listed St Elizabeth House, as well as the settings of the Grade I listed North Mill, the Grade II* Registered Park and Garden Belper River Gardens and Belper River Weirs, and the Grade II listed Matlock Road Bridge, Bandstand in River Gardens, East Mill, Mill Chimney at East Mill and Belper Bridge
  • Whether the development would preserve or enhance the character or appearance of the Belper and Milford Conservation Area
  • Whether the development would have an adverse effect on the Outstanding Universal Value of the Derwent Valley Mills World Heritage Site

What decided it

The public benefits arising from the change of use of the House alone would be outweighed by the substantial harm to heritage assets caused by the conference centre, new dwelling, and associated engineering works, which lack clear and convincing justification.

The limited public benefits arising from the change of use of the House to lettable accommodation were insufficient to outweigh the less than substantial but high-end harm to the designated heritage assets caused by the conference centre, new dwelling, and associated groundworks.

What the Inspector cited

Development plan policies
LP Policy EN24 c)LP Policy EN27LP Policy EN29LP Policy ER11LP Policy LS3LP Policy H12LP Policy EN7BNP Policy NPP11
National Planning Policy Framework
Paragraph 11Paragraph 12Paragraph 16Paragraph 200Paragraph 202Paragraph 219
Judgments
Bloor Homes East Midlands Ltd v Secretary of State for Communities and Local Government [2014] EWHC 754

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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More decisions in Amber Valley

The authority’s record since 2016 · every decision in 2023

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  5. Allowed7 April 20266003010
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.