Opposite the Homestead Whitworth Road, Darley Dale, Matlock, DE4 2HJ

Authority: Derbyshire Dales District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Hobbs J

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the area, including the potential effect on trees subject to a Tree Protection Order (TPO)

What decided it

The substantial harm to the character and appearance of the area, arising from the introduction of residential development into an open and verdant landscape with long-ranging views, significantly and demonstrably outweighs the moderate benefits of providing a single dwelling, even when assessed against the tilted balance in the Framework.

The substantial harm to character and appearance, given the Framework's emphasis on creating beautiful places, significantly and demonstrably outweighs the moderate benefits of housing delivery and economic benefits from a single dwelling, such that the presumption in favour of sustainable development does not apply

Framework references: 126, 219

Plan policies cited: Policy S1, Policy S4, Policy PD1, Policy PD5, Policy PD6

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.