The Cottage, Oxton Rakes, Barlow, DRONFIELD, S18 7TH

demolition of stables and workshop, rear and side extensions forward of existing dwelling, alterations to openings, terraces and associated landscaping (resubmission of application 23/00825/FL)

Authority: North East Derbyshire District Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Bennett T

Main issues, as the Inspector framed them

Whether or not the proposal would be inappropriate development in the Green Belt having regard to the development plan and the National Planning Policy Framework, including the effect upon the openness of the Green Belt
The effect of the proposal on the character and appearance of the host property and its effect on the landscape, with specific reference to its Area of Multiple Environmental Sensitivity (AMES) designation
If the development constitutes inappropriate development in the Green Belt, whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposed development would be inappropriate development in the Green Belt with modest harm to openness, and the benefits do not clearly outweigh this harm such that very special circumstances exist to justify approval.

Framework references: 11, 153, 154

Plan policies cited: Policy SS10, Policy SDC3, Policy SDC12, Policy LC5, Policy B8

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.

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