®Planning appeal decision
Coach and Horses, Church Street, Horsley, Derbyshire, DE21 5BQ
Planning appeal 3360435 at Coach and Horses, Church Street, Horsley, Derbyshire, DE21 5BQ (Amber Valley Borough Council) was allowed in part (a split decision) on 14 July 2025 by Inspector Somers J, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development upon the character and appearance of the site (a non-designated heritage asset) and the locality, with special attention as to whether the proposal would preserve or enhance the character and appearance of the Horsley Conservation Area.
the ‘Proposed redevelopment of public house to provide extended dining and indoor seating area, new W.C provision, new outdoor seating area, relocation of the car park to be served by a new vehicular access, and erection of a single new dwellinghouse (This may affect the setting of a Conservation Area) at Coach And Horses Church Street Horsley.’
- Authority
- Amber Valley Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- leisure-sport · Other minor developments
- Inspector
- Somers J
- Postcode
- DE21 5BQ
Main issues, as the Inspector framed them
- The effect of the proposed development upon the character and appearance of the site (a non-designated heritage asset) and the locality, with special attention as to whether the proposal would preserve or enhance the character and appearance of the Horsley Conservation Area
What decided it
The proposed dwelling would unacceptably erode the spacious, undeveloped green character of the conservation area and the setting of the non-designated heritage asset, and the public benefits of the development did not outweigh this harm.
What the Inspector cited
- Development plan policies
- Policy EN27Policy LS3
- National Planning Policy Framework
- Paragraph 212Paragraph 213Paragraph 215Paragraph 216
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.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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The authority’s record since 2016 · every decision in 2025
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- Allowed7 April 20266003010School Farm, 16 Bowns Hill, Crich, Matlock, Derbyshire, DE4 5DG
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.