Land adjacent to Hawthorn House, Clifton Road, Clifton, Ashbourne, DE6 2DH

the erection of 16 dwellinghouses and 2 apartments with associated works

Authority: Derbyshire Dales District Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Hughes L

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the area

What decided it

The Council's inability to demonstrate a five-year housing land supply triggered the presumption in favour of sustainable development under Framework paragraph 11(d)(ii), and the significant benefits of housing delivery to meet the District's need outweighed the moderate harm to character and appearance.

The moderate harm to character and appearance, conflicting with the development plan, was outweighed by the significant benefits of housing delivery to meet the Council's overwhelming housing need, affordable housing provision, economic benefits, and the site's location adjacent to a defined settlement boundary of an accessible settlement, applying the tilted balance under Framework paragraph 11(d)(ii).

Framework references: 11, 16, 56, 63, 66, 73, 89, 109, 110, 115, 135, 139

Plan policies cited: Policy S2, Policy S4, Policy S4(i), Policy PD1, Policy PD5, Policy HC4, Policy HC11, Policy S10

Judgments cited: Morge v Hampshire County Council [2011] UKSC 2

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.