Thorncroft, Lower Hague, New Mills, Derbyshire, SK22 3AP

Planning appeal 3368346 at Thorncroft, Lower Hague, New Mills, Derbyshire, SK22 3AP (High Peak Borough Council) was dismissed on 5 November 2025 by Inspector Spataru A, by written representations. The main issue, as the Inspector framed it: Whether the proposal qualifies as a self-build dwelling for the purposes of the exception to the biodiversity net gain requirement.

Demolition of existing outbuilding and erection of a single self build dwelling with associated landscaping works

Authority: High Peak Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Spataru A
Postcode: SK22 3AP

Main issues, as the Inspector framed them

Whether the proposal qualifies as a self-build dwelling for the purposes of the exception to the biodiversity net gain requirement
Whether the appeal site is a suitable location for the proposed development, having regard to local and national policy

What decided it

The absence of an appropriate mechanism to secure the proposed dwelling as self-build, and thus failure to satisfy the biodiversity net gain requirement, significantly and demonstrably outweighed the limited housing benefits when assessed against the Framework as a whole.

The BNG conflict significantly and demonstrably outweighed the limited benefits of providing one additional dwelling to address the Council's housing undersupply, such that the presumption in favour of sustainable development did not apply.

What the Inspector cited

Development plan policies: Policy EQ 3Policy H 1Policy S 1Policy S 2
National Planning Policy Framework: Paragraph 11Paragraph 84Paragraph 187

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 High Peak

The authority’s record since 2016 · every decision in 2025

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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.