Land South of Plains Lane, Blackbrook, Belper, Derbyshire, DE56 2DD

Planning appeal 3371964 at Land South of Plains Lane, Blackbrook, Belper, Derbyshire, DE56 2DD (Amber Valley Borough Council) was dismissed on 23 February 2026 by Inspector Edginton A, following a hearing. The main issue, as the Inspector framed it: Whether the development would have an adverse effect on the Outstanding Universal Value (OUV) of the Derwent Valley Mills World Heritage Site (DVMWHS).

erection of up to 9 dwellings

Authority: Amber Valley Borough Council
Appeal type: minor · Planning Appeal
Procedure: Hearing
Development: residential · Minor Dwellings
Inspector: Edginton A
Postcode: DE56 2DD

Main issues, as the Inspector framed them

Whether the development would have an adverse effect on the Outstanding Universal Value (OUV) of the Derwent Valley Mills World Heritage Site (DVMWHS)
Whether the development would preserve the settings of the Grade II* listed Crossroads Farm and its associated Grade II listed ranges, and the Grade II listed Former Methodist Chapel

What decided it

The cumulative less than substantial harm to the OUV of the DVMWHS and to the settings of the listed Crossroads Farmhouse and Methodist Chapel was not outweighed by the public benefits, even applying the tilted balance.

The less than substantial harm to the DVMWHS (upper end of the spectrum) and to the settings of the listed buildings (low to moderate/considerable degrees) outweighed the modest housing and affordable housing benefits, even applying the tilted balance and a housing supply informed by unmet need from Derby.

What the Inspector cited

Development plan policies: Policy NPP1Policy NPP3
National Planning Policy Framework: Paragraph 215Paragraph 212Paragraph 11Paragraph 234

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 Amber Valley

The authority’s record since 2016 · every decision in 2026

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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.