Agenda item

Comprehensive redevelopment of the site including retention of the existing 14 days motocross, barn conversion for a manager’s dwelling, reinstatement of “Where the Rainbow Ends” Cafe for use as a reception, heritage and information centre (with occasional kiosk/cafe), and erection of three holiday lodges with associated parking and turning and private drainage plant atButts Quarry, Butts Road, Ashover

(Planning Manager – Development Management)

The Committee considered an application that had been submitted for comprehensive redevelopment of the site including retention of the existing 14 days motocross, barn conversion for a manager’s dwelling, reinstatement of “Where the Rainbow Ends” Cafe for use as a reception, heritage and information centre (with occasional kiosk/cafe), and erection of three holiday lodges with associated parking and turning and private drainage plant, atButts Quarry, Butts Road, Ashover. The application had been referred to Committee by Councillor H Wetherall, who supported it. An update report had been circulated which set out late representations regarding the application.

The recommendation by officers was to refuse the application. The report to Committee explained the reasons for this.

The report contended that the proposed development would be contrary to the spatial strategy of the Council and the character of the area. Officers accepted that the proposal offered some tourism benefits, however they were considered to be limited and carried little weight. The report contended that the design of the proposal would be harmful to the character of the area and lead to increased light pollution to this sensitive landscape character. Additionally, officers attributed further weight against the development in terms of the adverse impact on Public Rights of Way and the urbanising impact of the formalised parking and turning areas.

Officers concluded that the proposal did not conform to the provisions of the Development Plan when read as a whole and there were no other material planning matters that supported it. They recommended, therefore, that the application be refused.

Before the Committee considered the application it heard from Local Ward Member, Councillor H Wetherall, and Chair of Ashover Parish Council, Ed Willmot. Committee also heard from a supporter, Michael Lawton, as well as the Applicant, Barry Dring, and the Agent, Charlotte Stainton.

Committee considered the application. It took into account the relevant Local and National Planning Policies. These included Local Plan Policy SS9, concerning development in the countryside, Local Plan Policy, concerning visitor and tourism development, and Local Plan Policy SDC1, concerning the re-use of buildings in the countryside. Committee also considered Ashover Neighbourhood Plan Policy AP19, concerning dark skies.

Committee discussed the application. Some Members expressed concern over the design of the hardstanding and holiday lodges included in the proposal. In this context, Committee discussed the light pollution that would result from the design of the holiday lodges. It was suggested that both issues could be suitably addressed via condition. Some Members expressed support for the application in terms of its benefits to tourism, return of a building of local heritage value and the limited number of objections from Ashover residents.

At the conclusion of the discussion Councillor H Liggett and Councillor S Clough moved and seconded a Motion to approve the application, contrary to officer recommendation, with appropriate conditions including redesign of the frontage. The Motion was put to a vote and approved.

RESOLVED –

That planning permission be conditionally approved, with the final wording of the conditions and legal agreement delegated to the Planning Manager (Development Management).