Agenda item

Proposed 2 bedroom / 1 office gatekeeper cottage (revised scheme of application NED/20/00524/FL) at Matlock Farm Park, Jaggers Lane, Darley Moor, Matlock 

(Planning Manager – Development Management)

The report to Committee explained that an Application had been submitted for a proposed two bedroom cottage at Matlock Farm Park, Jaggers Lane, Darley Moor, Matlock. The application had been referred to Committee by Councillor C Renwick, who had raised issues about it.

Planning Committee was recommended to reject the Application.

The report to Committee explained why Members were recommended to do this. In particular, officers were concerned about the position and design of the proposed dwelling.  They felt that as the site forms part of the Dark Peak National Character Area and Landscape Character Type Enclosed Moorland, and had been identified as a Secondary Area of Multiple Environmental Sensitivity (AMES), it should be considered as most sensitive to development. Officers had concluded, therefore that the justification for the dwelling would not outweigh the landscape harm it would cause.

Before Members discussed the Application those registered to speak were asked to address the Committee. Cllr C Renwick and D Moulton, on behalf of the Applicant, both spoke in support of the Application. No one had registered to speak against it.

Committee considered the Application. It took into account the Principle of Development and whether it would be in line with Local Plan Policy SS1 on sustainable development and the contribution to the local economy by business expansion and growth. It also took into account Local Plan Policy SS9 on the circumstances in which development in the countryside would be appropriate and Local Plan Policy SDC3, which requires new developments not to cause significant harm to the landscape or important views. Committee also took into account other Parish, District and National Planning Policies.

Members discussed the Application. They reflected on the economic contribution the Farm makes to the District as a tourist attraction.  They considered the role of the proposed dwelling and the additional site security that it was intended to enable. They discussed what might use may then be made of the caravan that is currently used for this purpose. Some Members suggested that the new building would comply with Planning Policy LC6, which seeks to ensure that new developments in the countryside are based on the essential needs of local businesses. To this end, they also felt it important that the property should be tied to the business and not sold on.

Members considered how its landscape impact might be softened through the use of appropriate screening. They also discussed what materials might be used. Some Members felt that the building would not cause unacceptable harm to this sensitive site and that the Application should be approved.

At the conclusion of the discussion Councillor P Elliot and M Foster agreed and seconded a motion to approve the Application. The motion was put the vote and was agreed.

RESOLVED -

(1)  That the Application be approved conditionally, contrary to officer recommendations.

(2)  That the final wording of the conditions be determined by the Planning Manager (Development Management).

Reasons

That the benefits to the local business and the District’s Visitor Economy of approving the dwelling in this location outweighed the minimal damage to the landscape