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Veolia Site   -  The Veolia site is located to the south of the market town of Wirksworth, immediately to the west of the B2053 Derby Road. Derby Road is one of the main vehicular routes into and out of Wirksworth with regular bus services operating along it, offering public transport access to a number of nearby centres including Matlock, Sheffield, Belper and Ashbourne.

The Veolia site is surrounded by existing built residential, commercial and industrial development to the north east and south. It extends to approximately 3 hectares (7.5 acres) in area and comprises of the following:-

• the Grade II listed four storey Haarlem Mill building;
• the Grade II listed two storey detached Haarlem House;
• the Grade II listed three storey warehouse building;
• a single storey extension to the mill and warehouse;
• hard standing previously used for vehicular parking, circulation and access; and
• further areas of land to the north and south of the main operational area.

Direct vehicular access to the Veolia site is established from Derby Road to the east.

Operations at the Veolia site ceased in June 2006 and a decision has been taken to dispose of the site for re-use and redevelopment.

Aspirations   -  Veolia recognise the importance of securing the re-use of the listed buildings at the Veolia site through the proposed disposal, in order to preserve and protect their special interest. However, the financial viability of the future re-use of the listed buildings will be a major issue needing to be addressed by any future purchaser of the Veolia site. More specifically, the cost of undertaking the works required to convert and/or improve the buildings to facilitate their re-use whilst also protecting their special interest may be significant. It is, therefore, requested that the Local Development Framework (LDF) provides planning policy support for the future re-use of the buildings at the Veolia site for uses which would attract a higher value (e.g. residential) in order to make this financially viable.

In addition to the above, the Veolia site as a whole is considered to be a sustaianble location for new development in planning terms in light of its:-

• proximity to the local services and facilities located in Wirksworth town centre;
• proximity to existing employment opportunities within Wirksworth, e.g. Kingsfield Industrial Centre, Wirksworth Industrial Centre, etc;
• proximity to the regular bus services operating along Derby Road offering public transport accessibility to the services, facilities and employment opportunities available in Wirksworth and a number of other nearby local centres;
• infill development potential due to its location within the existing built up area of Wirksworth surrounded by built development to the north, east and south;
• previously developed nature resulting from its long history of commercial and industrial operations;
• distance from statutory or locally designated environmental constraints, e.g. SSSIs, Candidate SAC, Local Nature Reserves, etc.
• potential to accommodate residential development to meet local need in Wirksworth;
• potential to accommodate commercial development to encourage the growth of indigenous business and the knowledge based and creative industries in one of the District's key settlements (Wirksworth), the need for which is identified in the Peak Sub-Region Employment Land Review (August 2008); and
• potential to accommodate the development of a new retail food store in Wirksworth, the need for which is identified in the Peak Sub-Region Retail and Town Centre Study (February 2009); and
• potential to accommodate tourism development to meet local needs.

Veolia is, therefore, keen to promote the Veolia site as a sustainable mixed use residential and commercial development opportunity through the re-use of the existing listed buildings and redevelopment of areas of the adjacent land. The latter would be carefully designed to ensure the special interest of the listed buildings was protected and preserved. It could also act as 'enabling' development to make the re-use of the listed buildings commercially viable in light of the potentially significant conversion / improvement costs.

In light of the above, previous representations were submited to the Derbyshire Dales and High Peak Joint Core Strategy Issues and Options Consultation in May 2009. These set out a request and justification for the logical southern extension of the current Wirksworth settlement boundary as currently set out in the Derbyshire Dales Adopted Local Plan (November 2005) to incorporate the Veolia site and encourage its re-use and redevelopment for mix of residential and commercial uses.

This is considered important to secure the protection and preservation of the special interest of the listed buildings by revising the current planning policy constraint to encourage their re-use, as well as the sustainable and potentially 'enabling' redevelopment areas of the adjacent land to meet local development needs. Pursuant to this, Veolia's representations to the Derbyshire Dales and High Peak Joint Core Strategy Growth Options Consultation are set out below.

Derbyshire Dales Development Options Up to 2026 - Matlock and Wirksworth   -  Veolia consider that there is a better and more sustainable option for accommodating future growth in Wirksworth to the Northern and Central Growth Options proposed. More specifically, the alterantive option proposed would involve extending the existing Wirksworth settlement boundary south along Derby Road (see attached plan). This area represents a currently under utilised area of land and property assets extending to approximately 6.8 hectares (16.8 acres) and includes the Haarlem Mill site, a scrapyard, small business ; industrial units, car repair garage and a number of residential properties. This land, therefore, represents a significant and sustaianble brownfield asset in the Derbyshire Dales District, capable of accommodating new development of an infill nature. Any such development, including the re-use of the existing buildings for alternative uses, is currently strongly restricted by local planning policy due to its location outside the defined Wirksworth settlement boundary. As such, it is requested that this restriction is removed through the proposed settlement boundary extension.  It is considered that this proposed extension would be in line with the provisions and requirements of national and regional planning policy, particularly in terms of the following:-

• the encouragement it would give to locating new development on previously developed land and through the re-use of vacant/under utilised land and buildings, thus delivering regeneration benefits by maximising the Dsitrict's existing brownfield assets and minimising greenfield development. This is in line with Policy 3 of the East Midlands Regional and Spatial Strategy as well as National Planning Policy, more generally;
• the reduction in need to travek by the private car which will result from focussing new developmen tin this edge of settlement location, adjacent to a public transport corridor (Derby Road) and within close proximity to the existing local services and facilities within the market town of Wirksworth. This is in line with the Regional Core Objectives ste out in the East Midlands Regional Spatial Strategy as well as National Planning Policy more generally.
• The absence of any sttutory or locally designated environmental constraints within close proximity which will ensure there is no detrimental impac ton sites of significant environmental interest in line with Planning Policy Statement 9 : Biodiversity and Geological Conservation.
• The potential to accommodate new residential and commercial development to boost economic activity and meet rural housing needs in Wirksworth as a Market Town. These are recognised as being integral to the future prosperity of rural districts in DEFRA's 2004 Rural Strategy and Matthew Taylor MP's 2008 Living Working Countryside report.
• The increased development potential which would encourage the re-use of the listed buildings at the Haarlem Mill site, in an attempt to preserve their special interest in line with Planning Policy Guidance 15 : Planning and the Historic Environment.
• Although part falls within Flood Zone 3A, the majority of the land falls outside this and would, therefore, be suitable for new developmen tin line Planning Policy Statement 25, particularly as there are no records of flooding in this area in the Peak Sub Region Strategic Flood Risk Assessment (September 2009).

Conclusion   -  Operations at the Veolia site have ceased and it is intended that the site would be disposed of for a mix of residential and commercial re-use and redevelopment to meet local needs. This is with a view to securing the preservation and protection of the special interest of the listed buildings through their re-use, as well as the sustainable and potentially 'enabling' redevelopment of the adjacent land to meet local needs.

In light of this and the fact that the Veolia site forms part of a significant, sustainable and under-utilised brownfield growth opportunity, it is requested that an alternative growth option is taken forward in the Derbyshire Dales and High Peak Core Strategy. More specifically, this would be in the form of a logical southern extension to the Wirksworth Settlement Boundary along Derby Road (see attached plan). such an extension would be in accordance with National and Regional Planning Policy and i tis, therefore, requested that this option is taken forward accordingly.

 

Option GA: North of Glossop

1 - Located within the Dark Peak: Settled Valley Pastures LCT. This is a well settled landscape associated with towns, villages, small groups of cottages, and scattered farmsteads - settlement is a key characteristic of this LCT.

2- This option is not located within an area classified as High Environmental Value.

3- It occupies a prominent hillside and ridgeline to the north of Glossop beyond which are open vistas to open countryside and the Peak District National Park (PDNP) to the north and north east. There is the potential for significant visual intrusion including impacts on the setting of the National Park - national landscape designation. It would constitute a significant extension of the settlement into open countryside and may affect part of the green belt.

4- Parts of the option may impact on the Howard Park Conservation Area and its setting. There are TPOs within the proposed area.

5- It is located within an area of relatively low tranquillity; the area already affected by urbanising features associated with the northern edge of Glossop.Opportunities and Conclusion - Whilst this is a landscape associated with settlement, with opportunities for mitigation by tree and woodland planting, the visual prominence and sensitive ocation of the site overrides its potential for development. It isrecommended that this option does not go forward as part of the Core Strategy.

 

Option GB: Dinting Vale

1 - Located within the Dark Peak: Settled Valley Pastures LCT typically associated with settlement, particularly along the lower valley sides. 

2 - This option is located within an area of secondary significance with respect to High Environmental Value - this value relates primarily to historic and ecological assets.

3 - It occupies a location along the lower valley slopes to Dinting Vale and is visually contained by the topography. Glossop Brook is located to the south, a railway junction and Dinting station partly dissect the site and it is sandwiched between Lower Dinting and Brookfield.

 4 - From the data sets examined there are no local designations affecting this option.

5- It is located within an area of relatively low tranquillity.

Opportunities and Conclusions

- This proposed option would constitute infill development along the valley with scope to mitigate any adverse landscape and visual effects by extensive tree and woodland planting. There are additional opportunities for enhanced GI associated with Glossop Brook and Dinting Reservoir and improved connectivity between existing communities and facilities. It is recommended that this option is given further consideration in the emerging Core Strategy.

Option GC: South East of Gamesley

1 - Located within the Dark Peak: Settled Valley Pastures LCT typically associated with settlement, particularly along the lower valley sides.

2 - This option is located within an area of secondary significance with respect to High Environmental Value - this value relates primarily to historic and ecological assets.

3 - It is located on lower valley slopes of Dinting Vale east of Gamesley and is bounded by Dinting Railway to the south and east and Dinting Brook to the north east. Whilst the area is visually contained by existing development and woodland, parts will be visible from the A626.

4 - There are potential constraints associated with Ancient Woodland to the east along Dinting Vale and Robin Wood to the west. Dinting Vale woodland is also protected by a TPO and is a local wildlife site.  

5 - This option is located within an area of relatively low tranquillity.

Opportunities and Conclusions 

- This proposed option would constitute an urban extension to Gamesley with the possibility of mitigation through extensive tree and woodland planting. Enhanced GI opportunities exist relating to woodland management and linkages to Melandra Fort (Scheduled Monument) and the Pennine Way. Given the overall sensitivity of Ancient Woodland, development needs to be controlled so as not to impact on this valuable natural resource. It is recommended that this option is restricted to infill development to the south of Gamesley with no development adjacent to ancient woodland.

Option GD - West of Simmondley

1 - Located within the Dark Peak: Settled Valley Pastures LCT typically associated with settlement, particularly along the lower valley sides. 

2 - This option is located within an area of secondary significance with respect to High Environmental Value - this value relates primarily to historic and ecological assets.

3 - It is contained by a railway line to the north and settlement to the south. Aerial photographs show extensive areas of secondary woodland across the site. 

4 - The western section is designated green belt.

5 - It is located within an area of relatively low tranquillity.

Opportunities and Conclusions  

- This proposed option would constitute an urban extension to Simmondley with the possibility of mitigation through extensive tree and woodland planting. Enhanced GI opportunities exist relating to woodland management and ecological enhancement of the adjacent water course. Subject to consideration of the existing woodland resource, it is recommended that this option is given further consideration in the emerging Core Strategy.

Option GE: North of Hadfield

1 - Located within the Dark Peak: Settled Valley Pastures LCT typically associated with settlement, particularly along the lower valley sides.

2 - This option is located within an area of secondary significance with respect to High Environmental Value - this value relates primarily to historic and ecological assets. 

3 - It is bound by Goddard Lane to the north east, Hadfield to the south and west and the Longdendale Trail (on former railway line) to the south east. Part of the site is currently used as sports pitches. Immediately north of Goddard Lane is Bottoms Reservoir with views to open countryside beyond much of which is within the National Park.

4 - Other than the setting to the National Park, from the data sets examined there are no local designations affecting this option.

5 - It is located within an area of relatively low tranquillity.

Opportunities and Conclusions

- This option would constitute an urban extension to Hadfield with the possibility of mitigation through extensive tree and woodland planting. Enhanced GI opportunities exist in relation to Longdendale Trail and connecting to Hadfield, although there is the potential loss of existing recreational facilities. It is recommended that this option is given further consideration in the emerging Core Strategy, although due to visual and green belt implications development should be restricted to south of Goddard's Lane.  

Option GF: - Redevelopment of Industrial Sites

This proposal constitutes four existing industrial sites

1. North West - Edge of Glossop Brook - subject to a planning application for a Waste Recycling Facility.

2. North East - This is an urban location which is east and adjacent to Old Glossop Conservation area. A sensitive, high quality redevelopment of this site may enhance the urban fabric in this area. Recommend consideration.

3. Central East - This is an urban location in Whitefield - this proposal constitutes infill development. Recommend consideration.

4. This former quarry is located within the  Dark Peak: Settled Valley LCT typically associated with settlement, particularly along the lower valley sides. Although the site has existing industrial uses it is adjacent to the A6016, open countryside, has a TPO along the road frontage and is within the green belt. It is recommended that this site does not go forward for residential development as part of the Core Strategy. 

 

Option CA - South of Chapel-en-le-Frith

 

1- Located within the Dark Peak: Settled Valley Pastures LCT typically associated with settlement, particularly along the lower valley sides.

 

2 - This option is located within an area of primary significance with respect to High Environmental Value - this value relates to landscape character, historic and ecological assets.

 

 3. Bounded by Chapel-en-le-Frith to the west and intact countryside to the south and east - area has densely scattered hedgerow and watercourse trees set in pasture to create visual coherence. Potentially overlooked from the PDNP in close proximity to the west.

 4. There are TPOs within the proposed area and a wildlife site highlighting unimproved and improved neutral grassland. Special Landscape Area (SLA) to the west.

5 - It is located within an area of relatively low to moderate tranquillity. Opportunities and Conclusions - This proposed option would constitute an urban extension to Chapel with the possibility of mitigation through extensive tree and woodland planting. Enhanced GI opportunities exist relating to woodland management and stream enhancement however this proposed option would constitute a significant impact on an area which accords with the established landscape character of the area, which is in relatively good condition. It is of high environmental value and could potentially impact on the PDNP. The intact nature of the area and sensitive location of the site overrides its potential for development. It is recommended that this option does not go forward as part of the Core Strategy.

Option CB - South West of Chapel-en-le-Frith

1- Located within the Dark Peak: Settled Valley Pastures LCT typically associated with settlement, particularly along the lower valley sides. 

 2 - This option is located within an area of primary significance with respect to High Environmental Value - this value relates to landscape character, historic and ecological assets.

 

 3- On the west side of Chapel-en-le-Frith predominantly countryside with a golf course and school. In parts there are scattered hedgerow and watercourse trees set in pasture to create visual coherence.

 4 - There is a TPO within the proposed area and wildlife sites highlighting hay meadows. SLA in the northern part of this option. 

5 - It is located within an area of relatively low tranquillity; the area already affected by urbanising features associated with the western edge of Chapel- en-le-Frith. 

Opportunities and Conclusions 

- This proposed option would constitute an urban extension to Chapel with the possibility of mitigation through extensive tree and woodland planting. Enhanced GI opportunities exist relating to woodland management and stream enhancement .This proposed option would constitute an impact on an area which accords with the established landscape character, parts of which are in relatively good condition and of high environmental value. The intact nature of parts of the area and sensitive location of the site limits its potential for development. It is a recommended that only a very limited small scale option goes forward for consideration directly adjacent to the school and Lower Crossings.

Option CC- South West of Whaley Bridge

1- Located within the Dark Peak: Settled Valley Pastures LCT typically associated with settlement, particularly along the lower valley sides. The eastern section is located within the  Dark Peak: Riverside Meadows LCT which is not generally associated with settlement.

 2 - This option is located within an area of secondary significance with respect to High Environmental Value - this value relates to landscape character and historic assets.

 3 - It occupies the south side of a western spur of Whaley Bridge. There is woodland and dense hedgerow trees set in pasture which are characteristic of this landscape and create visual coherence.

 4 - PDNP in close proximity to the south and west. SLA to the south and south-west of the option area. The Midshires Way bisects the area north to south. 

5. It is located within an area of relatively low tranquillity; the area already affected by urbanising features associated with the southern edge of Whaley Bridge becoming more tranquil to the west.

Opportunities and Conclusions

- This proposed option would constitute an urban extension to Whaley Bridge with the possibility of mitigation through extensive tree and woodland planting, however it would potentially impact on the Midshires Way by urbanising part of the route. Enhanced GI opportunities exist relating to woodland management. Restrict development to the edge of the settlement with a strong emphasis on retaining exiting trees and creating a strong interface with the surrounding countryside by tree planting. It is recommended that this option with the above considerations does go forward as part of the Core Strategy.

Option CD- North East of New Mills

1- Located within the Dark Peak: Settled Valley Pastures LCT typically associated with settlement, particularly along the lower valley sides.

2 - This option is not located within an area classified as High Environmental Value.

3 - Bounded by New Mills to the west it occupies the rising ground of the valley side. Pasture land but with few hedgerows or trees and generally in poor condition.

4- PDNP boundary approximately one kilometre to the east. Green belt on the eastern part of this option but from the data sets examined there are no other local designations affecting this option.

5- It is located within an area of relatively low tranquillity; the area already affected by urbanising features associated with the north-eastern edge of New Mills.

Opportunities and Conclusions

- This proposed option would constitute an urban extension to New Mills with the possibility of mitigation through extensive tree and woodland planting. It is recommended that this option is given further consideration in the emerging Core Strategy; however avoiding extension into the Green Belt where there would be visual implications. 

Option CE - North of New Mills

1- Located within the Dark Peak: Settled Valley Pastures LCT typically associated with settlement, particularly along the lower valley sides.

2 - This option is not located within an area classified as High Environmental Value.

3 - It is part of a green wedge extending into New Mills from the north. The area is divided by linear trees cover associated with the Sett Valley Trail. The area appears to be grassland used for informal recreation.

4- Green belt and TPO coincide in the northern section of this option.

5- This option is located within an area of relatively low tranquillity the area already affected by urbanising features associated with New Mills.

Opportunities and Conclusions

- This proposed option would constitute infill development along the Sett valley with scope to mitigate any adverse landscape and visual effects by extensive tree and woodland planting. There are additional opportunities for enhanced GI associated with improved connectivity to the Sett Valley Trail but there is the potential to impact on existing GI assets such as informal open space and the trail itself. It is recommended that this option is given further consideration in the emerging Core Strategy.

Option CF - Redevelopment of Industrial Sites.

This proposal constitutes four existing industrial sites

1. Chapel-en-le-Frith North. This is a large scale industrial, urban location to the north of Chapel, directly north of Chapel Milton Conservation Area with a SLA to the west. A sensitive, quality redevelopment of this site with enhanced GI may enhance the urban fabric in this area. Recommend consideration.

2. Chinley - Within Settled Valley Pastures on the south side of Chinley, this is a large mill complex with reservoir adjacent to Black Brook. The site is surrounded by green belt. A sensitive, quality redevelopment of this site with appropriate GI may enhance this area. Recommend consideration.

3. Whaley Bridge -within Settled Valley Pastures this is a large scale industrial site adjacent to the River Goyt between Bothomes Hall and Buxworth. There is a some tree cover and a TPO to the north. The site is located in Green Belt. Extremely sensitive location and not directly linked with settlement. A very sensitive, high quality redevelopment of this site with appropriate GI may enhance this area. Recommend consideration.

4. New Mills - Industrial area within New Mills. Recommend consideration.  

 

 

 

 Option BA - South East of Buxton

 

1- Mainly located within the White Peak: Plateau Pastures typically associated with nucleated villages set within open pasture enclosed by dry stone walls. Part of the option within the  White Peak: Limestone Moorland; essentially an unsettled landscape.

2 - This option is not located within an area classified as High Environmental Value.

3- This is a visually prominent area rising to Harpur Hill in the centre of the area.

4- This option is adjacent to the PDNP boundary. The central area is part of the SLA.

 

 

5- It is located within an area of relatively low tranquillity due to existing development at Harpur Hill.

Opportunities and Conclusions

- The White Peak: Plateau Pastures is a simple landscape with open and expansive views and few features capable of mitigating development. This is a sensitive landscape. This option creates urban sprawl southwards along the A515; an important gateway to Buxton. It is recommended that this option is given further consideration in the emerging Core Strategy, but development should be restricted to areas immediately adjacent to Buxton excluding the visually sensitive Harpur Hill and land to the south.

Option BB - South of Buxton

1- Located within the White Peak: Limestone Moorland LCT the area comprises pasture with beech woodland.

2- This option is not located within an area classified as High Environmental Value.

3 - The area is visually contained by existing built development to the north and woodland to the south. 

4- The woodland is part of the Pooles Cavern and Grin Low Wood SSSI and a TPO. The undeveloped part of the option is in a SLA. The eastern area overlaps with the Buxton College Conservation Area.

5- It is located within an area of relatively moderate tranquillity.

Opportunities and Conclusions- This is a sensitive landscape abutting important protected woodland. Recommend only consider small scale infill development carefully sited to avoid any impact on protected woodland.

Option BC - South West of Buxton

1- Mainly Located within the Dark Peak: Settled Valley Pastures LCT typically associated with settlement, particularly along the lower valley sides. The western edge of this option overlaps with the  Dark Peak: Moorland Fringe; predominantly unsettled landscape.

2 - Only the western edge is located within an area of High Environmental Value.

3 -  Occupying the western slopes adjacent to Buxton this is an open and visually prominent landscape.

4- The majority of this option lies within a SLA.

5- It is located within an area of relatively low tranquillity; the area already affected by urbanising features associated with the western edge of Buxton.

Opportunities and Conclusions- Recommend consideration of a restricted development to the lower lying land north of Burbage where views are more restricted by existing development. Opportunities for enhanced GI associated with existing stream corridors and footpath links to surrounding countryside.

 

Option BD - North of Buxton

1- This option straddles two contrasting the Dark Peak: Moorland Fringe to the west; an unsettled landscape, and the  White Peak: Plateau Pastures to the east; a nucleated settlement pattern .

 

2 This option is not located within an area classified as High Environmental Value.

3 Bounded by a railway line to the west this option lies within a small pastoral valley bisected by Nun Brook which also divides the two LCT's. The area is visually open although parts are visually screened by the natural topography, particularly in views from the A6.

4- Local wildlife site in the south, SLA to the west and Fairfield Conservation Area to the east. From the data used there are no other known local constraints affecting this option.

5- It is located within an area of relatively moderate tranquillity.

Opportunities and Conclusions - It is recommended that consideration is given to a sustainable urban extension within the  Plateau Pastures LCT provided that it sensitively relates to the surrounding landscape characteristics. Development within the  Moorland Fringe should be avoided. Opportunities for enhanced GI exist associated with the existing Nun Brook and connectivity into Buxton and the adjacent countryside.

 Option BE - East of Buxton

1- Located within the White Peak; Plateau Pastures typically associated with nucleated villages set within open pasture enclosed by dry stone walls.

2 - This option is located within an area of secondary significance with respect to High Environmental Value - relating to landscape character and historic assets. 

3 This option occupies a fairly open area to the east of Buxton. There is existing residential development to the west and open countryside to the east. The area is visible from the PDNP. The area is accessed via Tongue Lane; a distinctive walled lane, and contains remnant historic strip fields in poor condition. 

4- To the west Cunning Dale is part of Wye Valley SSSI, a local wildlife site and in a SLA. There is Ancient Woodland to the south in Ashwood Dale, which is also a TPO and a local wildlife site.

5- It is located within an area of relatively low tranquillity; the area already affected by urbanising features associated with the eastern edge of Buxton.

Opportunities and Conclusions- It is recommended that this option is given further consideration in the emerging Core Strategy but mitigation measures and design detail must reflect the local vernacular and landscape character; detailed consideration should be given to urban/rural interface. Opportunities for enhanced GI through habitat creation and improved landscape character.

Option BF - Dove Holes

1- Located within the White Peak; Plateau Pastures typically associated with nucleated villages set within open pasture enclosed by dry stone walls.

2- This option is not located within an area classified as High Environmental Value.

3- Occupying pastoral land south of Dale Road much of this area is affected by spoil heaps associated with limestone industries.

 4- A large proportion of this option is affected by a local wildlife site.

5- It is located within an area of relatively moderate tranquillity.

Opportunities and Conclusions- It is recommended that this option is given further consideration in the emerging Core Strategy provided that it respects the nucleated settlement pattern.

 Option BF - Peak Dale

1- Located within the White Peak; Plateau Pastures typically associated with nucleated villages set within open pasture enclosed by dry stone walls 

2- This option is not located within an area classified as High Environmental Value.

3- South west of Peak Dale village on east facing slopes visible from the PDNP.

4 - From the data used there are no known local constraints.

5- It is located within an area of relatively moderate tranquillity.

Opportunities and Conclusions - It is recommended that this option is given further consideration in the emerging Core Strategy. However is is also recommended that development should constitute a modest urban extension to Peak Dale and should reflect the nucleated settlement pattern to avoid any adverse visual impacts.

 

2

 

small scale  

 

2

Option MWA - North of Matlock

 

1 - Located within the Dark Peak: Settled Valley Pastures LCT typically associated with settlement, particularly along the lower valley sides.

 

2 - This option is located within an area of secondary significance with respect to High Environmental Value - this value relates primarily to landscape character and ecological assets.

 

3 - Area comprises existing residential areas interspersed with pockets of pasture and school playing fields situated on the upper slopes north-east of Matlock. There may be some visual impact but parts are visually screened by existing settlement and the varying topography.

4- There are TPOs associated with Asker lane and north of Gritstone Road. There is the Lumsdale Conservation Area to the east and the Matlock Bank Conservation Area to the south west. There is also a large local wildlife site on the eastern fringe associated with the Lumsdale Valley.

5- It is located within an area of relatively moderate tranquillity.

Opportunities and Conclusions - This option constitutes pockets of infill development on the north east edge of Matlock. It is recommended that this optionis given further consideration in the emerging Core Strategy with opportunities for enhanced GI connectivity.

Option MWB - North of Wirksworth

1- This option straddles the White Peak: Limestone Slopes in the north-west; a settled landscape of nucleated villages, and the Peak Fringe and Lower Derwent: Wooded Farmlands; scattered farmsteads and hamlets.

2- This option is located within an area of secondary significance with respect to High Environmental Value - this value relates primarily to historic and ecological assets.

 3- This option occupies well wooded slopes and pastoral fields to the north of Wirksworth. The landscape exhibits intact historic field pattern on the western slopes. The area encompasses small scale industrial development, a former mineral railway line and the National Stone Centre. Views of lower slopes are screened by existing vegetation although the upper slopes are more visually prominent especially from the east.

 4- The northern sector of this option includes Colehill Quarries SSSI, local wildlife site, Middleton-by-Wirksworth Conservation Area and TPO. The south eastern fringe is Wirksworth Conservation Area.

 5- It is located within an area of relatively high tranquillity.Opportunities and Conclusions - A very sensitive location due to designation, environmental assets and visual issues. It is recommended that no further consideration is given to this option. However if part of the option has to go forward then it should be restricted to the area adjacent to the B5036 and railway.

Option MWC - Central Wirksworth

1 - This option straddles White Peak: Limestone Slopes to the north and west and the Peak Fringe and Lower Derwent: Wooded Farmlands to the east.

2- This option is located within an area of secondary significance with respect to High Environmental Value - this value relates primarily to historic and ecological assets.

 

3- The area occupies the central part of Wirksworth, part of Dale Quarry and the Wash Green area on the eastern slopes along the B5035. These upper eastern slopes are visually prominent from the west.

 4- The whole option lies within Wirksworth Conservation Area. Parts of Dale Quarry are in a SSSI.

 5- It is located within an area of relatively high tranquillity.

Opportunities and Conclusions - This is a very sensitive location and any development would potentially have a high impact on Wirksworth Conservation area. Remaining open spaces should be retained as part of the historic pattern. It is  recommended that this option does not go forward as part of the emerging Core Strategy.

 

Option AA - South of Ashbourne

1- Located within the Needwood and South Derbyshire Claylands: Settled   and Settled Plateau Farmlands LCTs both typically associated with widely scattered farmsteads and small villages.

2- The western part of this option is located within an area of primary significance with respect to High Environmental Value - the east is of low value.

3 - The area occupies pastoral land with scattered trees on slopes between the A52 relief road and existing residential areas to the south of Ashbourne. There are areas of recent tree planting associated with the relief road.

 4 - TPO in the north adjacent to exiting settlement. Bonnie Prince Charles/Centenary Way traverse north to south.

 5- It is located within an area of relatively high tranquillity.Opportunities and Conclusions - This site constitutes an urban extension on the southern edge of Ashbourne abutting the A52 although part of the area is of High Environmental Value. Opportunities exist for enhanced GI associated with linkages to existing communities and facilities, and landscape enhancements. It is  recommended that this option is given further consideration in the emerging Core Strategy.

Option AB - East of Ashbourne

1- Located within the Needwood and South Derbyshire Claylands: Settled Plateau   typically associated with widely scattered farmsteads and small villages.

2- This option is located within an area of secondary significance with respect to High Environmental Value - this value relates to landscape character and historic assets.

3- The area occupies an open plateau location associated with a former military airfield within a wider visually coherent landscape. Part of the airfield is already developed for industrial uses. The area is visually open from some locations to the east.

 4- From the data used there are no known local constraints with the exception of Bradley Wood (Ancient Woodland) on the north-west boundary.

 5- It is located within an area of relatively high tranquillity.

Opportunities and Conclusions- This is a relatively open and sensitive landscape particularly with respect to tranquillity. It is recommended that this option is given further consideration in the emerging Core Strategy, provided that it constitutes a compact urban extension to Ashbourne with enhanced GI linkages to existing facilities and creates a strong urban/rural interface. There are opportunities to strengthen landscape character as a result of this option.

Option AA - Doveridge

1- Located within the Needwood and South Derbyshire Claylands: Settled   LCT; a settled landscape with small villages, roadside cottages and scattered farmsteads. 

2- This option is located within an area of secondary significance with respect to High Environmental Value - this value relates primarily to historic and ecological assets.

3 - The area occupies pastoral land enclosed by hedgerows with trees either side of Derby Road. The field pattern in the north-east indicates remnant historic strip fields partly enclosed by mature hedges and trees. South of Derby road is a playing field.

4- From the data used there are no known local constraints

5- It is located within an area of relatively moderate tranquillity.

Opportunities and Conclusions- Whilst this option has some sensitivities relating to Environmental Value and tranquillity it is recommended that this option is given further consideration in the emerging Core Strategy, provided that the are north of the Derby Road is excluded. Opportunities exist for enhanced GI through tree and woodland planting.

 

 

 

 

 

Option SA - Hulland Ward.

 

1- This option straddles Needwood and South Derbyshire Claylands: Settled   and Sandstone Slopes and Heaths where settlement is generally sparce.

2- This option is located within an area of secondary significance with respect to High Environmental Value - this value relates to landscape character and historic assets.

3 - A visually coherent, unspoilt, intact landscape with hedgerows and trees enclosing pasture. Upper slopes near the A517 are potentially visually prominent. 

4 From the data used there are no known local constraints.

5 - It is located within an area of relatively moderate tranquillity.

Opportunities and Conclusions - This is a sensitive location due to the open, intact rural landscape with environmental assets. It is recommended that this option does not go forward as part of the emerging Core Strategy. However if part of the option has to go forward then it should be restricted to the lower slopes between Moss Lane and the footpath.

Option SB - Brailsford

1. - Located within the Needwood and South Derbyshire Claylands: Settled Plateau   a landscape of widely scattered farmsteads and small villages.

2- This option is located within an area of secondary significance with respect to High Environmental Value - this value relates to landscape character and historic assets.

 3.- Pasture enclosed by hedges with hedgerow trees. This option is divided north and south by the A52.

 4- The area south of the A52 includes Brailsford Conservation Area and a TPO.

5 - It is located within an area of relatively moderate tranquillity.

Opportunities and Conclusions- It is recommended that only the area north of the A52 is given further consideration in the emerging Core Strategy. The area south of the A52 should be ommitted because of its landscape sensitivity and its potential impacts on the Conservation Area (and its settings)

Derbyshire Dales and High Peak Borough Council are currently undertaking a consultation on growth options for the Joint Core Strategy. The landscape section of the County Council Conservation and Design section have developed a basic methodology founded on strategic and general landscape principles for considering the potential development options. As part of this process all suggested sites are being screened against a list of criteria. The assessment has been undertaken as a desktop exercise and is not supported by any field work.

The Approach

Each potential location for housing growth has been screened against the following criteria:

 

1. Landscape character - a review of which landscape character type the proposed site is located within based on the Landscape Character of Derbyshire publication1. The landscape character of the study area is shown below in Figures 1a & 1b.

2. Areas of High Environmental Value- an evaluation of the overall environmental value of a specific area of landscape based on the combination of ecological, historic and visual datasets. A full methodology of this work is attached at Appendix A. In general terms hose landscapes of highest environmental value will be areas where the landscape remains intact both visually and structurally, has strong historic and cultural identity, and contains many widespread semi-natural habitats with associated linkages appropriate to the character of the area. Areas of High Environmental Value are shown on Figures 2a & 2b below.

3. Geographical Location and Potential for Adverse Visual Impact- considered in relation to the surrounding landscape types, settlement pattern, local topography and professional knowledge of the area.

4. Designated Landscape Constraints- known landscape constraints such as Ancient Woodland, Tree Preservation Orders (TPOs), Conservation Areas, wildlife designations e.g. SSSI.

5. Tranquillity - an assessment of the likely impact on tranquillity based on a review of data provided by the Campaign to Protect Rural England (CPRE) are shown on Figure 3a & 3b. A full methodology of this work is attached at Appendix B.

 

6. Opportunities and Conclusion- an overview of the potential opportunitiesafforded by the proposed development of a particular location in relation to Green Infrastructure (GI) "asset" conservation, enhancement and management. Finally each site concludes with an overall judgement relating to the sensitivity of the location.

All large strategic site allocations should be supported by a detailed development brief to ensure that all design considerations, including landscape character, are identified at the outset.

 

With regard to the meeting in Doveridge Village Hall on the 17 ^th September 2009 I have a number of comments to make:

1. The notice given for the above meeting was inadequate considering that the consultation was for growth up to 2026. I know of many meeting attendees, myself included, who had to re-arrange commitments at short notice.

2. You referred to an initial consultation, presumably by post, prior to the above meeting. I was unaware of this process, as were most other villagers. Many of us do fill in questionnaires from Derbyshire Dales. If one of these was the consultation it was not made clear that it was just one part of the overall consultation process.

3. The Response Form, that is a part of the Joint Core Strategy Growth Options, is in my opinion poorly structured. In the Ashbourne area there are three potential growth sites, two in Ashbourne as one in Doveridge. Presumably those in Ashbourne will vote for Doveridge and vice versa. Since there are 5 times as many people in Ashbourne as there are in Doveridge the analysis is not valid unless the results are normalised in some way. I assume that folk in Glossop will not vote for Doveridge - or will they?

4. The green ovals placed on the aerial photographs are ill conceived. The intention was probably meant to provide a general indication of development areas. However, in the case of Doveridge, the area covered the playing field. This needlessly set "hares running" and created a negative attitude. A further detailed map surfaced at the meeting that was sent to Doveridge Parish Council from another Parish Council. Why was this not tabled from the outset of the meeting?

5. The Doveridge growth area is close to the A50. Noise already adversely affects Doveridge homes. Homes in the growth area will suffer significantly.

6. The Ashbourne area includes one brown field site. Surely building on a brown field site is always preferably to green field sites. The form appears to show that all three sites have equal possibilities.

7. Planning permission for housing for the very large brown field site at Willington has been turned down. Admittedly, this is not with the Derbyshire Dales boundary. However, it does not make sense to build on green fields around Doveridge when an entire village (with amenities) could be built on that site.

8. Doveridge has far fewer amenities than Ashbourne. Some parts of the village already experience drainage problems. Ashbourne always attract investment in infrastructure.

9. Public transport through Doveridge is very poor. For example, transport to Ashbourne and Derby is indirect and time consuming.

10. There is field between Park Crescent and Hall Drive. Since there is an access of Park Crescent it would appear that this field was earmarked for housing. Is this still the case? If so, is this housing included in the 100 houses of the Strategy Growth Options or are they additional? This was not mentioned at the meeting.

We support this initiative, which will not only provide much needed local housing but also provide increased local employment opportunities.

However the consultation document only shows very general locations and does not include specific sites or volume and type of housing proposed for each development. It Is difficult therefore to evaluate one option over another.

It appears that most sites comprise a mix of brown sites, some green field developments and infill housing. The impact of infill housing on the rest of an existing community support structures is therefore very difficult to judge without specific knowledge of all the sites.

In general we would request a mix of affordable housing to but and rent and also accommodation suitable for those with specific health needs.

Building should be built to Lifetime Homes Standard to ensure they meet the changing needs of occupants.

Consideration of sites should include the need for access to green and open spaces for play and recreation purposes, access to adequate transport links to town centre services including health services, dental services, fresh produce retailers and social opportunities.

Sites chosen should promote community safety through development design and community cohesion through inclusion of some community buildings depending on the size of development proposed.

Site Specific Comments

Buxton: Options need to include consideration of the PCTs healthy Buxton Project potential sites.

Dove holes: This relatively deprived community is perceived as a neglected area. Consideration should include the need for support services depending on the number of housing units to be built. Current health services are accessed from Whaley Bridge. There are none or minimal retail or social support services.

Matlock: This appears to be an extension of the Hurst Farm estate and would link to Highfields School, which is logical. Transport links to town centre is important for are access to local retailers/services, since the hilly geography is not conductive to walking with young children longish distances.

Ashbourne: This appears to include developments that are very close to the existing industrial units. Housing quality will need to be very good to compensate for potential environmental pollution (atmospheric and noise) as well as odour problems arising from the chicken feed unit carried by the prevailing wind.

This may not be an ideal location for these reasons.

Options AC appears to be on a flood plain with risk flooding. The site is also close to the bypass which may present problems of noise pollution.

As Brailsford residents for many years, we are extremely angry and worried about the above proposal and strongly oppose it on the following grounds:

Demand

We question the actual demand for new housing in our area (beyond that committed to in the local plan) - there is no additional employment available to support.

Scale

We have had to accept some questionable developments over the recent years but at 50 ha, this is far too big. It has disregarded our Parish Council's response to the initial consultation (as recently as March this year) that "any major development should be confirmed to the Districts Market Towns", i.e. closer to areas of major employment. As a minimum (potentially 250 homes), it would double the size of the village and destroy its much-valued character.

Site

The site is Greenfield, divided by the A52. Good quality grazing land on one side and prime quality arable land on the other would be lost. Our local allotments (already over subscribed) would also be swallowed up. All this comes at a time we are encouraged to support UK food production.

Traffic

With an average of 2 cars per household, there would be a huge increase in traffic accessing one main road - the A52. With no additional employment here, this would increase which is totally against Government policy.

Infrastructure

Local services (already under strain) would not cope, i.e:

- Health centre

- School

- Sewerage and drainage (dangerous flash flooding already occurs in the centre of the village)

- Village hall

 

Undemocratic Consultation Process

Without the efforts of the Parish Council at the 11 ^th hour, no-one would have known about the exhibition in Brailsford on Tuesday 1 ^st September. As it was, it fell the day after bank holiday and during the last week of the school holidays when obviously some people would be away. In addition, the aerial photographs used in the pamphlets were incorrect - certainly for Ashbourne and Brailsford - in that they did not show housing development in the last 10 years.

We appreciate that this is only the second stage of consultation process (how many stages are there) but strongly urge you to re-consider now before the process goes any further.

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It is clear and has been for many years that the whole of Glossopdale and Hollingworth require major infrastructure improvements to the roads and a major by pass prior to any further development.

The whole of the area is presently blighted by the amount of traffic that attempts to use the present roads without any prior improvement in the roads and infrastructure the already over ingested road problems would become increased with grid lock fast becoming a probability in the near future.

In common with most of the people who live in Brailsford and Ednaston I was shocked to see the size of the area around Brailsford which might be used for development in the next local plan. Brailsford is a medium sized village, but has a larger share of land identified than even the market towns.

We are constantly told about the problems of global warming and the effect that destruction of the natural habitat by man is having on the planet. We are also told of food shortages anticipated in the not too distant future... why then are you contemplating the destruction of 50 hectares of farm land, including tress and hedges and any wildlife that lived there, in order to replace it with ‘eco friendly' concrete.

Most of the people living here are opposed this development and the destruction to village life that any such development is likely to bring.

The services available to Brailsford are insufficient for a large Greenfield development.

For instance.

Drainage and sewage. These are already overstretched. The main sewage pipe is only 4" wide, which would be insufficient to support more development.

Roads. The A52 is narrow and cannot support more industrial traffic. Also some of the bye lanes have to carry large lorries that they were not built to carry.

Jobs. More houses will not necessarily create high skilled and high waged jobs. Most industry around villages seems to be of the ‘one man' type and that does not seem likely to change. Most working people are dependant on the Derby area for jobs.

Schools. Brailsford School is inadequate and is likely to come under pressure from the 500 houses scheduled to be built at Mackworth. I understand that Queen Elizabeth's Grammar School is already oversubscribed, despite the recent new building.

Surgery. This has also come under pressure and is used by people from the surrounding area as well as Brailsford and Ednaston parishioners.

Village Hall. This would also be to o small for a rapidly expanding population.

Allotments. The present allotments would be at risk. I understand that there is a waiting list for these and that the village could use twice as many. It was pointed out that the soil had been worked for many years and was now very fertile and these allotments could not be easily replaced.

Public transport is reasonable, although some buses tend to be overcrowded by the time they reach Brailsford, and there are very few evening buses, which severely restricts the access to evening classes, day trips etc. for us who do not have cars. For every new house build we can expect an increase of around two cars per household. It is ‘pie in the sky' to expect people who have cars not to use them. They are too convenient. No one would cycle along the A52 unless they had a ‘death wish' as there are no cycle lanes at all. The same is true of some of the bye lanes at certain times of the day. Walking is only for the young and fit and then only if the weather is good.

At the public enquiry into the last local plan the inspector said, "Brailsford is classed in the RDDLP as a key settlement, but in the light of the limited facilities, I have recommended that the term key settlements form the RDDLP (and replaced with "other settlements"). Brailsford is now a commuter settlements and does not represent a sufficiently sustainable location for housing allocation"

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In ticking the least favoured option (SA) for Hulland Ward I am indicating my total objection to a building scheme of the magnitude proposed by ARUP.

I have examined ARUPs proposed plan and I know the area very well. The scale of the proposed development would ruin the character of the village and completely overwhelm it.

The inadequacy of the country lanes to accommodate even small increases in traffic that has already greatly increased in recent years, due to the Carsington Reservoir tourist attraction.

We are constantly being persuaded to help the environment by reducing the distances we travel in private cars and yet the residents of this development would be forced to travel far outside the area to obtain work. Job vacancies in this area are practically none-existent.

The proposed site is particularly unfortunate: it is on a Greenfield site with a number of public footpaths used for recreation and dog walking. The ancient hedgerows and pastureland provide an excellent habitat for many forms of wildlife. Building here would diminish the striking countryside views and should remain sacrosanct.

There are areas far better suited to this kind of development having infrastructures, which would readily accept an influx of residents and possibly revitalise the fortunes of traders in market towns.

I would site the surrounding towns of Matlock, Ashbourne and Buxton as being far bettered suited considering the amenities they already have in place.

The issues that I wish to raise are as follows: 1 Brailsford and Ednaston is a cohesive community and as such it should be taken as read that any development should not be undertaken in such a way as to disrupt that cohesion either by type, design, scale or pace of development. Paul Wilson answered the point at the meeting in such a way as to lead me to understand that there are no known criteria in general use and therefore these factors would either be discounted or guessed. Only close continuing consultation with the existing residents of the village about these issues will lead to successful development.

2 The request for preferred development options overlooks the question of what the village actually wants - which should be a close correlation with its needs if consultation really takes place. Therefore an important input at the starting point of deliberations should surely be based on what the village wants.

3 Assuming wants/needs from the village are identified then consideration of the disposition and scale of the elements is vital in forming a proposal. Whilst understanding the potential limitations of land availability, one might then readily conclude that a large housing development on the West side of the village would create an imbalance which would undermine the community cohesiveness which, from my reading of the meeting, all sides agreed must be sustained.

4 It might be sensible to consider developments of the scale apparently common in Derbyshire Dales of twenty or so houses at different locations in the village. These might be made accessible from existing (possibly improved) side roads, thus linking with existing parts of the village. These might be possible at or near the "Cheese Factory" site; on an extension of Throstle Nest Way; near the Golf Club or the Rose and Crown; on the site of the existing school and adjacent land ( possibly for some form of sheltered housing); behind the allotments.

5The school is an absolutely essential and fundamental element in the structure of the community. "Second generation" (Paul's term) industrial units at the Cheese Factory site could help employment and small business needs

6 Given the problems of the A52, a reduction in commuting from Brailsford and other villages feeding into or on the A52 in the direction of Derby traffic must be a major infrastructure consideration. Car parking for car sharing or increased "Park and Ride" and/or other 'bus facilities could help.

7 If environmental considerations are important in planning deliberations then the problems of traffic in the Ednaston and Hollington area can readily be resolved. A weight limit for vehicles for safety reasons together with an enforced speed limit should solve the problem. If that makes the costs for businesses too much, then so be it. They will have to re-locate. This community need is a clearly stated requirement and a measure of the authorities' commitment to respond in a situation of real need for action.

8 Several times during the meeting the "character" and "setting" of new building in the village was mentioned. Small structures of various sizes and using materials consistent with the village environment should be used - not like Corner Farm! Large block-like modern or town type structures would have to be of outstanding design and somehow sympathetic to be acceptable.

9 Some aspects of the village are Brailsford signatures: the style of the Institute and Saracens Head Buildings; the open country viewed on the South side of the village along the side of the A52; the relatively compact nature of the layout.

 

I trust that these comments along with those from other residents provide of use in taking your deliberations to the next stage, the outcome of which will be subject to close scrutiny by us all.