The High Peak Borough Council's Development Control Committee met to discuss several planning applications, including a housing development, an extension to a dwelling, and repairs to a listed building. The committee withdrew one application, refused one, and approved another with conditions.

Housing Development in Harpur Hill

The committee considered a planning application for the construction of 10 dwellings on land at Burlow Road and Heathfield Nook Road, Harpur Hill. This application, HPK/2023/0488, had been withdrawn from the agenda, but was still discussed.

The application sought to build on a site previously designated for a community centre and crèche as part of a larger housing development. The applicant, Barratt Homes, proposed a financial contribution of £425,000 in lieu of the community facilities.

Key Points of Discussion

• Loss of Community Facilities: The original plan for the wider site included a community centre and crèche. The committee acknowledged the social benefits of such facilities, but noted the applicant's unsuccessful attempts to find a third-party contractor to construct them.
• Alternative Community Provision: The council was in discussions with the University of Derby to develop alternative community facilities at the Haslin playing fields. The proposed financial contribution from the applicant would be directed towards this project.
• Housing Mix and Affordable Housing: While the proposed development included two affordable housing units, the housing mix leaned heavily towards larger dwellings, which did not fully align with the council's Housing and Economic Land Needs Assessment (HELNA).
• Nutrient Neutrality: The site lies within the catchment area of the River Wye, a Special Area of Conservation (SAC). The applicant submitted a nutrient assessment indicating that the development would achieve nutrient neutrality through a sustainable urban drainage system (SuDS).
• Education Contribution: Derbyshire County Council requested a financial contribution of £41,536.12 towards additional education facilities at Harpur Hill Primary School.

Decision

The application was recommended for approval, subject to a Section 106 agreement¹ securing the affordable housing units, financial contributions towards community facilities and education, and various planning conditions.

Extension to Dwelling in Chapel-en-le-Frith

The committee reviewed an application, HPK/2025/0307, for a proposed extension to a dwelling to form a dependant relative annexe at Windy Walls Farm, Ashbourne Lane, Chapel-en-le-Frith.

Key Points of Discussion

• Design and Character: The proposed extension was considered to be of excessive scale and width, failing to respect the dominance of the parent building.
• Relationship to Main Dwelling: The extension was designed to function as an independent dwelling, rather than an annexe, with all necessary facilities included within the extension itself.
• Impact on Landscape: The development was deemed to have a negative impact on the character of the rural landscape.

Decision

The committee refused the application, citing conflicts with Local Plan Policies S1, EQ2, EQ3, and EQ6, as well as the Residential Design Guide SPD (2005) and Design Guide SPD (2018).

Listed Building Consent for Pavilion Gardens, Buxton

The committee considered an application, HPK/2025/0225, for listed building consent for the replacement/repair and thermal upgrading of various roofs and ancillary maintenance works at Pavilion Gardens, St Johns Road, Buxton.

Key Points of Discussion

• Heritage Asset: The Pavilion Gardens is a Grade II listed building within the setting of a Grade II* registered historic park and garden and the Buxton Central Conservation Area.
• Scope of Works: The proposed works included roof replacements, repairs, and thermal upgrades to various sections of the building.
• Materials: Concerns were raised regarding the use of modern materials, such as liquid-applied membranes, in place of traditional materials like lead.
• Public Benefit: The need to ensure the long-term use of the Pavilion Gardens as a public building was recognised as a significant public benefit.

Decision

The committee approved the application with conditions, recognising that while there would be some limited less than substantial harm upon the listed building, these were deemed to be outweighed by the public benefit of renovation and repair to the listed building which would prevent water ingress and further damage to the heritage asset.