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Land at Brassington Lane, Old Tupton, Derbyshire

Client: Mr R. Morton

Local Authority: North East Derbyshire District Council

The proposed development site comprised a large greenfield site, sloping noticeably from west to east. It is located on Brassington Lane, in the village of Tupton, in the southern extent of the district of North East Derbyshire. The northern extent of the study site features a large, detached four-bedroomed house and double garage which was constructed on the plot in around 2017.


The Proposal

The proposed development comprised the construction of three residential dwellings; two of which would be located to the rear of the house which currently occupies the plot, backing onto The Limes at the north, and the other of which would be located at the far eastern end of the plot. Access to serve all dwellings would utilise an existing field entrance at the western end of the plot, with a subsidiary entrance added as part of proposals at the eastern end of the plot. The design of the scheme was carefully considered and sought to limit impacts to the setting and significance of the listed buildings in the vicinity, whilst also ensuring appropriate design in terms of massing and form.

The Challenges

Following submission of the planning application, the local authority Planning Officer pushed back on several aspects of the proposals, ultimately concluding that some elements would result in 'substantial harm' to adjacent designated heritage assets, specifically an adjacent listed building. This assertion was considered to be disproportionate, particularly as there was no intervisibility between the study site and the listed building due to screening provided by mature vegetation, topography and intervening built form. There were also some concerns around the potential archaeological impact, given the site’s close proximity to the historic line of a Roman Road.

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The Solutions

To counter the initial feedback from the local authority, having prepared the initial Heritage Impact Assessment, Blue Willow Heritage was also commissioned to draft a formal written response which meticulously addressed each of the issues raised. In particular, the conclusion of 'substantial harm to a designated heritage asset' was called into question with reference to both local and national planning policy, demonstrating that the proposed development would - as originally concluded in the submitted Heritage Statement - result in an overall neutral impact to the significance of the listed building, thereby contributing to one of the three objectives of sustainable development as defined in the National Planning Policy Framework (NPPF).

The Outcome

Following extensive engagement with the local authority, in conjunction with Charlotte Stainton of Stainton Planning, planning permission for the proposed residential development was duly granted. This allowed the client to create their perfect family home, as well as ensuring the optimum viable use of this plot of land.

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The design team for this project comprised Blue Willow Heritage, Stainton Planning, and Taylor Holmwood Ltd.

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