NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)

The site is located to the southern edge of the settlement and approximately 2.5km to the east of Chesterfield. The site is bound by Dark Lane to the north and west, residential development and allotments to the north, further agricultural fields with associated buildings to the south (and west), whilst our current development site at Oakham Grange sits directly to the east (reference 24/00284/RM). Directly to the north-west of the site off Dark Lane is a further residential development (reference 24/01006/MRM).
Site Capacity
It is considered that the site is capable of delivering around 41 dwellings on the basis of a 30 - 35 dwellings per hectare, accounting for robust landscaping proposals and appropriate buffers. A formal planning application has been submitted in this regard and is currently being considered (ref: 26/00206/MFL). A development of this size would make a significant contribution to meeting the District’s identified need for new additional housing and 5 year housing land supply position. The proposals would deliver policy compliant affordable housing to meet local needs. Note that our Oakham Grange Phase 1 development to the east is also policy compliant from this regard.
Sustainability
Calow presents a broad number and range of services, facilities, amenities and employment opportunities situated within close proximity of the site, accessible on foot. The site benefits from an excellent level of pedestrian and cycle infrastructure, which includes lit footpaths, Rights of Way and Bridleways, along with local cycle networks linking through and connecting to the wider network, including the National Cycle Network / Trans Pennine Trail. Public Transport options are readily available too, with a number of bus stops available along Top Road (with shelter, flag and pole arrangement including live travel time information) providing regular services to Chesterfield, Bolsover and Killamarsh for example, as well as other surrounding settlements and villages. Chesterfield Train Station is also accessible via an hourly bus service, with the station providing regular access/services to a number of major destinations, including London, Nottingham, Sheffield, Edinburgh, Leeds, and Liverpool. The site is therefore located in a very sustainable location with excellent, well maintained transport links and as such represents a logical focus area for further housing growth.
Site Assessment – Key Considerations
Access
Vehicular access via adopted routes is available directly to the site boundary from Top Road (via the Oakham Grange Phase 1 development) and Dark Lane (the latter with the potential to provide a secondary / private drive access and pedestrian links), both having pedestrian footways and existing street lighting. It is proposed that the main access would be achieved via the Oakham Grange Phase 1 development which connects with the existing highway network on Oaks Farm Lane and A632 Top Road, following the upgrade of Oaks Farm Lane itself to Derbyshire County Council (DCC) adoptable standards (upgraded to include a 5.5m two-way carriageway with a 2m footway on the western edge, and an additional pedestrian facility provided on the east of the carriageway). The internal access is proposed in the form of an extension to the road currently being constructed to adoptable standards in front of plots 44-47. As outlined, the site is within readily available walking/cycling distance of a range of services, facilities, amenities and employment opportunities in Calow and the wider area (including Chesterfield), and is well served by public transport links.
The application is supported by a comprehensive Transport Statement and Travel Plan, demonstrating that access and connectivity is not a constraint to development.
Topography
The site gently slopes from slightly high points on the northern boundary, to low points southern boundary. The site’s topography is not therefore considered to be a constraint to development. The application is supported by a topographical survey and indicative floor level details.
Ground Conditions
Given the site predominantly comprises arable and pasture fields, there are no known contamination constraints associated with the development of this site. The application is supported by a Phase 1 Geo-Environmental Assessment Report and Coal Mining Risk Assessment, in addition to the original reports for Phase 1 (which covered a much broader area). Minded of this, and the success of Phase 1, ground conditions are not considered a constraint to development.
Flood Risk and Drainage
The site is located entirely within Flood Zone 1 (lowest risk of flooding) as illustrated on the Environment Agency’s Flood Map for Planning and reaffirmed in the accompanying Drainage Feasibility Report prepared by Hexa Consulting as part of the Call for Sites Submission. Furthermore, there are no known surface water drainage issues on the site. On this basis, the site’s development would be consistent with the sequential approach to development prescribed in the NPPF. It is envisaged that infiltration will be a viable means of surface water disposal. Such disposal could also be achieved via the nearby watercourse if so required. Foul water can be discharged to the Yorkshire Water combined sewer northeast of the site, by way of a gravity system. The application is supported by a site specific Flood Risk Assessment and Drainage Strategy. Matters of flood risk and drainage are not therefore considered to be a constraint to development.
Legal/Operational
There are no known legal/operational issues associated with the development of the site for residential purposes.
Environmental
Our Ecological Appraisal technical note supporting the Call for Sites Submission details that the site is not designated as a statutory or non-statutory site of nature conservation interest, nor is any significant ecological or protected species interest likely to exist. Where isolated constraints may be present, standard ecological mitigation measures would be employed. Opportunities include the potential to improve upon the relatively low ecological baseline of the site, with compensation and enhancement opportunities providing habitats of higher quality and diversity as well as habitat features that could support a range of wildlife and provide strengthened ecological connectivity. The appraisal concludes that there are therefore no significant ecological constraints to the development of the site.
The above is reinforced and confirmed by the full Ecological Impact Assessment and Biodiversity Net Gain Report & Metric submitted in support of the application. Notably, sufficient land is available to the developer to achieve the required 10% Biodiversity Net Gain, and indeed the formal proposals significantly exceed this. Environmental matters are not therefore considered to be a constraint to development.
Landscape and Trees
The site carries no designations for landscape quality at national or local level, and is visually well contained by scrub, hedgerows and existing built form bounding the site. Views are available from the wider PRoW network and higher ground to the southeast, however these are panoramic and encompass the whole of the settlement edge and the landscape either side and to the foreground. Clearly these will be read against the backdrop of the existing settlement and the approved developments, and will not therefore appear incongruous or out of context. There are no trees within the site, albeit mature vegetation exists beyond the site boundaries in isolated locations, none of which are understood to be subject to Tree Preservation Orders or considered to be of high value. Any residential development proposed could be suitably designed to provide an appropriate buffer, where considered necessary. Notwithstanding the above, the extent of any root protection areas would be assessed as part of any development proposals and trees/hedgerows would be retained wherever possible. Proposals would be supported by a comprehensive landscaping scheme in accordance with adopted policy, with any such planting assisting integration within the surrounding landscape.
The formal application is indeed supported by a Landscape and Visual Assessment, an Arboricultural Assessment and comprehensive landscaping proposals, reinforcing the above and demonstrating a significant net gain in biodiversity.
Such matters are not therefore considered to be a constraint to development.
Cultural Heritage
The site does not contain or form part of any designated heritage assets, namely conservation areas, listed buildings or Scheduled Ancient Monuments. Beyond, the spire of St Peter’s Church (positioned on Top Road), which is a Grade II listed building, is visible within the site and from the surrounding area. However, these views are restricted between the church and site, with these due to be further restricted by the development approved off Dark Lane. Given this and the suburban setting of the church, the distance between the site and the listed building, as well as the intervening built development, the site does not contribute to the understanding of the heritage asset, or how it is experienced. As the appeal Inspector found for the neighbouring development (paragraph 42 of the decision notice), which is significantly closer to the Church, it is similarly the case that site being promoted would have a neutral effect on the heritage asset and would preserve the special interest of the listed building.
The application is supported by a Heritage Impact Assessment and Geophysical Survey Report, reinforcing the above and confirming that Heritage matters are not considered to be a constraint to development.
Utilities and Infrastructure
There are no known constraints with regards to the availability of gas, electricity, water, foul sewerage or telecommunications networks. Utility and Infrastructure matters are not therefore considered to be a constraint to development.
Sensitive Receptors
Minded of the neighbouring residential properties and in the interests of safeguarding amenity, any proposed dwellings would be positioned and orientated to provide a satisfactory separation and acceptable relationship, particularly in terms of preventing issues of overlooking or loss of privacy, whilst ensuring that sufficient private outdoor amenity space exists for occupier enjoyment.
The application is supported by a comprehensive drawing pack reinforcing the above. It is therefore considered, in this context, that such matters would not be a constraint to development.
Conclusion
The site is suitable, available and achievable for residential development, such that it is deliverable as defined in the NPPF, with evidence of other such successful schemes nearby, including those developed by Woodall Homes. Indeed, as a housebuilder, we have an option agreement in place with the landowner and are promoting the site accordingly, with this progressing to the formal submission of a planning application currently being considered (ref: 26/00206/MFL), supported by a range of technical documents and material. This confirms that the site has no unusual constraints and reinforces our original submissions that were accompanied by initial highway, ecology, landscape and drainage technical notes, detailing that no significant barriers to development exist. Development of the site for housing would enable the Council to make efficient use of land and maximise the delivery of housing for the Plan period, forming a well related and logical infill extension to the settlement, on a well contained parcel of land.

Development of the site is significantly advanced under 24/00284/RM, with circa 14 units remaining.

Calow is a sustainable, level 2 settlement as set out in the Local Plan's hierarchy and supporting evidence base, being well served by a broad range of services, facilities, amenities and employment opportunities, including the Chesterfield Royal Hospital whom is a major employer in the locality and wider District area. As a sustainable settlement, it is therefore well placed to accommodate additional growth, minded of the Government's drive to significantly boost housing supply and deliver 1.5 million homes across the country over the next 5 years.

It provides an excellent level of pedestrian and cycle infrastructure, which includes lit footpaths, Rights of Way and Bridleways, along with local cycle networks linking through and connecting to the wider network, including the National Cycle Network / Trans Pennine Trail. Public Transport options are readily available too, with a number of bus stops available along Top Road (with shelter, flag and pole arrangement including live travel time information) and beyond, providing regular services to Chesterfield, Bolsover and Killamarsh for example, as well as other surrounding settlements and villages. Chesterfield Train Station is also accessible via a regular bus service, with the station providing regular access/services to a number of major destinations, including London, Nottingham, Sheffield, Edinburgh, Leeds, and Liverpool. The site is therefore located in a very sustainable location with excellent, well maintained transport links and as such represents a logical focus area for further housing growth.

Grassmoor is a sustainable, level 2 settlement as set out in the Local Plan's hierarchy and supporting evidence base, being well served by a broad range of services, facilities, amenities and employment opportunities. As a sustainable settlement, it is therefore well placed to accommodate additional growth, minded of the Government's drive to significantly boost housing supply and deliver 1.5 million homes across the country over the next 5 years.

In addition, there is an excellent level of pedestrian and cycle infrastructure, which includes lit footpaths, Rights of Way and Bridleways, along with local cycle networks linking through and connecting to the wider network, including the National Cycle Network / Five Pits Trail. Public Transport options are readily available too, providing regular services between Clay Cross and Chesterfield, as well as other surrounding settlements and villages. Chesterfield Train Station is also accessible via this regular bus service, providing regular access/services to major destinations, including London, Nottingham, Sheffield, Edinburgh, Leeds, and Liverpool.

This site, off North Wingfield Road, Grassmoor, is located and wraps around the north-eastern edge of the settlement, approximately 4km south of Chesterfield. The site currently comprises a single arable field with boundary hedgerows and scrub, accessed directly from North Wingfield Road at the north western corner of the site. The site is bound by residential development to the south and west. South Chesterfield Golf sits to the north and east, with PROW FP 6 running parallel to the northern boundary, affording access to the nearby Grassmoor Country Park further east, just beyond the golf course (this also provides access to the Five Pits Trail recreational route).
Site Capacity
The site is capable of delivering around 125 – 140 dwellings on the basis of a 30 - 35 dwellings per hectare, accounting for robust landscaping proposals and appropriate buffers. A development of this size would make a significant contribution to meeting the District’s identified need for new additional housing and 5 year housing land supply position. It is envisaged that the development could deliver policy compliant affordable housing to meet local needs.
Sustainability
Grassmoor presents a broad number and range of services, facilities, amenities and employment opportunities situated within close proximity of the site, accessible on foot. The site benefits from an excellent level of pedestrian and cycle infrastructure, which includes lit footpaths, Rights of Way and Bridleways, along with local cycle networks linking through and connecting to the wider network, including the National Cycle Network / Five Pits Trail. Public Transport options are readily available too, with closest bus stop being directly adjacent the site entrance on North Wingfield Road, all providing regular services between Clay Cross and Chesterfield, as well as other surrounding settlements and villages. Chesterfield Train Station is also accessible via this regular bus service, providing regular access/services to major destinations, including London, Nottingham, Sheffield, Edinburgh, Leeds, and Liverpool.
Site Assessment
Key Considerations
Access
Vehicular access via adopted routes is available directly to the site boundary from North Wingfield Road, having pedestrian footways and existing street lighting. This is expected to be provided at the north-western corner of the site in the form of a priority T-junction bell mouth arrangement. An indicative access drawing is detailed in Hexa's Technical Note, showing a 5.5 metre carriageway width and 8m kerb radii which is suitable to accommodate service and delivery vehicles to the residential development. 2m footways continuous footways are also detailed, incorporating an inset dropped kerb crossing and tactile paving to improve the existing pedestrian infrastructure at the site boundary. Visibility splays are comfortably achieved and demonstrated in both directions along North Wingfield Road.
The site is within readily available walking/cycling distance of a range of services, facilities, amenities and employment opportunities in Grassmoor and the wider area (including Chesterfield), and is well served by public transport links. As such, the site is extremely well placed to encourage more sustainable patterns of travel and reduced reliance on the private car, consistent with the sustainable principles set out in the NPPF.
Topography
The site slopes gently from slightly high points on the south-west / western boundary, to lower points at the north-eastern boundaries. The site’s topography is not therefore considered to be a constraint to development.
Ground Conditions
Given the site comprises a single arable field, there are no known contamination constraints associated with the development of this site. Ground investigations will take place as part of any development proposals and, if required, a remediation strategy prepared as per standard practice.
A detailed Coal Mining Risk Assessment will also be undertaken and, if required, remediation works and/or mitigation measures employed to address any coal mining legacy issues that may exist. Such occurrences are not unusual and are standard matters that the developer, Woodall Homes, have extensive experience successfully dealing with. Ground conditions are not therefore considered to be a constraint to development.
Flood Risk and Drainage
The site is located entirely within Flood Zone 1 (lowest risk of flooding) as confirmed in the supporting Drainage Feasibility Report prepared by Hexa. Furthermore, there are no known surface water drainage issues on the site. On this basis, the site’s development would be consistent with the sequential approach to development prescribed in the NPPF. An open watercourse exists to the east of the site, at a lower level, facilitating a gravity system for surface water discharge which is preferable from a sustainability viewpoint. Foul water drainage would likely discharge into the combined sewer in North Wingfield Road. Matters of flood risk and drainage are not therefore considered to be a constraint to development.
Legal/Operational
There are no known legal/operational issues associated with the development of the site for residential purposes.
Environmental
The submitted Ecological Appraisal as part of the Call for Sites process details that the site is not designated as a statutory or non-statutory site of nature conservation interest, nor is any significant ecological or protected species interest likely to exist. The small area of woodland beyond the site boundary to south-eastern corner can be appropriately buffered through a sensitive design, which could include a landscape and planting scheme as per standard practice. Where other isolated constraints may be present, standard ecological mitigation measures could be employed. Opportunities include the potential to improve upon the relatively low ecological baseline of the site, with compensation and enhancement opportunities providing habitats of higher quality and diversity as well as habitat features that could support a range of wildlife and provide strengthened ecological connectivity. The appraisal concludes that there are therefore no significant ecological constraints to the development of the site. Sufficient land is available to the developer to achieve the required 10% Biodiversity Net Gain. Environmental matters are not therefore considered to be a constraint to development.
Landscape and Trees
The site has no national or local landscape designations and is visually well-contained by hedgerows, scrub, and surrounding built form, limiting views primarily to nearby properties and users of PROW FP6. It is mostly enclosed by perimeter vegetation, with no trees within the site itself. Some mature vegetation lies just beyond the boundaries, but none are subject to Tree Preservation Orders or considered high value.
Any future development can incorporate sensitive buffers and would follow standard practice to assess and protect root zones. Trees and hedgerows would be retained where possible, with a comprehensive landscaping scheme to ensure integration into the surrounding area. As such, landscape and visual matters are not considered a constraint to development.
Green Belt
The Council’s 2016–2017 Green Belt Review (refs: GRA/GB/004 and HLAA - GRA/1601) found the land only partially met Green Belt purposes, primarily in safeguarding the countryside from encroachment, with low scores for all other purposes. The South Chesterfield Golf Course, forming part of the Green Belt, frames the site and helps protect the wider countryside. Other Green Belt sites around Grassmoor were found to fully meet Green Belt purposes and were ruled out for development.
The HLAA assessment for GRA/1601 notes the site is adjacent to existing housing to the west and south, with the golf course limiting further expansion to the north and east, making development here a "logical extension." The site was rated ‘green’ and suitable for housing, a view supported by our technical note from Influence, which found no demonstrable harm to the Green Belt from development.
Further to our Call for Sites Submission, Marrons have undertaken the attached Grey Belt Assessment in support of promoting the land for residential development. The report concludes that the site meets the definition of grey belt and demonstrably satisfies all three of the Golden Rules set out in current national policy.
Therefore, Green Belt considerations are not seen as a constraint.
Cultural Heritage
The site does not contain or form part of any designated heritage assets, namely conservation areas, listed buildings or Scheduled Ancient Monuments. Heritage matters are not therefore considered to be a constraint to development.
Utilities and Infrastructure
There are no known constraints with regards to the availability of gas, electricity, water, foul sewerage or telecommunications networks. Utility and Infrastructure matters are not therefore considered to be a constraint to development.
Sensitive Receptors
Any proposed dwellings would be positioned and orientated to provide a satisfactory separation and acceptable relationship, particularly in terms of preventing issues of overlooking or loss of privacy, whilst ensuring that sufficient private outdoor amenity space exists for occupier enjoyment. It is therefore considered, in this context, that such matters would not be a constraint to development.
Conclusion
The site is suitable, available and achievable for residential development, such that it is deliverable as defined in the NPPF, with evidence of other such successful schemes nearby, including those developed by Woodall Homes. Indeed, as a housebuilder, we have an option agreement in place with the landowner and are promoting the site accordingly. The site has no unusual constraints and we have provided in support of our submissions initial highway, ecology, landscape and drainage technical notes which confirm that no significant barriers to development exist. Development of the site for housing would enable the Council to make efficient use of land and maximise the delivery of housing for the Plan period, forming a well related and logical infill extension to the settlement, on a well contained parcel of land that performs no strong Green Belt function.

Located to the eastern edge of Calow’s settlement and approximately 2.75km to the east of Chesterfield, currently comprises two arable fields and is immediately bound by residential dwellings to the south and west. The site has two existing direct access locations on Blacksmiths Lane (opposite Church Lane) and a second access opposite Orchid Close, currently used by farm vehicles. Three Public Rights of Way (PROW) currently run through the site (4, 5 and 31).
Site Capacity
The site is capable of delivering around 150 dwellings on the basis of a 30 - 35 dwellings per hectare, accounting for robust landscaping proposals and appropriate buffers. A development of this size would make a significant contribution to meeting the District’s identified need for new additional housing and 5 year housing land supply position. It is envisaged that the development could deliver policy compliant affordable housing to meet local needs.
Sustainability
Calow presents a broad number and range of services, facilities, amenities and employment opportunities situated within close proximity of the site, accessible on foot. The site benefits from an excellent level of pedestrian and cycle infrastructure, which includes lit footpaths, Rights of Way and Bridleways, along with local cycle networks linking through and connecting to the wider network, including the National Cycle Network / Trans Pennine Trail. Public Transport options are readily available too, with the closest bus stop being on Church Lane within a 300m walking distance from the site, with further available on Blacksmith Lane and along Top Road, with shelter, flag and pole arrangement including live travel time information, all providing regular services to Chesterfield, Bolsover and Killamarsh for example, as well as other surrounding settlements and villages. Chesterfield Train Station is also accessible via an hourly bus service, providing regular access/services to major destinations, including London, Nottingham, Sheffield, Edinburgh, Leeds, and Liverpool. The site is therefore located in a very sustainable location with excellent, well maintained transport links and as such represents a logical focus area for further housing growth.
Site Assessment - Key Considerations
Access
Vehicular access via adopted routes is available directly to the site boundary from Freydon Way, having pedestrian footways and existing street lighting. This is expected to be provided in the form of an extension to the existing road at its northeastern extent. An indicative access drawing in this location is detailed in Hexa's Technical Note submitted as part of the Call for Sites process, which shows a logical extension of Freydon Way into the site by way of a 5.5 metre carriageway with 2m wide footways following removal of the existing turning head. It is also expected that the remainder of Freydon Way will be widened into the existing verges / footways, given that ample width exists in its current form within Highways' ownership. The existing farm access point off Blacksmith Lane also provides the opportunity for emergency access routes if deemed necessary, and / or additional pedestrian and cycle accesses.
Topography
The site gently slopes from slightly high points on the western boundary, to lower points to the eastern and north-eastern boundaries. The site’s topography is not therefore considered to be a constraint to development.
Ground Conditions
Given the site predominantly comprises arable and pasture fields, there are no known contamination constraints associated with the development of this site. Ground investigations will take place as part of any development proposals and, if required, a remediation strategy prepared as per standard practice. A detailed Coal Mining Risk Assessment will also be undertaken and, if required, remediation works and/or mitigation measures employed to address any coal mining legacy issues that may exist. Such occurrences are not unusual and are standard matters that the developer, Woodall Homes, have extensive experience successfully dealing with. Ground conditions are not therefore considered to be a constraint to development.
Flood Risk and Drainage
The site is entirely within Flood Zone 1 (lowest risk of flooding) as submitted in the Drainage Feasibility Report prepared by Hexa Consulting as part of the Call for Sites process, with no known surface water drainage issues on the site. On this basis, the site’s development would be consistent with the sequential approach to development prescribed in the NPPF. Two open watercourses exist to the north of the site, with the topographical position meaning that the site naturally falls / drains in a north easterly direction towards Trough Brook, thereby facilitating a gravity system which is preferable from a sustainability viewpoint. Foul water drainage would likely discharge into the combined sewer system to the west, via a pumping station. Matters of flood risk and drainage are not therefore considered to be a constraint to development.
Legal/Operational
There are no known legal/operational issues associated with the development of the site for residential purposes.
Environmental
The submitted Ecological Appraisal, provided as part of the Call for Sites process, details the site is not designated as a statutory or non-statutory site of nature conservation interest, nor is any significant ecological or protected species interest likely to exist. Whilst woodland exists beyond the site boundary to north and northwest of the site, this can be appropriately buffered through a sensitive landscape and planting scheme as per standard practice. Where other isolated constraints may be present, standard ecological mitigation measures could be employed. Opportunities include the potential to improve upon the relatively low ecological baseline of the site, with compensation and enhancement opportunities providing habitats of higher quality and diversity as well as habitat features that could support a range of wildlife and provide strengthened ecological connectivity. The appraisal concludes that there are therefore no significant ecological constraints to the development of the site. Sufficient land is available to the developer to achieve the required 10% Biodiversity Net Gain. Environmental matters are not therefore considered to be a constraint to development.
Landscape and Trees
The site carries no designations for landscape quality at national or local level, and is visually well contained by hedgerows, woodland and existing built form. Residential development can be delivered on this site, largely retaining the existing field pattern whilst providing and without compromising the overall experience of the wider landscape. It is envisaged that development would be contained within the western portion of the site, closest to the existing settlement edge and as such can be assimilated into the existing built form and become the new countryside edge. The site is mostly bound by perimeter hedgerows. No trees exist within the site itself, albeit some mature vegetation exists beyond the site boundaries in isolated locations, none of which are understood to be subject to Tree Preservation Orders or considered to be of high value, along with the woodland extending along the northern and western boundaries as referenced earlier. Any residential development proposed could be suitably designed to provide an appropriate and sensitive buffer where considered necessary, as per standard practice. The extent of any root protection areas would be assessed as part of any development proposals and trees/hedgerows would be retained wherever possible. Proposals would be supported by a comprehensive landscaping scheme, with any such planting assisting integration within the surrounding landscape. Such matters are not therefore considered to be a constraint to development.
Cultural Heritage
The site does not contain or form part of any designated heritage assets, namely conservation areas, listed buildings or Scheduled Ancient Monuments. Heritage matters are not therefore considered to be a constraint to development.
Utilities and Infrastructure
There are no known constraints with regards to the availability of gas, electricity, water, foul sewerage or telecommunications networks. Overhead power cables run along a north-south axis across the site - any proposed development would provide appropriate stand-off distances (as demonstrated on the submitted Parameters Plan), and would likely incorporate broad green corridors along this axis as part of a wider comprehensive landscaping / open space proposals package, in the interests of design, appearance, amenity and biodiversity. Utility and Infrastructure matters are not therefore considered to be a constraint to development.
Sensitive Receptors
Proposed dwellings would be positioned and orientated to provide a satisfactory separation and acceptable relationship, particularly in terms of preventing issues of overlooking or loss of privacy, whilst ensuring that sufficient private outdoor amenity space exists for occupier enjoyment. It is therefore considered, in this context, that such matters would not be a constraint to development.
Conclusion
The site is suitable, available and achievable for residential development, such that it is deliverable as defined in the NPPF, with evidence of other such successful schemes nearby, including those developed by Woodall Homes. Indeed, as a housebuilder, we have an agreement in place with the landowner and are promoting the site accordingly. The site has no unusual constraints and we have provided in support of our Call for Sites submissions initial highway, ecology, landscape and drainage technical notes which confirm that no significant barriers to development exist. Development of the site for housing would enable the Council to make efficient use of land and maximise the delivery of housing for the Plan period, forming a well related and logical infill extension to the settlement, on a well contained parcel of land.

An agreement is now in place between the landowner and Woodall Homes. Woodall Homes will promote the site on behalf of the landowner.
Site
Located to the eastern edge of Lower Pilsley’s settlement, the site currently comprises field parcels and a detached two storey dwelling with outbuildings, being immediately bound by residential dwellings and the wider settlement to the west. The site has an existing direct access off Green Lane, an adopted highway running along the southern boundary, with an additional gated entrance into the western field. There are two further gated field entrance(s) directly off Locko Road, also an adopted highway running along the northern boundary. A Public Right of Way (PROW) currently runs north - south through the site.
Site Capacity
The site is capable of delivering around 200 dwellings on the basis of a 30 - 35 dwellings per hectare, accounting for robust landscaping proposals and appropriate buffers. A development of this size would make a significant contribution to meeting the District’s identified need for new additional housing and 5 year housing land supply position. It is envisaged that the development could deliver policy compliant affordable housing to meet local needs.
Sustainability
Pilsley and Lower Pilsley has been identified as a settlement cluster with the Local Plan’s evidence base, and is identified as a Level 2 Settlement where growth beyond the main towns will be focussed. The Settlement Hierarchy Topic Paper (March 2026) notes that the Pilsley Cluster together form a closely linked pair of settlements with strong spatial and community relationships. The two settlements lie in immediate proximity, share everyday movement patterns, and are routinely experienced by residents as two distinct settlements with a close community, and an evident connection and connectivity. It proceeds that Pilsley performs the role of the principal service settlement within the cluster, accommodating the majority of facilities and services, including local retail, education and community infrastructure. Lower Pilsley readily utilises those located within Pilsley, with residents being able access services primarily via short internal trips, whilst itself playing host to inter alia, a primary school, public house and a recreation green with various play equipment and mutli use games area (MUGA).
The site benefits from access to pedestrian and cycle infrastructure, which includes lit footpaths, Rights of Way, Bridleways and Byways, along with routes linking through and connecting to the wider cycle network, including the National Cycle Network / Five Pits Trail. Public Transport options are readily available too, with the closest bus stop (including shelters) being on Rupert Street within a 250m walking distance from the site, providing regular services to Chesterfield, Clay Cross, North Wingfield, Tibshelf and Alfreton for example, as well as other surrounding settlements and villages. Chesterfield Train Station is also accessible via this bus service, providing regular access/services to major destinations, including London, Nottingham, Sheffield, Edinburgh, Leeds, and Liverpool. The site is therefore located in a sustainable location with excellent, well maintained transport links and as such represents a logical focus area for further housing growth.
Site Assessment - Key Considerations
Access
Vehicular access via adopted routes is available directly to the site boundaries from both Green Lane and Locko Road, these having pedestrian footways and existing street lighting. New accesses are expected to be provided in the form of a priority T-junction bell mouth arrangement, with a 5.5 metre carriageway width and a kerb radii suitable to accommodate service and delivery vehicles to the residential development. 2m continuous footways are anticipated, incorporating an inset dropped kerb crossing and tactile paving to improve the existing pedestrian infrastructure at the site boundary. It is considered that visibility splays can be comfortably achieved in both directions along Green Lane and Locko Road. A Public Right of Way (PROW) currently runs north - south through the site, and this can be readily incorporated into any future layout design. The site’s access arrangements are not therefore considered to be a constraint to development.
Topography
The site gently slopes from slightly higher points in the centre of the site, to lower points at each boundary. The site’s topography is not therefore considered to be a constraint to development.
Ground Conditions
Given the site predominantly comprises arable and pasture fields, there are no known contamination constraints associated with the development of this site. Ground investigations will take place as part of any development proposals and, if required, a remediation strategy prepared as per standard practice. A detailed Coal Mining Risk Assessment will also be undertaken and, if required, remediation works and/or mitigation measures employed to address any coal mining legacy issues that may exist. Such occurrences are not unusual and are standard matters that the developer, Woodall Homes, have extensive experience successfully dealing with. Ground conditions are not therefore considered to be a constraint to development.
Flood Risk and Drainage
The site is entirely within Flood Zone 1 (lowest risk of flooding), with no known surface water drainage issues on the site. On this basis, the site’s development would be consistent with the sequential approach to development prescribed in the NPPF. It is envisaged that given the topographical position, the site naturally falls / drains to the site boundaries, thereby facilitating a gravity system which is preferable from a sustainability viewpoint. Foul water drainage would likely discharge into the combined sewer. Matters of flood risk and drainage are not therefore considered to be a constraint to development.
Legal/Operational
There are no known legal/operational issues associated with the development of the site for residential purposes.
Environmental
The Council’s 2026 Housing Land Availability Assessment (LAA) comments that the impact of any development would be low, minded that the existing Grasslands are all low value modified grassland.
Furthermore, the site is not designated as a statutory or non-statutory site of nature conservation interest, nor is any significant ecological or protected species interest likely to exist. Whilst sporadic trees and a small area of woodland exist at the site boundary to isolated areas, these can be appropriately buffered through a sensitive landscape and planting scheme as per standard practice. Where other isolated constraints may be present, standard ecological mitigation measures could be employed. Opportunities include the potential to improve upon the relatively low ecological baseline of the site, with compensation and enhancement opportunities providing habitats of higher quality and diversity as well as habitat features that could support a range of wildlife and provide strengthened ecological connectivity. Sufficient land is also available to the developer to achieve the required 10% Biodiversity Net Gain (BNG).
Notwithstanding the presence of pylons to the west of the site, the area can be transformed into a positive and attractive space, delivering a green lung through the site that can be fully utilised for recreation, amenity and BNG purposes.
Environmental matters are not therefore considered to be a constraint to development.
Landscape and Trees
The site carries no designations for landscape quality at national or local level, and is visually well contained by hedgerows, perimeter trees, woodland, topography and existing built form. Indeed this is confirmed in the LAA noting the‘…site is surprisingly well contained in wider views by virtue of the undulating topography and intervening vegetation’ and that more locally the ‘…site is visible from Locko Lane to the north and Green Lane to the south but the local ridgeline prevents all of the site being viewed from either location’. It continues to note that some features are ‘degraded’ and provide little contribution to character as a result, whilst mitigation may ‘include substantive landscaping as part of a GI network to help address the visual impacts locally’.
The are no Tree Preservation Orders on this site, nor are any of the trees considered to be of high value. Trees and hedgerows would nonetheless be retained where possible, with a comprehensive landscaping scheme proposed to ensure integration into the surrounding landscape, as referred to in the LAA. Any future development can incorporate sensitive buffers and would follow standard practice to assess and protect root zones. Such matters are not therefore considered to be a constraint to development.
Cultural Heritage
The site does not contain or form part of any designated heritage assets, namely conservation areas, listed buildings or Scheduled Ancient Monuments. Heritage matters are not therefore considered to be a constraint to development.
Utilities and Infrastructure
There are no known constraints with regards to the availability of gas, electricity, water, foul sewerage or telecommunications networks. Overhead power cables run along the western edge of the site, any proposed development would provide appropriate stand-off distances and would likely incorporate broad green corridors along this axis as part of a wider comprehensive landscaping / open space proposals package, in the interests of design, appearance, amenity and biodiversity. Utility and Infrastructure matters are not therefore considered to be a constraint to development.
Sensitive Receptors
Proposed dwellings would be positioned and orientated to provide a satisfactory separation and acceptable relationship, particularly in terms of preventing issues of overlooking or loss of privacy, whilst ensuring that sufficient private outdoor amenity space exists for occupier enjoyment. It is therefore considered, in this context, that such matters would not be a constraint to development.
Conclusion
The site is suitable, available and achievable for residential development, such that it is deliverable as defined in the NPPF, with evidence of other such successful schemes nearby, including those developed by Woodall Homes. Indeed, as a housebuilder, we have an agreement in place with the landowner and are now promoting the site accordingly. The site has no unusual constraints and no significant barriers to development exist. Development of the site for housing would enable the Council to make efficient use of land and maximise the delivery of housing for the Plan period, forming a well related and logical extension to the settlement in a sustainable location, on a well contained parcel of land.

Pilsley and Lower Pilsley has been identified as a settlement cluster with the Local Plan’s evidence base, and is identified as a Level 2 Settlement where growth beyond the main towns will be focussed. The Settlement Hierarchy Topic Paper (March 2026) notes that the Pilsley Cluster together form a closely linked pair of settlements with strong spatial and community relationships. The two settlements lie in immediate proximity, share everyday movement patterns, and are routinely experienced by residents as two distinct settlements with a close community, and an evident connection and connectivity. It proceeds that Pilsley performs the role of the principal service settlement within the cluster, accommodating the majority of facilities and services, including local retail, education and community infrastructure. Lower Pilsley readily utilises those located within Pilsley, with residents being able access services primarily via short internal trips, whilst itself playing host to, inter alia, a primary school, public house and a recreation green with various play equipment and multi-use games area (MUGA). The settlement benefits from access to pedestrian and cycle infrastructure, which includes lit footpaths, Rights of Way, Bridleways and Byways, along with routes linking through and connecting to the wider cycle network, including the National Cycle Network / Five Pits Trail. Public Transport options are readily available too, providing regular services to Chesterfield, Clay Cross, North Wingfield, Tibshelf and Alfreton for example, as well as other surrounding settlements and villages. Chesterfield Train Station is also accessible via this bus service, providing regular access/services to major destinations, including London, Nottingham, Sheffield, Edinburgh, Leeds, and Liverpool. The site is therefore located in a sustainable location with excellent, well maintained transport links and as such represents a logical focus area for further housing growth.

Pilsley and Lower Pilsley has been identified as a settlement cluster with the Local Plan’s evidence base, and is identified as a Level 2 Settlement where growth beyond the main towns will be focussed. The Settlement Hierarchy Topic Paper (March 2026) notes that the Pilsley Cluster together form a closely linked pair of settlements with strong spatial and community relationships. The two settlements lie in immediate proximity, share everyday movement patterns, and are routinely experienced by residents as two distinct settlements with a close community, and an evident connection and connectivity. It proceeds that Pilsley performs the role of the principal service settlement within the cluster, accommodating the majority of facilities and services, including local retail, education and community infrastructure. Lower Pilsley readily utilises those located within Pilsley, with residents being able access services primarily via short internal trips, whilst itself playing host to, inter alia, a primary school, public house and a recreation green with various play equipment and multi-use games area (MUGA). The settlement benefits from access to pedestrian and cycle infrastructure, which includes lit footpaths, Rights of Way, Bridleways and Byways, along with routes linking through and connecting to the wider cycle network, including the National Cycle Network / Five Pits Trail. Public Transport options are readily available too, providing regular services to Chesterfield, Clay Cross, North Wingfield, Tibshelf and Alfreton for example, as well as other surrounding settlements and villages. Chesterfield Train Station is also accessible via this bus service, providing regular access/services to major destinations, including London, Nottingham, Sheffield, Edinburgh, Leeds, and Liverpool. The site is therefore located in a sustainable location with excellent, well maintained transport links and as such represents a logical focus area for further housing growth.