NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
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NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
45265 – Land to the East of Valley Road, Barlow Commonside
Respondent: District Councillor for Barlow and Holmesfield
Representation Summary:
The respondent states that the development of 60 dwellings would result in an approximate 16% increase in the population of Barlow, which they consider would place unacceptable strain on the village’s limited facilities and services. The respondent highlights that Barlow lacks GP and dental services, has limited school capacity and relies on external locations for essential services.
The respondent states that additional vehicles would increase pressure on the rural road network, which is already constrained with limited parking and safety issues, particularly given the dependence on private vehicles. The respondent raises concerns regarding the proximity of the Wastewater Treatment Works, potential odour and fly nuisance, and the impact of increased biological loading on water quality within Barlow Brook.
The respondent highlights the site’s location within a Conservation Area and Green Belt, noting the importance of protecting heritage assets and countryside character. They state that parts of the site should be excluded to preserve these qualities and to maintain flood protection corridors.
The respondent concludes that infrastructure and environmental constraints, combined with viability concerns and cumulative impacts with nearby sites, mean the site should not be included in the Local Plan.
Full text:
Introduction.
Prevention of urban sprawl is enshrined within the NPPF with the intention of
maintaining the openness of the Green Belt. In support of this duty it defines
five [ a] - e] ] purposes that the Green Belt fulfils. In the strategic review of the
refined sites the Green Belt has been assessed on the basis of purposes a]
sprawl, b] merging and d] setting and special character. We note that there is
a Green Belt Review underway, the outcome of which will then be used to reassess
the Green Belt element of the refined sites.
Both locations 45265 and 45266 are located in the Green Belt and are
considered by residents to be important community assets to the village and
parish of Barlow. This argument has been set out in fine detail in the
submission made by Barlow Parish Council. We acknowledge and agree
with the arguments presented therein.
In the context of this submission we have focussed on the more pragmatic
engineering based elements.
45265 - Land to the East of Valley Road, Barlow Commonside
The projected number of dwellings for the site is 60 yielding a population
contribution of circa 144 individuals. The 2021 census population for the
village and parish of Barlow is 917 persons. In simplistic terms, based on this
census figure, if the site is fully exploited up to the projected 60 dwellings
this represent a minimum 16% increase on the existing population.
1.Barlow is a rural village on the edge of the Peak District. It has no GP or
Dental Care facilities whilst the child care, nursery and primary schooling
infrastructure is of limited capacity. There are only specialised shopping
facilities in the village. As a consequence residents have to access their life
services ex-village. On this basis the 16% increase in population is extremely
likely to overload the available facilities.
2. On a similar vein, the circa 120 additional vehicles would place a strain on
the rural nature of the access + egress roads and internal road network of
the village. Bearing in mind that the village has an intermittent transport
service the residents are highly dependant on a vehicle to obtain their daily
life requirements, i.e. it is a vehicle dependant community. It is a matter of record that parking facilities within the village are extremely limited and as a
consequence it suffers from an excessive level of on-street parking which
due to the narrow rural nature of the road network creates safety issues.
Within the village there are a number of horse owners/riders together with
cyclists which exacerbates the safety issues.
3. It is noted that the Wastewater Treatment Works [WwTW] is located on the
north eastern boundary of the site separated by Barlow Brook. The northern
and eastern site area will fall within the accepted Water Practice cordon
sanitaire of 400m. Not having had the benefit of visiting the Works, but
having utilised Global Earth to overview the Works, it appears that the
biological treatment step is Trickling Filters, an old outmoded form of
treatment which in warmer weather generates fly nuisance. We believe the
sludge disposal route may involve sludge drying beds which generate odour.
This will potentially cause development issues in respect to the cordon
sanitaire.
4. The Works sits in a Nitrate Vulnerable Zone [NVZ] catchment, hence
Barlow Brook would be susceptible to high phosphate levels in the treated
effluent discharge [NB agricultural run-off could also raise the phosphate
levels in the brook ]. A 16% increase in population and hence biological
loading could impact water quality in the brook. Indeed the Works may not
be able to absorb [treat] the extra biological load ?
5. Barlow is a rural village and attracts a level of tourism due to its location
near the Peak District. The western area of the proposed site covers the
immediate conservation area of the village which contains a number of
heritage assets.. In the interests of preserving the setting and special
character of Barlow this area of the site should NOT be included in the
refined site.
6. The site is located in the Green Belt albeit enclosed on all sides by
dwellings, leisure and public service developments. From the perspective of
the NPPF protection of the Green Belt it responds as follows :
a] moderate contribution to the prevention of sprawl.
b] little effective contribution to preventing merging with neighbouring towns.
d] with great attention to detail and care, the impact on the setting and
special character of Barlow can be managed.
As a minimum the conservation area should be REMOVED from the
overall site and a Flood protection corridor created where the site
interfaces with Barlow Brook. In a similar manner the cordon sanitaire
with the WwTW should be respected. The S106 costs associated with
upgrading the community infrastructure, the local road network and possibly the WwTW will make the REDUCED site area unviable. It is our
opinion that this site should NOT be considered for inclusion in the
2024-2044 Local Plan.
45266 - Land to the North of Millcross Lane, Barlow.
This site effectively interfaces with adjacent site 45265 separated by the
access lane to the WwTW. On this basis many of the issues are common to
both sites. In the interests of clarity of argument we re-address each issue
below and where appropriate indicate the implications if both sites were to
be taken forward in the 2024-2044 Local Plan. Combined figures are shown
thus [ ].
The projected number of dwellings for the site is 50 [110] yielding a
population of circa 120 [264] individuals. The 2021 census population for the
village and parish of Barlow is 917 persons. In simplistic terms if the site is
fully exploited to the projected 50 [110] dwellings this represents a minimum
of 13% [29%] increase on the existing population.
1. Barlow is a rural village on the edge of the Peak District. It has no GP or
Dental Care facilities whilst the child care, nursery and primary schooling
infrastructure is of limited capacity. There are only specialised shopping
facilities in the village. As a consequence residents have to access their life
services ex-village. On this basis the 13% [29%] increase in population is
extremely likely to overload the facilities.
2. On a similar vein the circa 100 [220] additional vehicles would place a
strain on the rural nature of the access + egress roads and the internal road
network of the village. Bearing in mind that the village has an intermittent
transport service the residents are highly dependant on a vehicle to obtain
their daily life requirements, i.e. it is a vehicle dependant community. It is a
matter of record that parking facilities within the village are extremely limited
and as a consequence it suffers from an excessive level of on-street parking
which due to the narrow rural nature of the road network creates safety
issues. Within the village there are a number of horse owners/riders together
with cyclists which exacerbate the safety issues.
3. It is noted that the WwTW is located on the northern boundary of the site
separated by Barlow Brook. The northern development area will be within
the accepted Water Practice cordon sanitaire of 400m. Not having had the
benefit of visiting the Works but having utilised Global Earth to overview the
Works, it appears that the biological treatment step is Trickling Filters , an old
outmoded form of treatment which in warmer weather generates fly
nuisance. We believe the sludge disposal route involves drying beds which generate odour. This will potentially cause development issues in respect to
the cordon sanitaire.
4. The Works sits in a Nitrate Vulnerable Zone [NVZ] catchment, hence
Barlow Brook would be susceptible to high phosphate levels in the treated
effluent discharge [NB agricultural run-off could also raise the phosphate
levels in the brook ]. A 13% [29%] increase in population and hence
biological loading could impact water quality in the brook. Indeed the Works
may not be able to absorb [treat] the extra biological load ?
5. The site is located in the Green Belt and borders land which is currently
farmed. From the perspective of the NPPF protection of the Green Belt it
responds as follows :
a] strong contribution to the prevention of sprawl.
b] strong contribution to the prevention of merging.
d] with greater attention to detail and care the impact on the setting and
special character of Barlow can be managed.
It is considered that inclusion of this site, 45266, into the revised
2024-2044 Local Plan will severely erode Barlow’s Green Belt. The S106
costs associated with upgrading the community infrastructure, the local
road network and possibly the WwTW will make the site unviable. It
should NOT BE REMOVED from the Green Belt i.e. it should NOT be
included in the 2024-2044 Local Plan.
Footnote.
Sites 45265 + 44266 are clearly linked, should both sites be included in the
2024-2044 Local Plan this will magnify the erosion of the Green Belt and will
make it untenable for Barlow village to respond to the increased population
load of 29% without very substantial upfront infrastructure investment.
Acknowledging the necessary S106 elements plus the cost implications to a
developer of meeting the 50% Affordable housing criteria this underscores
our view that the development of both of the sites will be unviable and
therefore should be considered no further and WITHDRAWN from the refined
site considerations and NOT BE INCLUDED in the 2024-2044 Local Plan.
NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
45266 – Land to the North of Millcross Lane, Barlow
Respondent: District Councillor for Barlow and Holmesfield
Representation Summary:
The respondent states the site would result in a population increase of approximately 13% [29%] if both sites are developed, which is likely to overload the limited facilities in Barlow, including the absence of GP and dental services and limited school capacity. The respondent states the village is heavily reliant on vehicles due to limited transport, and that additional vehicles would place pressure on narrow rural roads, limited parking and existing safety issues involving road users.
The respondent highlights proximity to the Wastewater Treatment Works, noting potential odour, fly nuisance and constraints associated with the cordon sanitaire. The respondent states the site lies within a Nitrate Vulnerable Zone, raising concerns that increased population and biological loading could impact water quality in Barlow Brook.
The respondent states the site is located within the Green Belt and contributes to preventing sprawl and settlement merging, and considers development would erode the Green Belt. The respondent raises concerns regarding viability, stating that infrastructure upgrades and associated costs would make development unviable.
The respondent concludes that development, particularly in combination with site 45265, would place unsustainable pressure on Barlow and should not be included in the Local Plan.
Full text:
Introduction.
Prevention of urban sprawl is enshrined within the NPPF with the intention of
maintaining the openness of the Green Belt. In support of this duty it defines
five [ a] - e] ] purposes that the Green Belt fulfils. In the strategic review of the
refined sites the Green Belt has been assessed on the basis of purposes a]
sprawl, b] merging and d] setting and special character. We note that there is
a Green Belt Review underway, the outcome of which will then be used to reassess
the Green Belt element of the refined sites.
Both locations 45265 and 45266 are located in the Green Belt and are
considered by residents to be important community assets to the village and
parish of Barlow. This argument has been set out in fine detail in the
submission made by Barlow Parish Council. We acknowledge and agree
with the arguments presented therein.
In the context of this submission we have focussed on the more pragmatic
engineering based elements.
45265 - Land to the East of Valley Road, Barlow Commonside
The projected number of dwellings for the site is 60 yielding a population
contribution of circa 144 individuals. The 2021 census population for the
village and parish of Barlow is 917 persons. In simplistic terms, based on this
census figure, if the site is fully exploited up to the projected 60 dwellings
this represent a minimum 16% increase on the existing population.
1.Barlow is a rural village on the edge of the Peak District. It has no GP or
Dental Care facilities whilst the child care, nursery and primary schooling
infrastructure is of limited capacity. There are only specialised shopping
facilities in the village. As a consequence residents have to access their life
services ex-village. On this basis the 16% increase in population is extremely
likely to overload the available facilities.
2. On a similar vein, the circa 120 additional vehicles would place a strain on
the rural nature of the access + egress roads and internal road network of
the village. Bearing in mind that the village has an intermittent transport
service the residents are highly dependant on a vehicle to obtain their daily
life requirements, i.e. it is a vehicle dependant community. It is a matter of record that parking facilities within the village are extremely limited and as a
consequence it suffers from an excessive level of on-street parking which
due to the narrow rural nature of the road network creates safety issues.
Within the village there are a number of horse owners/riders together with
cyclists which exacerbates the safety issues.
3. It is noted that the Wastewater Treatment Works [WwTW] is located on the
north eastern boundary of the site separated by Barlow Brook. The northern
and eastern site area will fall within the accepted Water Practice cordon
sanitaire of 400m. Not having had the benefit of visiting the Works, but
having utilised Global Earth to overview the Works, it appears that the
biological treatment step is Trickling Filters, an old outmoded form of
treatment which in warmer weather generates fly nuisance. We believe the
sludge disposal route may involve sludge drying beds which generate odour.
This will potentially cause development issues in respect to the cordon
sanitaire.
4. The Works sits in a Nitrate Vulnerable Zone [NVZ] catchment, hence
Barlow Brook would be susceptible to high phosphate levels in the treated
effluent discharge [NB agricultural run-off could also raise the phosphate
levels in the brook ]. A 16% increase in population and hence biological
loading could impact water quality in the brook. Indeed the Works may not
be able to absorb [treat] the extra biological load ?
5. Barlow is a rural village and attracts a level of tourism due to its location
near the Peak District. The western area of the proposed site covers the
immediate conservation area of the village which contains a number of
heritage assets.. In the interests of preserving the setting and special
character of Barlow this area of the site should NOT be included in the
refined site.
6. The site is located in the Green Belt albeit enclosed on all sides by
dwellings, leisure and public service developments. From the perspective of
the NPPF protection of the Green Belt it responds as follows :
a] moderate contribution to the prevention of sprawl.
b] little effective contribution to preventing merging with neighbouring towns.
d] with great attention to detail and care, the impact on the setting and
special character of Barlow can be managed.
As a minimum the conservation area should be REMOVED from the
overall site and a Flood protection corridor created where the site
interfaces with Barlow Brook. In a similar manner the cordon sanitaire
with the WwTW should be respected. The S106 costs associated with
upgrading the community infrastructure, the local road network and possibly the WwTW will make the REDUCED site area unviable. It is our
opinion that this site should NOT be considered for inclusion in the
2024-2044 Local Plan.
45266 - Land to the North of Millcross Lane, Barlow.
This site effectively interfaces with adjacent site 45265 separated by the
access lane to the WwTW. On this basis many of the issues are common to
both sites. In the interests of clarity of argument we re-address each issue
below and where appropriate indicate the implications if both sites were to
be taken forward in the 2024-2044 Local Plan. Combined figures are shown
thus [ ].
The projected number of dwellings for the site is 50 [110] yielding a
population of circa 120 [264] individuals. The 2021 census population for the
village and parish of Barlow is 917 persons. In simplistic terms if the site is
fully exploited to the projected 50 [110] dwellings this represents a minimum
of 13% [29%] increase on the existing population.
1. Barlow is a rural village on the edge of the Peak District. It has no GP or
Dental Care facilities whilst the child care, nursery and primary schooling
infrastructure is of limited capacity. There are only specialised shopping
facilities in the village. As a consequence residents have to access their life
services ex-village. On this basis the 13% [29%] increase in population is
extremely likely to overload the facilities.
2. On a similar vein the circa 100 [220] additional vehicles would place a
strain on the rural nature of the access + egress roads and the internal road
network of the village. Bearing in mind that the village has an intermittent
transport service the residents are highly dependant on a vehicle to obtain
their daily life requirements, i.e. it is a vehicle dependant community. It is a
matter of record that parking facilities within the village are extremely limited
and as a consequence it suffers from an excessive level of on-street parking
which due to the narrow rural nature of the road network creates safety
issues. Within the village there are a number of horse owners/riders together
with cyclists which exacerbate the safety issues.
3. It is noted that the WwTW is located on the northern boundary of the site
separated by Barlow Brook. The northern development area will be within
the accepted Water Practice cordon sanitaire of 400m. Not having had the
benefit of visiting the Works but having utilised Global Earth to overview the
Works, it appears that the biological treatment step is Trickling Filters , an old
outmoded form of treatment which in warmer weather generates fly
nuisance. We believe the sludge disposal route involves drying beds which generate odour. This will potentially cause development issues in respect to
the cordon sanitaire.
4. The Works sits in a Nitrate Vulnerable Zone [NVZ] catchment, hence
Barlow Brook would be susceptible to high phosphate levels in the treated
effluent discharge [NB agricultural run-off could also raise the phosphate
levels in the brook ]. A 13% [29%] increase in population and hence
biological loading could impact water quality in the brook. Indeed the Works
may not be able to absorb [treat] the extra biological load ?
5. The site is located in the Green Belt and borders land which is currently
farmed. From the perspective of the NPPF protection of the Green Belt it
responds as follows :
a] strong contribution to the prevention of sprawl.
b] strong contribution to the prevention of merging.
d] with greater attention to detail and care the impact on the setting and
special character of Barlow can be managed.
It is considered that inclusion of this site, 45266, into the revised
2024-2044 Local Plan will severely erode Barlow’s Green Belt. The S106
costs associated with upgrading the community infrastructure, the local
road network and possibly the WwTW will make the site unviable. It
should NOT BE REMOVED from the Green Belt i.e. it should NOT be
included in the 2024-2044 Local Plan.
Footnote.
Sites 45265 + 44266 are clearly linked, should both sites be included in the
2024-2044 Local Plan this will magnify the erosion of the Green Belt and will
make it untenable for Barlow village to respond to the increased population
load of 29% without very substantial upfront infrastructure investment.
Acknowledging the necessary S106 elements plus the cost implications to a
developer of meeting the 50% Affordable housing criteria this underscores
our view that the development of both of the sites will be unviable and
therefore should be considered no further and WITHDRAWN from the refined
site considerations and NOT BE INCLUDED in the 2024-2044 Local Plan.
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