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

North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Thank you for consulting Derbyshire County Council on the North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Responses were requested on a proposed strategic approach to the location of new development in the district & a refined schedule of sites
Derbyshire County Council’s Member and Officer technical comments on the planning application are set out below, which are submitted under Delegated Procedures and are made in the context of national and local planning policies that are relevant to the assessment of the planning application.
MEMBER COMMENTS
County Councillors, (Elected Members for North East Derbyshire and Bolsover District) have been consulted on the Reg 18. To date no response has been received.
OFFICER COMMENTS
Conservation
Historic England advises that site allocations should be subject to a heritage impact assessment (HIA); it has published an advice note to that effect (HEAN3). The draft amended NPPF says that development plans should be informed by a proportionate HIA. Chesterfield Borough Council published an HIA methodology to support the preparation of its new local plan (2018).
There are 28 conservation areas in the District of Bolsover. There are 30 conservation areas in North East Derbyshire, including the enormous Moss Valley conservation area. Bolsover District Council has appraised each of its conservation areas over the course of the last twenty years. In contrast, North East Derbyshire has not published any up-to-date conservation area appraisals, contrary to its duties under s69(2) of the Planning (Listed Buildings & Conservation Areas) Act 1990.
The strategic approach does not appear to have been subject to an HIA. In North East Derbyshire, an HIA would need to be prepared in the absence of any up-to-date conservation area appraisals. The Moss Valley conservation area (and others) should be appraised before proceeding to an HIA.
The following specific observations focus upon the identified ‘priority one’ sites.
Sites 45078, 45483 and 45900 (Moss Valley conservation area)
It is proposed to develop about 810 dwellings, comprising 300 dwellings north of Eckington (45078), 160 dwellings at Coal Aston (45483) and 350 dwellings at White Lane Farm (45900). These sites are in the Moss Valley conservation area; each site adjoins the conservation area boundary.
The Moss Valley conservation area is substantially green and open; presumably significant for that reason (inter alia). Development for housing would fundamentally alter the green and open character of these sites; in the absence of evidence to the contrary, it is suggested that harm would arise. Logically, each site would be removed from the conservation area following development.
The strategic approach does not appear to take this heritage harm into account.
Site 45226 (Renishaw Park conservation area)
It is proposed to develop about 1500 to 2500 dwellings on land to the south of Eckington. The site is adjacent to the Renishaw Park conservation area and the grade II* registered landscape at Renishaw Hall. Renishaw Hall and its stable court are highly graded listed buildings.
In the absence of evidence to the contrary, that development would harm the setting of the Renishaw Park conservation area and the associated registered landscape. The strategic approach to the location of development does not appear to take this heritage harm into account.
The Gardens Trust and Historic England should be consulted about this development.
Site 45384 (‘Land at Manor Bungalows’)
It is proposed to develop about 30 dwellings on land in the Dronfield conservation area. The library – the former Manor House – is a grade II listed building. Land to its west is within the curtilage of the listed building and includes ‘curtilage listed’ buildings. Land to its east is a public park; the war memorial appears to have equivalent significance to a listed building. It is not clear whether ten existing dwellings (‘Manor Bungalows’) contribute to the conservation area’s significance. The site enjoys a substantial amount of tree cover, some of which is subject to a preservation order.
In the absence of evidence to the contrary, it is suggested that development would harm the setting of the listed building and the significance of the conservation area. The strategic approach to the location of development does not appear to take this heritage harm into account. A heritage benefit would arise from the reuse of ‘curtilage listed’ buildings (not necessarily for residential use).
Landscaping
The majority of the housing allocation sites being consulted on have already had landscaping comments through the ‘call for sites’ process, so in that respect NEDDC in particular will know what the main landscape and visual issues are.
That said, having reviewed NEDDC’s Settlement Hierarchy Topic Paper, there are some reservations with the approach for identifying ‘Settlement Clusters’ and what this will mean for development allocations. Settlement pattern can be a key determinant and key characteristic of some landscapes, especially parts of the East Derbyshire Coalfield where
former ‘pit’ villages still retain a relatively nucleated settlement pattern – eg. Coalfield Village Farmlands Landscape Character Type. The ‘cluster’ analysis seems to be bringing
together individual settlements into potentially larger amalgamations with a subsequent loss of individual settlement identity, potential loss of intervening green space, and with greater scope for urbanising the wider landscape. This seems particularly evident with the
clustering of Stonebroom, Shirland and Higham that currently exist as discrete and separate settlements. The ‘Unstone Cluster’ doesn’t appear well related at all, particularly
with the physical barrier of the railway line running between parts of the cluster.
Housing and Highways Comments
As North East Derbyshire District Council will be aware, Derbyshire County Council has been developing a more coordinated strategy and approach to assessing the cumulative impacts of new housing and employment growth on the A61 corridor, where a number of large-scale housing developments have already been consented and in some cases, have commenced and been extensively delivered (The Avenue and Biwaters sites for example). The County Council notes that a sizeable number of proposed housing and employment sites in the Issues and Options Consultation are located in and around the A61 corridor, which could have additional cumulative highway impacts on the corridor, which may require extensive mitigation measures. As such, the County Council would welcome the opportunity to comment on any sites in the A61 corridor which are incorporated in the next iteration of the Plan, so consider the likely cumulative impacts and likely need for mitigation through developer contributions.
I hope the above comments are of assistance in the assessment of the planning application.

North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Thank you for consulting Derbyshire County Council on the North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Responses were requested on a proposed strategic approach to the location of new development in the district & a refined schedule of sites
Derbyshire County Council’s Member and Officer technical comments on the planning application are set out below, which are submitted under Delegated Procedures and are made in the context of national and local planning policies that are relevant to the assessment of the planning application.
MEMBER COMMENTS
County Councillors, (Elected Members for North East Derbyshire and Bolsover District) have been consulted on the Reg 18. To date no response has been received.
OFFICER COMMENTS
Conservation
Historic England advises that site allocations should be subject to a heritage impact assessment (HIA); it has published an advice note to that effect (HEAN3). The draft amended NPPF says that development plans should be informed by a proportionate HIA. Chesterfield Borough Council published an HIA methodology to support the preparation of its new local plan (2018).
There are 28 conservation areas in the District of Bolsover. There are 30 conservation areas in North East Derbyshire, including the enormous Moss Valley conservation area. Bolsover District Council has appraised each of its conservation areas over the course of the last twenty years. In contrast, North East Derbyshire has not published any up-to-date conservation area appraisals, contrary to its duties under s69(2) of the Planning (Listed Buildings & Conservation Areas) Act 1990.
The strategic approach does not appear to have been subject to an HIA. In North East Derbyshire, an HIA would need to be prepared in the absence of any up-to-date conservation area appraisals. The Moss Valley conservation area (and others) should be appraised before proceeding to an HIA.
The following specific observations focus upon the identified ‘priority one’ sites.
Sites 45078, 45483 and 45900 (Moss Valley conservation area)
It is proposed to develop about 810 dwellings, comprising 300 dwellings north of Eckington (45078), 160 dwellings at Coal Aston (45483) and 350 dwellings at White Lane Farm (45900). These sites are in the Moss Valley conservation area; each site adjoins the conservation area boundary.
The Moss Valley conservation area is substantially green and open; presumably significant for that reason (inter alia). Development for housing would fundamentally alter the green and open character of these sites; in the absence of evidence to the contrary, it is suggested that harm would arise. Logically, each site would be removed from the conservation area following development.
The strategic approach does not appear to take this heritage harm into account.
Site 45226 (Renishaw Park conservation area)
It is proposed to develop about 1500 to 2500 dwellings on land to the south of Eckington. The site is adjacent to the Renishaw Park conservation area and the grade II* registered landscape at Renishaw Hall. Renishaw Hall and its stable court are highly graded listed buildings.
In the absence of evidence to the contrary, that development would harm the setting of the Renishaw Park conservation area and the associated registered landscape. The strategic approach to the location of development does not appear to take this heritage harm into account.
The Gardens Trust and Historic England should be consulted about this development.
Site 45384 (‘Land at Manor Bungalows’)
It is proposed to develop about 30 dwellings on land in the Dronfield conservation area. The library – the former Manor House – is a grade II listed building. Land to its west is within the curtilage of the listed building and includes ‘curtilage listed’ buildings. Land to its east is a public park; the war memorial appears to have equivalent significance to a listed building. It is not clear whether ten existing dwellings (‘Manor Bungalows’) contribute to the conservation area’s significance. The site enjoys a substantial amount of tree cover, some of which is subject to a preservation order.
In the absence of evidence to the contrary, it is suggested that development would harm the setting of the listed building and the significance of the conservation area. The strategic approach to the location of development does not appear to take this heritage harm into account. A heritage benefit would arise from the reuse of ‘curtilage listed’ buildings (not necessarily for residential use).
Landscaping
The majority of the housing allocation sites being consulted on have already had landscaping comments through the ‘call for sites’ process, so in that respect NEDDC in particular will know what the main landscape and visual issues are.
That said, having reviewed NEDDC’s Settlement Hierarchy Topic Paper, there are some reservations with the approach for identifying ‘Settlement Clusters’ and what this will mean for development allocations. Settlement pattern can be a key determinant and key characteristic of some landscapes, especially parts of the East Derbyshire Coalfield where
former ‘pit’ villages still retain a relatively nucleated settlement pattern – eg. Coalfield Village Farmlands Landscape Character Type. The ‘cluster’ analysis seems to be bringing
together individual settlements into potentially larger amalgamations with a subsequent loss of individual settlement identity, potential loss of intervening green space, and with greater scope for urbanising the wider landscape. This seems particularly evident with the
clustering of Stonebroom, Shirland and Higham that currently exist as discrete and separate settlements. The ‘Unstone Cluster’ doesn’t appear well related at all, particularly
with the physical barrier of the railway line running between parts of the cluster.
Housing and Highways Comments
As North East Derbyshire District Council will be aware, Derbyshire County Council has been developing a more coordinated strategy and approach to assessing the cumulative impacts of new housing and employment growth on the A61 corridor, where a number of large-scale housing developments have already been consented and in some cases, have commenced and been extensively delivered (The Avenue and Biwaters sites for example). The County Council notes that a sizeable number of proposed housing and employment sites in the Issues and Options Consultation are located in and around the A61 corridor, which could have additional cumulative highway impacts on the corridor, which may require extensive mitigation measures. As such, the County Council would welcome the opportunity to comment on any sites in the A61 corridor which are incorporated in the next iteration of the Plan, so consider the likely cumulative impacts and likely need for mitigation through developer contributions.
I hope the above comments are of assistance in the assessment of the planning application.

North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Thank you for consulting Derbyshire County Council on the North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Responses were requested on a proposed strategic approach to the location of new development in the district & a refined schedule of sites
Derbyshire County Council’s Member and Officer technical comments on the planning application are set out below, which are submitted under Delegated Procedures and are made in the context of national and local planning policies that are relevant to the assessment of the planning application.
MEMBER COMMENTS
County Councillors, (Elected Members for North East Derbyshire and Bolsover District) have been consulted on the Reg 18. To date no response has been received.
OFFICER COMMENTS
Conservation
Historic England advises that site allocations should be subject to a heritage impact assessment (HIA); it has published an advice note to that effect (HEAN3). The draft amended NPPF says that development plans should be informed by a proportionate HIA. Chesterfield Borough Council published an HIA methodology to support the preparation of its new local plan (2018).
There are 28 conservation areas in the District of Bolsover. There are 30 conservation areas in North East Derbyshire, including the enormous Moss Valley conservation area. Bolsover District Council has appraised each of its conservation areas over the course of the last twenty years. In contrast, North East Derbyshire has not published any up-to-date conservation area appraisals, contrary to its duties under s69(2) of the Planning (Listed Buildings & Conservation Areas) Act 1990.
The strategic approach does not appear to have been subject to an HIA. In North East Derbyshire, an HIA would need to be prepared in the absence of any up-to-date conservation area appraisals. The Moss Valley conservation area (and others) should be appraised before proceeding to an HIA.
The following specific observations focus upon the identified ‘priority one’ sites.
Sites 45078, 45483 and 45900 (Moss Valley conservation area)
It is proposed to develop about 810 dwellings, comprising 300 dwellings north of Eckington (45078), 160 dwellings at Coal Aston (45483) and 350 dwellings at White Lane Farm (45900). These sites are in the Moss Valley conservation area; each site adjoins the conservation area boundary.
The Moss Valley conservation area is substantially green and open; presumably significant for that reason (inter alia). Development for housing would fundamentally alter the green and open character of these sites; in the absence of evidence to the contrary, it is suggested that harm would arise. Logically, each site would be removed from the conservation area following development.
The strategic approach does not appear to take this heritage harm into account.
Site 45226 (Renishaw Park conservation area)
It is proposed to develop about 1500 to 2500 dwellings on land to the south of Eckington. The site is adjacent to the Renishaw Park conservation area and the grade II* registered landscape at Renishaw Hall. Renishaw Hall and its stable court are highly graded listed buildings.
In the absence of evidence to the contrary, that development would harm the setting of the Renishaw Park conservation area and the associated registered landscape. The strategic approach to the location of development does not appear to take this heritage harm into account.
The Gardens Trust and Historic England should be consulted about this development.
Site 45384 (‘Land at Manor Bungalows’)
It is proposed to develop about 30 dwellings on land in the Dronfield conservation area. The library – the former Manor House – is a grade II listed building. Land to its west is within the curtilage of the listed building and includes ‘curtilage listed’ buildings. Land to its east is a public park; the war memorial appears to have equivalent significance to a listed building. It is not clear whether ten existing dwellings (‘Manor Bungalows’) contribute to the conservation area’s significance. The site enjoys a substantial amount of tree cover, some of which is subject to a preservation order.
In the absence of evidence to the contrary, it is suggested that development would harm the setting of the listed building and the significance of the conservation area. The strategic approach to the location of development does not appear to take this heritage harm into account. A heritage benefit would arise from the reuse of ‘curtilage listed’ buildings (not necessarily for residential use).
Landscaping
The majority of the housing allocation sites being consulted on have already had landscaping comments through the ‘call for sites’ process, so in that respect NEDDC in particular will know what the main landscape and visual issues are.
That said, having reviewed NEDDC’s Settlement Hierarchy Topic Paper, there are some reservations with the approach for identifying ‘Settlement Clusters’ and what this will mean for development allocations. Settlement pattern can be a key determinant and key characteristic of some landscapes, especially parts of the East Derbyshire Coalfield where
former ‘pit’ villages still retain a relatively nucleated settlement pattern – eg. Coalfield Village Farmlands Landscape Character Type. The ‘cluster’ analysis seems to be bringing
together individual settlements into potentially larger amalgamations with a subsequent loss of individual settlement identity, potential loss of intervening green space, and with greater scope for urbanising the wider landscape. This seems particularly evident with the
clustering of Stonebroom, Shirland and Higham that currently exist as discrete and separate settlements. The ‘Unstone Cluster’ doesn’t appear well related at all, particularly
with the physical barrier of the railway line running between parts of the cluster.
Housing and Highways Comments
As North East Derbyshire District Council will be aware, Derbyshire County Council has been developing a more coordinated strategy and approach to assessing the cumulative impacts of new housing and employment growth on the A61 corridor, where a number of large-scale housing developments have already been consented and in some cases, have commenced and been extensively delivered (The Avenue and Biwaters sites for example). The County Council notes that a sizeable number of proposed housing and employment sites in the Issues and Options Consultation are located in and around the A61 corridor, which could have additional cumulative highway impacts on the corridor, which may require extensive mitigation measures. As such, the County Council would welcome the opportunity to comment on any sites in the A61 corridor which are incorporated in the next iteration of the Plan, so consider the likely cumulative impacts and likely need for mitigation through developer contributions.
I hope the above comments are of assistance in the assessment of the planning application.

North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Thank you for consulting Derbyshire County Council on the North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Responses were requested on a proposed strategic approach to the location of new development in the district & a refined schedule of sites
Derbyshire County Council’s Member and Officer technical comments on the planning application are set out below, which are submitted under Delegated Procedures and are made in the context of national and local planning policies that are relevant to the assessment of the planning application.
MEMBER COMMENTS
County Councillors, (Elected Members for North East Derbyshire and Bolsover District) have been consulted on the Reg 18. To date no response has been received.
OFFICER COMMENTS
Conservation
Historic England advises that site allocations should be subject to a heritage impact assessment (HIA); it has published an advice note to that effect (HEAN3). The draft amended NPPF says that development plans should be informed by a proportionate HIA. Chesterfield Borough Council published an HIA methodology to support the preparation of its new local plan (2018).
There are 28 conservation areas in the District of Bolsover. There are 30 conservation areas in North East Derbyshire, including the enormous Moss Valley conservation area. Bolsover District Council has appraised each of its conservation areas over the course of the last twenty years. In contrast, North East Derbyshire has not published any up-to-date conservation area appraisals, contrary to its duties under s69(2) of the Planning (Listed Buildings & Conservation Areas) Act 1990.
The strategic approach does not appear to have been subject to an HIA. In North East Derbyshire, an HIA would need to be prepared in the absence of any up-to-date conservation area appraisals. The Moss Valley conservation area (and others) should be appraised before proceeding to an HIA.
The following specific observations focus upon the identified ‘priority one’ sites.
Sites 45078, 45483 and 45900 (Moss Valley conservation area)
It is proposed to develop about 810 dwellings, comprising 300 dwellings north of Eckington (45078), 160 dwellings at Coal Aston (45483) and 350 dwellings at White Lane Farm (45900). These sites are in the Moss Valley conservation area; each site adjoins the conservation area boundary.
The Moss Valley conservation area is substantially green and open; presumably significant for that reason (inter alia). Development for housing would fundamentally alter the green and open character of these sites; in the absence of evidence to the contrary, it is suggested that harm would arise. Logically, each site would be removed from the conservation area following development.
The strategic approach does not appear to take this heritage harm into account.
Site 45226 (Renishaw Park conservation area)
It is proposed to develop about 1500 to 2500 dwellings on land to the south of Eckington. The site is adjacent to the Renishaw Park conservation area and the grade II* registered landscape at Renishaw Hall. Renishaw Hall and its stable court are highly graded listed buildings.
In the absence of evidence to the contrary, that development would harm the setting of the Renishaw Park conservation area and the associated registered landscape. The strategic approach to the location of development does not appear to take this heritage harm into account.
The Gardens Trust and Historic England should be consulted about this development.
Site 45384 (‘Land at Manor Bungalows’)
It is proposed to develop about 30 dwellings on land in the Dronfield conservation area. The library – the former Manor House – is a grade II listed building. Land to its west is within the curtilage of the listed building and includes ‘curtilage listed’ buildings. Land to its east is a public park; the war memorial appears to have equivalent significance to a listed building. It is not clear whether ten existing dwellings (‘Manor Bungalows’) contribute to the conservation area’s significance. The site enjoys a substantial amount of tree cover, some of which is subject to a preservation order.
In the absence of evidence to the contrary, it is suggested that development would harm the setting of the listed building and the significance of the conservation area. The strategic approach to the location of development does not appear to take this heritage harm into account. A heritage benefit would arise from the reuse of ‘curtilage listed’ buildings (not necessarily for residential use).
Landscaping
The majority of the housing allocation sites being consulted on have already had landscaping comments through the ‘call for sites’ process, so in that respect NEDDC in particular will know what the main landscape and visual issues are.
That said, having reviewed NEDDC’s Settlement Hierarchy Topic Paper, there are some reservations with the approach for identifying ‘Settlement Clusters’ and what this will mean for development allocations. Settlement pattern can be a key determinant and key characteristic of some landscapes, especially parts of the East Derbyshire Coalfield where
former ‘pit’ villages still retain a relatively nucleated settlement pattern – eg. Coalfield Village Farmlands Landscape Character Type. The ‘cluster’ analysis seems to be bringing
together individual settlements into potentially larger amalgamations with a subsequent loss of individual settlement identity, potential loss of intervening green space, and with greater scope for urbanising the wider landscape. This seems particularly evident with the
clustering of Stonebroom, Shirland and Higham that currently exist as discrete and separate settlements. The ‘Unstone Cluster’ doesn’t appear well related at all, particularly
with the physical barrier of the railway line running between parts of the cluster.
Housing and Highways Comments
As North East Derbyshire District Council will be aware, Derbyshire County Council has been developing a more coordinated strategy and approach to assessing the cumulative impacts of new housing and employment growth on the A61 corridor, where a number of large-scale housing developments have already been consented and in some cases, have commenced and been extensively delivered (The Avenue and Biwaters sites for example). The County Council notes that a sizeable number of proposed housing and employment sites in the Issues and Options Consultation are located in and around the A61 corridor, which could have additional cumulative highway impacts on the corridor, which may require extensive mitigation measures. As such, the County Council would welcome the opportunity to comment on any sites in the A61 corridor which are incorporated in the next iteration of the Plan, so consider the likely cumulative impacts and likely need for mitigation through developer contributions.
I hope the above comments are of assistance in the assessment of the planning application.

North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Thank you for consulting Derbyshire County Council on the North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Responses were requested on a proposed strategic approach to the location of new development in the district & a refined schedule of sites
Derbyshire County Council’s Member and Officer technical comments on the planning application are set out below, which are submitted under Delegated Procedures and are made in the context of national and local planning policies that are relevant to the assessment of the planning application.
MEMBER COMMENTS
County Councillors, (Elected Members for North East Derbyshire and Bolsover District) have been consulted on the Reg 18. To date no response has been received.
OFFICER COMMENTS
Conservation
Historic England advises that site allocations should be subject to a heritage impact assessment (HIA); it has published an advice note to that effect (HEAN3). The draft amended NPPF says that development plans should be informed by a proportionate HIA. Chesterfield Borough Council published an HIA methodology to support the preparation of its new local plan (2018).
There are 28 conservation areas in the District of Bolsover. There are 30 conservation areas in North East Derbyshire, including the enormous Moss Valley conservation area. Bolsover District Council has appraised each of its conservation areas over the course of the last twenty years. In contrast, North East Derbyshire has not published any up-to-date conservation area appraisals, contrary to its duties under s69(2) of the Planning (Listed Buildings & Conservation Areas) Act 1990.
The strategic approach does not appear to have been subject to an HIA. In North East Derbyshire, an HIA would need to be prepared in the absence of any up-to-date conservation area appraisals. The Moss Valley conservation area (and others) should be appraised before proceeding to an HIA.
The following specific observations focus upon the identified ‘priority one’ sites.
Sites 45078, 45483 and 45900 (Moss Valley conservation area)
It is proposed to develop about 810 dwellings, comprising 300 dwellings north of Eckington (45078), 160 dwellings at Coal Aston (45483) and 350 dwellings at White Lane Farm (45900). These sites are in the Moss Valley conservation area; each site adjoins the conservation area boundary.
The Moss Valley conservation area is substantially green and open; presumably significant for that reason (inter alia). Development for housing would fundamentally alter the green and open character of these sites; in the absence of evidence to the contrary, it is suggested that harm would arise. Logically, each site would be removed from the conservation area following development.
The strategic approach does not appear to take this heritage harm into account.
Site 45226 (Renishaw Park conservation area)
It is proposed to develop about 1500 to 2500 dwellings on land to the south of Eckington. The site is adjacent to the Renishaw Park conservation area and the grade II* registered landscape at Renishaw Hall. Renishaw Hall and its stable court are highly graded listed buildings.
In the absence of evidence to the contrary, that development would harm the setting of the Renishaw Park conservation area and the associated registered landscape. The strategic approach to the location of development does not appear to take this heritage harm into account.
The Gardens Trust and Historic England should be consulted about this development.
Site 45384 (‘Land at Manor Bungalows’)
It is proposed to develop about 30 dwellings on land in the Dronfield conservation area. The library – the former Manor House – is a grade II listed building. Land to its west is within the curtilage of the listed building and includes ‘curtilage listed’ buildings. Land to its east is a public park; the war memorial appears to have equivalent significance to a listed building. It is not clear whether ten existing dwellings (‘Manor Bungalows’) contribute to the conservation area’s significance. The site enjoys a substantial amount of tree cover, some of which is subject to a preservation order.
In the absence of evidence to the contrary, it is suggested that development would harm the setting of the listed building and the significance of the conservation area. The strategic approach to the location of development does not appear to take this heritage harm into account. A heritage benefit would arise from the reuse of ‘curtilage listed’ buildings (not necessarily for residential use).
Landscaping
The majority of the housing allocation sites being consulted on have already had landscaping comments through the ‘call for sites’ process, so in that respect NEDDC in particular will know what the main landscape and visual issues are.
That said, having reviewed NEDDC’s Settlement Hierarchy Topic Paper, there are some reservations with the approach for identifying ‘Settlement Clusters’ and what this will mean for development allocations. Settlement pattern can be a key determinant and key characteristic of some landscapes, especially parts of the East Derbyshire Coalfield where
former ‘pit’ villages still retain a relatively nucleated settlement pattern – eg. Coalfield Village Farmlands Landscape Character Type. The ‘cluster’ analysis seems to be bringing
together individual settlements into potentially larger amalgamations with a subsequent loss of individual settlement identity, potential loss of intervening green space, and with greater scope for urbanising the wider landscape. This seems particularly evident with the
clustering of Stonebroom, Shirland and Higham that currently exist as discrete and separate settlements. The ‘Unstone Cluster’ doesn’t appear well related at all, particularly
with the physical barrier of the railway line running between parts of the cluster.
Housing and Highways Comments
As North East Derbyshire District Council will be aware, Derbyshire County Council has been developing a more coordinated strategy and approach to assessing the cumulative impacts of new housing and employment growth on the A61 corridor, where a number of large-scale housing developments have already been consented and in some cases, have commenced and been extensively delivered (The Avenue and Biwaters sites for example). The County Council notes that a sizeable number of proposed housing and employment sites in the Issues and Options Consultation are located in and around the A61 corridor, which could have additional cumulative highway impacts on the corridor, which may require extensive mitigation measures. As such, the County Council would welcome the opportunity to comment on any sites in the A61 corridor which are incorporated in the next iteration of the Plan, so consider the likely cumulative impacts and likely need for mitigation through developer contributions.
I hope the above comments are of assistance in the assessment of the planning application.

North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Thank you for consulting Derbyshire County Council on the North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Responses were requested on a proposed strategic approach to the location of new development in the district & a refined schedule of sites
Derbyshire County Council’s Member and Officer technical comments on the planning application are set out below, which are submitted under Delegated Procedures and are made in the context of national and local planning policies that are relevant to the assessment of the planning application.
MEMBER COMMENTS
County Councillors, (Elected Members for North East Derbyshire and Bolsover District) have been consulted on the Reg 18. To date no response has been received.
OFFICER COMMENTS
Conservation
Historic England advises that site allocations should be subject to a heritage impact assessment (HIA); it has published an advice note to that effect (HEAN3). The draft amended NPPF says that development plans should be informed by a proportionate HIA. Chesterfield Borough Council published an HIA methodology to support the preparation of its new local plan (2018).
There are 28 conservation areas in the District of Bolsover. There are 30 conservation areas in North East Derbyshire, including the enormous Moss Valley conservation area. Bolsover District Council has appraised each of its conservation areas over the course of the last twenty years. In contrast, North East Derbyshire has not published any up-to-date conservation area appraisals, contrary to its duties under s69(2) of the Planning (Listed Buildings & Conservation Areas) Act 1990.
The strategic approach does not appear to have been subject to an HIA. In North East Derbyshire, an HIA would need to be prepared in the absence of any up-to-date conservation area appraisals. The Moss Valley conservation area (and others) should be appraised before proceeding to an HIA.
The following specific observations focus upon the identified ‘priority one’ sites.
Sites 45078, 45483 and 45900 (Moss Valley conservation area)
It is proposed to develop about 810 dwellings, comprising 300 dwellings north of Eckington (45078), 160 dwellings at Coal Aston (45483) and 350 dwellings at White Lane Farm (45900). These sites are in the Moss Valley conservation area; each site adjoins the conservation area boundary.
The Moss Valley conservation area is substantially green and open; presumably significant for that reason (inter alia). Development for housing would fundamentally alter the green and open character of these sites; in the absence of evidence to the contrary, it is suggested that harm would arise. Logically, each site would be removed from the conservation area following development.
The strategic approach does not appear to take this heritage harm into account.
Site 45226 (Renishaw Park conservation area)
It is proposed to develop about 1500 to 2500 dwellings on land to the south of Eckington. The site is adjacent to the Renishaw Park conservation area and the grade II* registered landscape at Renishaw Hall. Renishaw Hall and its stable court are highly graded listed buildings.
In the absence of evidence to the contrary, that development would harm the setting of the Renishaw Park conservation area and the associated registered landscape. The strategic approach to the location of development does not appear to take this heritage harm into account.
The Gardens Trust and Historic England should be consulted about this development.
Site 45384 (‘Land at Manor Bungalows’)
It is proposed to develop about 30 dwellings on land in the Dronfield conservation area. The library – the former Manor House – is a grade II listed building. Land to its west is within the curtilage of the listed building and includes ‘curtilage listed’ buildings. Land to its east is a public park; the war memorial appears to have equivalent significance to a listed building. It is not clear whether ten existing dwellings (‘Manor Bungalows’) contribute to the conservation area’s significance. The site enjoys a substantial amount of tree cover, some of which is subject to a preservation order.
In the absence of evidence to the contrary, it is suggested that development would harm the setting of the listed building and the significance of the conservation area. The strategic approach to the location of development does not appear to take this heritage harm into account. A heritage benefit would arise from the reuse of ‘curtilage listed’ buildings (not necessarily for residential use).
Landscaping
The majority of the housing allocation sites being consulted on have already had landscaping comments through the ‘call for sites’ process, so in that respect NEDDC in particular will know what the main landscape and visual issues are.
That said, having reviewed NEDDC’s Settlement Hierarchy Topic Paper, there are some reservations with the approach for identifying ‘Settlement Clusters’ and what this will mean for development allocations. Settlement pattern can be a key determinant and key characteristic of some landscapes, especially parts of the East Derbyshire Coalfield where
former ‘pit’ villages still retain a relatively nucleated settlement pattern – eg. Coalfield Village Farmlands Landscape Character Type. The ‘cluster’ analysis seems to be bringing
together individual settlements into potentially larger amalgamations with a subsequent loss of individual settlement identity, potential loss of intervening green space, and with greater scope for urbanising the wider landscape. This seems particularly evident with the
clustering of Stonebroom, Shirland and Higham that currently exist as discrete and separate settlements. The ‘Unstone Cluster’ doesn’t appear well related at all, particularly
with the physical barrier of the railway line running between parts of the cluster.
Housing and Highways Comments
As North East Derbyshire District Council will be aware, Derbyshire County Council has been developing a more coordinated strategy and approach to assessing the cumulative impacts of new housing and employment growth on the A61 corridor, where a number of large-scale housing developments have already been consented and in some cases, have commenced and been extensively delivered (The Avenue and Biwaters sites for example). The County Council notes that a sizeable number of proposed housing and employment sites in the Issues and Options Consultation are located in and around the A61 corridor, which could have additional cumulative highway impacts on the corridor, which may require extensive mitigation measures. As such, the County Council would welcome the opportunity to comment on any sites in the A61 corridor which are incorporated in the next iteration of the Plan, so consider the likely cumulative impacts and likely need for mitigation through developer contributions.
I hope the above comments are of assistance in the assessment of the planning application.

North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Thank you for consulting Derbyshire County Council on the North East Derbyshire Bolsover District Council Local Plan: Issues & Options Consultation on the Strategic Approach to the Location of Development and Refined Schedule of Sites (Regulation 18 of The Town & Country Planning (Local Planning) (England) Regulations, 2012
Responses were requested on a proposed strategic approach to the location of new development in the district & a refined schedule of sites
Derbyshire County Council’s Member and Officer technical comments on the planning application are set out below, which are submitted under Delegated Procedures and are made in the context of national and local planning policies that are relevant to the assessment of the planning application.
MEMBER COMMENTS
County Councillors, (Elected Members for North East Derbyshire and Bolsover District) have been consulted on the Reg 18. To date no response has been received.
OFFICER COMMENTS
Conservation
Historic England advises that site allocations should be subject to a heritage impact assessment (HIA); it has published an advice note to that effect (HEAN3). The draft amended NPPF says that development plans should be informed by a proportionate HIA. Chesterfield Borough Council published an HIA methodology to support the preparation of its new local plan (2018).
There are 28 conservation areas in the District of Bolsover. There are 30 conservation areas in North East Derbyshire, including the enormous Moss Valley conservation area. Bolsover District Council has appraised each of its conservation areas over the course of the last twenty years. In contrast, North East Derbyshire has not published any up-to-date conservation area appraisals, contrary to its duties under s69(2) of the Planning (Listed Buildings & Conservation Areas) Act 1990.
The strategic approach does not appear to have been subject to an HIA. In North East Derbyshire, an HIA would need to be prepared in the absence of any up-to-date conservation area appraisals. The Moss Valley conservation area (and others) should be appraised before proceeding to an HIA.
The following specific observations focus upon the identified ‘priority one’ sites.
Sites 45078, 45483 and 45900 (Moss Valley conservation area)
It is proposed to develop about 810 dwellings, comprising 300 dwellings north of Eckington (45078), 160 dwellings at Coal Aston (45483) and 350 dwellings at White Lane Farm (45900). These sites are in the Moss Valley conservation area; each site adjoins the conservation area boundary.
The Moss Valley conservation area is substantially green and open; presumably significant for that reason (inter alia). Development for housing would fundamentally alter the green and open character of these sites; in the absence of evidence to the contrary, it is suggested that harm would arise. Logically, each site would be removed from the conservation area following development.
The strategic approach does not appear to take this heritage harm into account.
Site 45226 (Renishaw Park conservation area)
It is proposed to develop about 1500 to 2500 dwellings on land to the south of Eckington. The site is adjacent to the Renishaw Park conservation area and the grade II* registered landscape at Renishaw Hall. Renishaw Hall and its stable court are highly graded listed buildings.
In the absence of evidence to the contrary, that development would harm the setting of the Renishaw Park conservation area and the associated registered landscape. The strategic approach to the location of development does not appear to take this heritage harm into account.
The Gardens Trust and Historic England should be consulted about this development.
Site 45384 (‘Land at Manor Bungalows’)
It is proposed to develop about 30 dwellings on land in the Dronfield conservation area. The library – the former Manor House – is a grade II listed building. Land to its west is within the curtilage of the listed building and includes ‘curtilage listed’ buildings. Land to its east is a public park; the war memorial appears to have equivalent significance to a listed building. It is not clear whether ten existing dwellings (‘Manor Bungalows’) contribute to the conservation area’s significance. The site enjoys a substantial amount of tree cover, some of which is subject to a preservation order.
In the absence of evidence to the contrary, it is suggested that development would harm the setting of the listed building and the significance of the conservation area. The strategic approach to the location of development does not appear to take this heritage harm into account. A heritage benefit would arise from the reuse of ‘curtilage listed’ buildings (not necessarily for residential use).
Landscaping
The majority of the housing allocation sites being consulted on have already had landscaping comments through the ‘call for sites’ process, so in that respect NEDDC in particular will know what the main landscape and visual issues are.
That said, having reviewed NEDDC’s Settlement Hierarchy Topic Paper, there are some reservations with the approach for identifying ‘Settlement Clusters’ and what this will mean for development allocations. Settlement pattern can be a key determinant and key characteristic of some landscapes, especially parts of the East Derbyshire Coalfield where
former ‘pit’ villages still retain a relatively nucleated settlement pattern – eg. Coalfield Village Farmlands Landscape Character Type. The ‘cluster’ analysis seems to be bringing
together individual settlements into potentially larger amalgamations with a subsequent loss of individual settlement identity, potential loss of intervening green space, and with greater scope for urbanising the wider landscape. This seems particularly evident with the
clustering of Stonebroom, Shirland and Higham that currently exist as discrete and separate settlements. The ‘Unstone Cluster’ doesn’t appear well related at all, particularly
with the physical barrier of the railway line running between parts of the cluster.
Housing and Highways Comments
As North East Derbyshire District Council will be aware, Derbyshire County Council has been developing a more coordinated strategy and approach to assessing the cumulative impacts of new housing and employment growth on the A61 corridor, where a number of large-scale housing developments have already been consented and in some cases, have commenced and been extensively delivered (The Avenue and Biwaters sites for example). The County Council notes that a sizeable number of proposed housing and employment sites in the Issues and Options Consultation are located in and around the A61 corridor, which could have additional cumulative highway impacts on the corridor, which may require extensive mitigation measures. As such, the County Council would welcome the opportunity to comment on any sites in the A61 corridor which are incorporated in the next iteration of the Plan, so consider the likely cumulative impacts and likely need for mitigation through developer contributions.
I hope the above comments are of assistance in the assessment of the planning application.