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

RE: NORTH EAST DERBYSHIRE CONSULTATION ON ‘STRATEGIC APPROACH TO THE LOCATION OF
DEVELOPMENT AND A REFINED SCHEDULE OF SITES’ – RESIDENTIAL DEVELOPMENT AT LAND TO THE SOUTH OF THE BOURNE, MOOR ROAD, ASHOVER, S45 0AG (REF: 45118)

This letter relates to the consultation on the ‘strategic approach to the location of development and refined
schedule of sites’ and provides further information on Land to the South of The Bourne, Moor Road, Ashover.
This letter seeks to address the outcomes of the Housing Land Availability Assessment (LAA) and the draft
schedule of sites. The letter should be read in conjunction with the initial Call for Sites representation and the
previous Issues and Options consultation representation.

It is first noted that the site has been given an overall ‘red’ RAG rating and has been discounted from further
consideration as a potential allocation in the Local Plan Review. However, on review of the site assessment,
the landowner would like to provide additional information for clarity with respect to some of the technical
assessments made. These are addressed in turn below.

Suitability of the Site

Landscape Impact
The site has been scored ‘red’ within this category, largely due to the perceived landscape impact, as the site
is within an AMES and not directly connected to the existing settlement boundary. Whilst already addressed
in detail in the previous representations, attention is brought to site 45745 – Land at the Junction of Narrowleys
lane and Moor Road, Ashover, which has been draft allocated on the premise that:
“The site has planning permission for 26 dwellings. At our 2025 monitoring, a material start on site had been
made but no dwellings had been completed yet. 2026 monitoring information is not available yet. We are
intending to allocate any major sites with planning permission, if there is a remaining capacity of 10 or more
dwellings that have not been completed yet.”

This site is directly adjacent to the landowner’s site (ref: 45118) and when built out will have a significant impact
the landscape value of the Land to the South of the Bourne, as it will reduce the openness of the site and also
result in the site being located directly adjacent to the newly established settlement boundary.

To allocate the adjacent site, the Council must have a degree of confidence that the consented development
will be delivered. Therefore, if allocating the adjacent site, the Council must logically consider Land to the
South of the Bourne against the changed context. Whilst an LVIA is not provided at this point, the landowner
would like to reaffirm their interest and commitment in developing the site in the future and requests that proper
consideration is given to the landscape impact of the adjacent draft allocated development when considering
the suitability of their land.

Ecology
The site has been rated ‘amber’ in terms of potential biodiversity and ecology impacts. In response to the
reference to on site roosting bats, the previous bat survey was carried out in 2017 as part of a previous outline
application, meaning that these should now be viewed as out of date. Furthermore, some of the onsite trees
have been assessed to be mature and potentially veteran trees. However, when reviewing the previous Tree
Survey, which we appreciate is also out of date, the trees in the middle of the site were assessed as Category
C or U trees. Whilst there is scope for the categorisation of some trees to have progressed with the passage
of time, these trees have not been maintained since the survey was carried out, and it is nonetheless unlikely
that the Category U trees have changed in value.

Finally, whilst the site is covered by a blanket TPO, it is reiterated that the majority of trees are located at the
boundary of the site and would not be impacted by development.

Irrespective of the above, matters relating to protected species and biodiversity were not raised as reasons
for refusal in the previous application. We would therefore like to assert that solutions to these constraints
could be sought through thoughtful design and would not wholly prevent development coming forward at this
site.

Transport

The transport rating was adjusted by the officer from ‘green’ to ‘amber’, with the Local Highways Authority
commenting that on street parking is observed on Moor Road, which could impede two-way movements, with
widening of the road likely required. Whilst it is appreciated that the transport assessment submitted with the previous application on this site is outdated, it does demonstrate that there are workable solutions to
addressing highways concerns, with the Highways Officer having no objections to the previously proposed
scheme.

It is therefore expected that these concerns could be overcome as part of a future planning application, and
that the concern raised would not prevent development coming forward.

Conclusions
It is maintained that the site is well located on the edge of the settlement of Ashover to support the delivery of
housing over the Authority’s plan period. With the emergence of the adjacent site expected following the
material start made, as confirmed through the Council’s 2025 monitoring, it is viewed that the site would form
a logical extension to the settlement on a well contained parcel of land.

The issues relating to ecology and transport are demonstrably resolvable and together are not, in our view,
sufficient to discount the site.

The landowner is therefore keen to demonstrate their commitment to developing this parcel of land and would
like this representation to form evidence of their ongoing engagement within the Council with respect to
bringing the site forward in the future.