Building homes on Derbyshire land next to a railway track could “invite misuse, vandalism and criminal trespass” which would “pose risks to life and limb”, a rail company fears.
Plans from Chevin Homes to build 18 houses on grassland off Normanhurst Park in Darley Dale have caused numerous concerns relating to risk to life, flooding and impact on wildlife.
The scheme is set for approval by Derbyshire Dales District Council on Tuesday, October 11 with planning officers recommending approval.
During the course of the application consideration the scheme has been reduced from 23 homes to 18.
Of these, four would be two-bed houses; three would be three-bed houses; seven would be three-bed bungalows; and four would be four-bed houses.
Peak Rail, which operates a four-mile section of preserved track from Matlock to Northwood, has raised significant concerns over the proposed housing development.
This is due to the location of the proposed homes close to the White Peak trail, a well-used route by cyclists and tourists, which lies on the opposite side of the railway from the potential housing site.
A spokesperson for the company, based at Matlock Station, wrote: “There is currently no public right of access to the White Peak Loop trail at this point. The proposal as it stands, therefore, invites misuse, vandalism and criminal trespass on operational railway land by the public as well posing risks to life and limb, potentially including Peak Rail’s, employees, volunteers and passengers.
“This situation would be totally unacceptable to Peak Rail so we would advise that the matter of future access to the trail is resolved and implemented before any development takes place.
“Peak Rail needs to be re-assured that the works on site follow safe methods of working and have also taken into consideration any potential impact on Peak Rail land and its operational railway infrastructure.
“The applicant must ensure that proposed drainage does not increase Peak Rail’s liability or cause flooding, soil slippage or boundary issues on its land.
“Peak Rail is aware that residents of new dwellings adjacent to or in close proximity to an operational railway have in the past discovered issues with noise and other disturbance upon occupation of dwellings. Mitigation measures should therefore be included in the design process.
“It should be noted that the current level of railway usage may be subject to change at any time without prior notification including increased frequency of trains, particularly in holiday seasons.”
Cllr Jason Atkin, a district councillor, said the initial 23-home scheme represented “over-development” and pushed for a lower number along with more open spaces and play facilities.
Derbyshire County Council has said the roads within the proposed new estate would all need to be widened from 4.8 metres to five metres or they would not adopt them.
If the roads are not adopted the council would not be responsible for repairs, gritting or street lighting, with prospective residents bearing this responsibility instead, or a management company set up by the developer with regular contributions from residents.
It says the width of the roads also currently means a bin lorry would not be able to gain access, which would currently leave prospective residents dragging their bins off the potential estate to Normanhurst Park each week in order to get their bins emptied.
Several members of Darley Dale Town Council have objected to the scheme, citing pollution from the railway, flooding issues, over-development and access issues.
The county council’s flood team is still seeking more information on flood risk before it can give its judgement on the plans, with groundwater said to site three metres below the surface on the site – making it potentially more susceptible to flooding.
Derbyshire Wildlife Trust says it is still waiting for assessments to survey the various habitats on the site and the impact of the scheme on wildlife and biodiversity.
All of the trees on site are legally protected by a Tree Preservation Order and must be retained unless they cause an “unacceptable risk of harm to people or damage to property”, the district council says.
It has also asked that the developer contribute £154,600 towards building affordable homes elsewhere in the district instead of providing them on the proposed site, with the current aim to provide these as a block of flats deemed “not popular” with housing associations.
A total of 21 objection letters have been submitted by residents opposing the plans.
Among their statements are the following comments:
- “The development would result in harm to the character and appearance of the neighbourhood.”
- “There is an excessive number of dwellings proposed for this site which would have an adverse impact on the character of the neighbourhood.”
- “The current Normanhurst Park road is a “pinch point” with insufficient room for a car to park and large vehicles to pass this could cause issues for emergency and delivery vehicles.”
- “The development does not take into consideration the difficulties in crossing the A6 or the width of parts of the pavement which would not be possible to use with a pushchair etc.”
- “This development further contributes to the intensification of the ribbon development between Matlock and Darley Dale.”
- “The urbanisation of the area will result in a loss of visual and residential amenity to existing occupants.”
- “The meadow southwest of Normanhurst Park should be preserved for the public good. It provides attractive views from the Matlock to Rowsley cycle path and from Peak Rail.”
- “The loss of a greenfield/meadow for development will increase the risk of flooding of the site and further down the river”
Council planning officers, recommending approval, wrote: “ The development would be located adjacent to the Peak Rail line to the south west boundary. There is the potential for noise and vibrations for occupants, however the mature tree planting on this boundary would be substantially retained and would mitigate any impact from the infrequent use of the railway.
“The applicant has demonstrated that, subject to planning conditions, the development can be accommodated on the site without harm to protected species or their habitat and that it would achieve biodiversity net gain.
“Such sites are critical to the district council meeting the spatial strategy and vision set out in this plan, particularly in respect of the delivery of housing to meet the district’s objectively assessed housing needs.”
They say the plans should be approved as long as the wildlife trust and county council are on board with the relevant assessments of biodiversity impact and flood risk, and the developer pays to build affordable housing elsewhere.
