Report by Local Democracy Reporter – Eddie Bisknell
A developer has told a Derbyshire council the Labour Government’s 1.5 million homes target should now override refusing a planned housing estate for a third time.
Miller Homes has applied to Derbyshire Dales District Council to build 110 homes on fields between Derby Road, the A50, Babbs Lane and a crane hire company in Doveridge.
A decision will be made by the district council in the next few months.
Residents have already made their thoughts known via the Local Democracy Reporting Service last summer.
They said the village has a lack of shops and services, not enough buses, a rising population and that all new homes are too expensive, with most of the current infrastructure directing residents to Staffordshire, not Derbyshire.
Doveridge has seen three medium to large-scale housing developments in the past 10 years, and a new scheme would represent the fourth.
Residents had accepted the general need for more housing, but they have had enough and feel disproportionately targeted, putting the village, on the Staffordshire border, at risk of becoming another “Hilton or Hatton”.
Previous plans for 110 homes on the site were rejected in 2017 and dismissed at appeal in the same year, while subsequent plans for 165 homes, a 47-bed care home and doctors’ surgery were appealed over non-determination (lack of a decision) and also dismissed at appeal in 2017. Both of the historical plans were submitted by Gladman Developments.
In a report filed with the district council, Pegasus, on behalf of Miller Homes, has written: “National planning policy context has changed with the Government targeting the construction of an additional 1.5 million new homes.
“There is a drive and a need for new housing to come forward within the Derbyshire Dales, of which the council are currently unable to meet, with a published housing land supply position of 1.36 years.
“At the time of the 2017 appeals, the council were able to demonstrate a five-year housing land supply.
“The council cannot rely solely on [the 2017] decisions and the reason for refusal previously given, each planning application should be considered on its own merits.
“This proposed development has considered and responded to the previous landscape reasons for refusal as part of the design of the development.
“Further to this, there has been a significant policy change with a drive to deliver much needed homes.
“The council, as per the pre-application response received, acknowledge that due to them being unable to demonstrate a five year housing land supply at this time, the tilted balance in favour of development is engaged.
“The development identifies significant benefits which would need to be balanced against any adverse impacts arising from the development.
“The proposed development details that there are no adverse impacts that outweigh the benefits of this development.”
It says 30 per cent of the planned homes – 33 – would be classed as affordable housing, with contributions to be made to expand or improve educational, transport and health facilities.
The district council is in the middle of drawing up new housing development plans up until 2040, having started in late 2024 and due to adopt the fresh blueprint by March 2028.
This will include assessed sites where the council is in favour of approving homes, and through which terms, to prevent a free-for-all across the district.
That blueprint will also confirm how the council aims to provide a five-year housing supply, of which it currently has a shortfall, as identified by the developer.
When the council launched its review, in early 2024, it said there was an identified need for between 1,378 and 1,888 more homes to be built in the Dales over the next 16 years.
However, in December 2024, the Dales saw its annual housing target increased by one of the largest in the country from 216 to 518 homes.
