“Excessive” plans for 100 homes in Derbyshire village set to be thrown out

The scheme, from private landowner Tom Goodall, would see 100 houses built and land set aside for a medical centre built off the A52 Main Road through Brailsford, opposite the 75-house Avant Homes development.

Papers published by Derbyshire Dales District Council detail that planning officials recommend that the plans are refused at a meeting next week.

Officers say the project would cause harm to the village’s conservation area, including a number of listed historic farmhouses and All Saints Church.

They also detail concerns over the “substantial” scale of the proposed development, relative to the size of Brailsford itself, saying this would harm its character and appearance.

Officers also relay the concerns raised by experts about the potential impact of the proposed site on roads in the area and on potential archaeological finds on the historic site – with “inadequate” information on both topics.

A total of 77 objection letters were submitted to the council by opposing members of the public, saying the village had increased in size by 50 per cent since 2017, dubbing this development “excessive”; saying infrastructure such as roads, schools and healthcare facilities did not have the capacity to support the new scheme; and raising issues about the impact on the landscape, heritage buildings and livestock.

The lack of a footpath or suitable pavement linking the site to the village and its primary school was a key issue raised by residents and officials, saying this would mean would-be residents would have to drive to school, shops and work.

Brailsford Parish Council has also lodged its objections to the plans, claiming the village has nearly tripled in size since 2013, risking its sustainability.

It also wrote: “The future of the GP surgery in Brailsford, Ednaston and Hulland Ward – a shared practice – has been a concern for residents for nearly two years.

“The management group, South Dales Health, are clear that the practice cannot continue satisfactorily without a new building and facilities – estimated cost circa £2 million. They believe that the new build can only be funded from S106 development monies (contributions from developers).”

The NHS Derby and Derbyshire Integrated Care Board, which oversees health and social care organisations in the county and city, has requested £90,000 from the developers to expand existing facilities in the area to accommodate new patients linked to the proposed scheme.

Meanwhile, Derbyshire County Council has asked for more than half a million pounds to help create space for 24 more pupils at Brailsford Primary School, along with support for children with special educational needs and disabilities.

Its highways department writes: “There are some local services in Brailsford, but access to them is via narrow footways with multiple crossings being needed which are disincentives to walking, particularly those undertaking escorted education trips.”

The 16-acre site is host to a popular footpath and a well-known large oak tree which sits in the centre of the plot, acting as a common route for walkers heading to and from the village and All Saints Church.

Officials say the “veteran” oak tree must be retained and heavily protected, with no development in its vicinity and great care to be taken not to impact its roots.

The district council’s conservation officer writes: “The presence and magnitude of such development, in this sensitive location and context, will have an adverse effect on the setting of the conservation area and its impact(s) will result in irrevocable harm.”

Other council officials detail that the authority itself chose not to include the proposed site in its upcoming new Local Plan (a blueprint for future development) last year due to the potential negative impact on the village’s landscape and listed buildings, along with the lack of an appropriate footway and capacity at the primary school.

Council planners conclude: “The scale of the proposed development, visual and landscape impact and harm to the setting of the conservation area and affected listed buildings would be very significant.

“It is considered that the harm identified would not be outweighed by public benefits.”

The developer behind the scheme details that the site would have 110 parking spaces, one per home, that 40 per cent of the project would be open green space, and that the medical centre or commercial property plot would cover nearly an acre of land – and has support from the village’s medical centre.