The Planning Services Section seeks to exercise planning control in the public interest, and are committed to publicising and consulting widely on planning proposals.
Applicants are entitled to know their applications will be publicised, and neighbours and other interested parties should know that they will be given adequate opportunity to comment on any proposals.
Derbyshire Dales District Council has to consider any application it receives, and can only consider the application on the basis of information that is submitted. While we encourage applicants to discuss proposals in advance of making a formal submission, many applications are submitted without any prior discussion.
Once an application is submitted, we adopt a neutral position until all relevant consultations have been taken into account and the merits of the case have been fully evaluated against national and local planning policies and other material considerations.
We adopt exactly the same position for our own applications as those of private applicants.
How we consult on planning applications
It is a statutory requirement for some publicity to be given to most planning applications. Within the Derbyshire Dales, all planning applications are publicised either by means of press advertisement, site notices or individual neighbour notification.
Every week, a list of significant planning applications (excluding minor domestic applications) received during the preceding week is published in the local press for public information. Applications in the central area are advertised in the Matlock Mercury and applications in the southern area are advertised in the Ashbourne News Telegraph. Applications in the parishes of Doveridge, Somersal Herbert and Sudbury will additionally be advertised in the Uttoxeter Advertiser. The weekly list can also be viewed online via our Online Planning Register.
Within 10 working days of receipt, a site notice is affixed near to the application site and any neighbouring occupiers affected by the proposal are notified by individual letters. The notice and letters will advise where the proposals are available for inspection and inform you of the deadline by which comments should be submitted. This will normally be 21 days.
During this period, the views of other statutory consultees or interested organisations will also be sought. The only exceptions to these arrangements are:
- applications where we are not the determining authority
- applications for power lines
- applications for certificates of lawful use
- development and advertisement applications
The register of planning applications can be inspected at the Town Hall, Bank Road, Matlock from 9am to 5pm Monday to Friday. Application case files can also be view via our Online Planning Register.
Copies of application documentation are forwarded to all relevant Town/Parish Councils and local Ward Members (councillors). Liaison is maintained between the Case Officer and Ward Member throughout the life of the application.
Copies of the application documentation are also made available for public inspection during normal office hours 9.00 am – 5.00 pm. Copies of application documentation may be purchased (subject to copyright provisions) and will be provided either directly by us or via the applicant/agent on payment of appropriate copying charges.
Our practice is to negotiate, where appropriate, improvements to applications in order to improve the quality of the development. Where following the initial publicity, changes are made to the proposal which are of significance, those persons who have made representations will be re-notified by letter.
Where proposals are changed in such a way as to materially affect the character or description of the proposed development, the Head of Planning Services may at his discretion, undertake further publicity, including site notices, press advertisements and neighbour notification again.
How to comment on planning applications
A Planning Officer will be available at the Town Hall, Matlock, from 9am to 1.30pm Mondays to Fridays, and at the District Council's Ashbourne Leisure Centre on Thursdays between 2pm and 5pm to discuss any proposal and explain how to make representations.
Comments may be submitted by anyone, regardless of whether they were formally consulted by us. We welcome any comments, either in support of, or objection to proposals. Any representations of objection must however, be based upon valid planning considerations if they are to be influential in the decision making process. The level of public support or opposition is not, in itself a basis for decision making.
Valid planning considerations include matters like:
- the effect on traffic or parking
- the appearance of the proposal
- overlooking or disturbance
- loss of light or privacy
- impact on the local environment
- whether the proposed use is appropriate
We cannot take into account matters like the loss of property value, disruption or loss of views, personal disputes between neighbours, matters covered by leases or covenants, or competition between different operators.
In order to assist individuals in the formulation of planning representations, the Council has published an advice note called Making Representations on Planning Applications [PDF 39KB], which outlines the basis of planning consultation and how to make your views known.
All representations are acknowledged by means of a standard letter or via email. In all cases this acknowledgement will be forwarded within five working days of receipt.
Comments should be submitted as soon as possible, although the Council will take into account representations received up to the date it makes a decision. Comments should be made in writing, by individual letter or petition and forwarded to:
Director of Planning and Housing Services
Derbyshire Dales District Council
Alternatively, representations may be submitted using our online planning system or by email to firstname.lastname@example.org. Please note however, that any representations submitted by email will not receive a written individual acknowledgement unless details of your name and postal address are provided.
Please Note: Representations submitted may be disclosed to the applicant and will be available for public inspection, with copies made available if requested, in accordance with the Local Government (Access to Information) Act 1985. If the case goes to appeal, your comments will be sent to the appellant and the Planning Inspectorate. The Inspectorate may publish details of your comments on the internet (on the Appeals area of the Planning Portal). Your comments may include your name, address, e-mail address or phone number, please ensure that you only provide information, including personal information belonging to you that you are happy will be made available to others in this way. If you supply information belonging to a third party please ensure you have their permission to do so.
The decision making process
We normally have eight weeks from the date of registration in which to make a decision, unless an extension of time has been agreed with the applicant. The majority of planning decisions (approx 90 per cent) are determined by the Council's Head of Planning Services following consultation with local Ward Members. Ward Members are contacted at the conclusion of consideration of the application; advised of consultations/representations; advised of the intended decision and agreement is sought to the use of delegated procedures. There is always the option for the Ward Member or Case Officer to refer the application to Committee.
The names and contact details of Ward Members can be found in the Your Councillors section of this website. Applications that are to be determined by either the Central & Northern or Southern Area Planning Committees are the subject of committee reports. These reports are made available five working days before the meeting.
Public participation at planning meetings
The meetings of the Planning Committees are held in public during the evening. Members of the public wishing to address the Planning Committee may do so by notifying the Committee Administrator (Tel 01629 761300) before 12 noon on the day of the relevant meeting. At this time, you will be asked to indicate the item of business your representation relates to and whether you are supporting or opposing the proposal.
Those persons who indicate that they wish to make representations must attend the venue by 5.45pm on the day of the meeting and inform the Committee Administrator.
Representations will only be allowed in respect of those applications which are scheduled for debate at that particular meeting. Those making representations will be invited to do so immediately before the relevant item of business is discussed and will be limited to 3 minutes.
More about the Procedure for Public Participation at Planning Meetings [PDF 71KB].
Notifying you of the decision
Only the applicant (or agent if they have appointed one) will be notified of the final decision. Anyone else wishing to be notified of the decision should use the tracking facility on our online application system.
Only the applicant can appeal against our decision. In the event of an appeal being made by the applicant, individuals who have previously made comments on the appeal application will be informed and you will have the opportunity to make further representations to the Government Planning Inspector dealing with the appeal.
Lists of decisions and appeals are published and a register of planning decisions can be inspected at the Town Hall, Matlock or via our Online Planning Register.