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Shady Oak Inn, LONG HILL, FERNILEE, DERBYSHIRE, SK23 7HD

HPK/2026/0074Full - MINORRefused
Full

Refused on 8 June 2026

Council decision: Delegated DecisionDelegated (officer decision)1 reason for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Change of use of former public house with self contained residential accommodation and bed and breakfast accommodation to one three-bedroom dwelling and one two-bedroom holiday let

Received
13 February 2026
Decision level
Delegated (officer decision)
  1. Received13 Feb
  2. Validated19 Mar
  3. Consult.14 May
  4. Target14 May
  5. Decided8 Jun

Decided in 81 days (council typically 84)

About this application

This is a full planning application for a change of use at Shady Oak Inn , LONG HILL , FERNILEE , DERBYSHIRE , SK23 7HD. High Peak has handled 2,064 applications of this type. This one was decided in 115 days, 4 weeks longer than High Peak's typical decision time. There are no previous applications recorded at this address. We hold 1,456 applications in total for the SK23 postcode area.

95% of full applications at High Peak Borough Council were approved. Across all application types, the council typically decides in about 12 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The proposed change of use would result in the loss of the Shady Oak Public House, a designated Community Facility that serves as a community ‘hub’ for the residents of the small hamlet of Fernilee. There are no alternative facilities (i.e. Public Houses) within 1 mile of this site with the route to the nearest facility being via an unlit undulating single track with no pedestrian footpath. Insufficient marketing of the premises has been undertaken to exhaust all opportunities for the continuing use of the Public House and as such the application has failed to demonstrate that the existing community asset is neither commercially or financially viable. As such, the application fails to comply with Whaley Bridge Neighbourhood Plan Policy WB-G2, Policy CF5 of the High Peak Local Plan 2016 and relevant paragraphs contained within Chapter 8 of the NPPF which are attributed full weight in the overall planning balance. The harm resulting from the loss of this Community Facility has been judged to significantly and demonstrably outweigh the negligible benefits arising from the delivery of 1no open market dwellinghouse and a short term holiday let accommodation. Therefore the application constitutes an unsustainable form of development contrary to Local Plan Policy S1a and paragraph 11 of the National Planning Policy Framework.

From the council's decision notice.

Application details

Postcode
SK23 7HD
Application type
Full - MINOR
Scale / size
Small

Planning application dates

Date validated
19 March 2026
Consultation expiry
14 April 2026
Consultation start
24 March 2026
Consultation end
14 May 2026
Target decision date
14 May 2026

Applicant and agent

Agent address
24A , Disley , Cheshire , SK12 2AA

Planning decision

Case officer
James Stannard
Statutory period
56 days

Additional information

Documents
13

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (24)

flood storage areas, conservation areas, listed buildings, Article 4 directions, tree preservation orders, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: High Peak

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