Agenda item

Outline application for residential development (all matters reserved except for access)

The Committee considered a report of the Principal Planning Officer regarding an outline application for residential development with all matters reserved except for access (for copy see file of Minutes).

A Caines, Principal Planning Officer gave a detailed presentation on the application which included photographs of the site. Members had visited the site that day and were familiar with the location and setting.

Members were advised of written representations received from Councillor R Bell, local Member.

Councillor Bell did not object to the application but wished to comment on paragraph 48 in the report regarding the adoption of the existing estate roads. His understanding was that this had been requested by Durham County Council and declined by the Ministry of Justice. Accepting that Durham County Council could not force the ultimate developer to contribute to adoption via Section 106 monies, he endorsed the residents’ comments about loss of amenity, and noted the considerable disruption they would suffer during the building phase.

Accordingly he asked the Committee to support his request that Durham County Council should ask the ultimate developer at the Reserved Application stage to adopt the existing estate roads.

P Estall addressed the Sub-Committee as Chair of Startforth Park Residents Association.

In opening he referred to the Site Location Plan which displayed land outside the ownership of the applicant and stated that this situation should be rectified with the plans reviewed and amended accordingly. The land ownership issue was raised at a public meeting in 2010 but was never followed up.

If the application was approved and the land was sold to a developer he questioned responsibility for the provision and upkeep of the street lighting for Startforth Park.

There was no evidence to show that there was an improvement to employment prospects in Barnard Castle and the amount of houses proposed was disproportionate to the need in the area. There were a lot of brownfield sites nearer to employment centres which would make more sustainable sense.

If approved residents strongly requested that they be consulted and directly involved in all consequent development proposals to include all pre-consultation and pre-application discussions with the developer.

The proposed development provided an ideal opportunity for the developer to build an extension to the existing housing development which would enable the new residents to enjoy the benefits of moving into a ‘well-balanced development’ and share and enjoy equal and mutual benefits for all residents, existing and new. If the new development was designed and built to be sympathetic to the existing Estate, it could become a beneficial development for the good of all the residents of Startforth. 

C Lindley, the applicant’s agent stated that all salient points had been addressed in the Planning Officer’s report. The principle of the development accorded with the National Planning Policy Framework and emerging guidance in the County Durham Plan. The site was a short distance from services and facilities and presented an opportunity to re-use brownfield land.

The development would provide local employment opportunities in the construction industry, support public transport provision in the area, secure the long term retention of a recreation area for the local community and retain formal footpath linkages to the town centre.

The application was underpinned by a comprehensive range of technical reports and no substantive objections had been received relating to key considerations such as highways, ecology, flood risk, drainage capacity, landscape, archaeology and education.

Whilst objections had been raised about the accuracy of the location plan C Lindley advised that he was unaware of any inaccuracies but would be happy to review the situation should any material come to light.

It was therefore reasonable to conclude that there would be no adverse impact on the amenity of local residents.

The Ministry of Justice had been a key part of the community for many years and had listened and responded to concerns wherever possible. In the interests of maintaining good relationships with neighbours, the applicant had pledged to enter into early dialogue with the local residents group, and remained committed to ensuring a high quality scheme which reflected the local character of the area, whilst integrating with its surroundings in a harmonious manner.

The Principal Planning Officer responded to the comments made and confirmed that the land ownership issue did not prevent Members from reaching a decision on the outline application. If part of the site was in the ownership of another person then the boundary could be amended and the site plan revised.

D Stewart, Highways Officer stated that the adoption of the existing highways at Startforth Park, as requested by residents, was not pertinent to the planning application being determined but that Durham County Council Highways would consider any approach from the Ministry of Justice for the Council to adopt these roads. He advised that the Ministry of Justice had agreed to Durham County Council Public Transport’s request for £55,500 for bus service improvements. 

In response to a question from the Chairman the Agent assured Members that residents would be fully consulted as early as possible, and during the reserved matters stage.

In deliberating the application Members acknowledged that land ownership was not a consideration for the Planning Committee in their determination of the outline planning application, but that it should not impact on the delivery of the scheme. The proposals were deemed to be acceptable in highway terms and the concerns of the residents had been addressed in the report.

Resolved:

That the application be approved subject to the conditions outlined in the report and to the completion of a Section 106 Legal Agreement to secure the provision of 25% affordable housing; the payment of commuted sums of £55,500 towards local public transport service improvements; and £4,000 towards maintenance costs of the open space on site.