Agenda item

Erection of up to 30 dwellings (all matters reserved)

Consideration was given to the report of the Principal Planning Officer regarding an application for the erection of up to 30 dwellings (all matters reserved) (for copy see file of Minutes).

J Byers, Planning Team Leader gave a detailed presentation on the application which included photographs of the site. Members had visited the site and were familiar with the location and setting. He advised that since the report had been circulated a letter had been received from the Ramblers Association advising of the need to divert the Public Right of Way which crossed the site.

Councillor Peter Brookes, local Member addressed the Committee in support of the application. He stated that Trimdon was in need of housing development and the shortfall was recognised in the emerging County Durham Plan.  He understood that the SHLAA had identified a need for 20 houses per year and this was an available site which would help meet this target.

He noted the comments in the report about school capacity but he had spoken to the local Head Teachers who had all advised that there were spare places within their schools. The Head Teacher of Trimdon Infants School had confirmed that 8 school places were available and that this position was expected to continue year on year.

In accordance with the NPPF there was a presumption in favour of sustainable development. Given that there was housing on the western side of Salters Lane the development of this site was logical and desirable. The proposed development would be located next to the existing Broadway Avenue which was currently visible on the approach to the village. Buffer screening was proposed which would lessen this impact and the proposals would allow the occupiers of Broadway Avenue to gain access to the rear of their properties.

There was a clear economic case for the development and the shops and services would welcome the increase in people in the village.

The developer would address all the issues identified in the report and had offered to increase the percentage of affordable housing from 10% to 50% if necessary.

The development was welcomed by Trimdon Parish Council who recognised the housing shortfall in the village.

The developer was prepared to fund road safety measures, there was an acknowledgement that there was no impact on the Conservation Area and the comments in paragraph 65 of the report were misleading in that the proposed development would be nearer to local services than the properties on the western side of the village.

In line with both the NPPF and the emerging County Durham Plan, he concluded that the economic, social and environmental benefits outweighed the need to retain the existing settlement boundary of Trimdon Village.  

In response to a question from Councillor Clare about the need for 20 houses per year, the local Member advised that he understood that this was an indicative figure identified in the SHLAA.

Dr Anton Lang, the Applicant’s Agent addressed the Committee. He stated that the site was located on the edge of the settlement boundary, the land abutted an existing development and was not in open countryside.

The houses would have less visual impact than Broadway Avenue as they would be set at a lower level. The gardens of the new development would back onto the gardens of Broadway Avenue with an alleyway between, which would help to ensure that the impact on Broadway Avenue was limited.

Access to the site would be from Salters Lane and the developer was prepared to fund a pedestrian crossing which would ensure the safety of residents and help to reduce traffic speeds. The footpath running diagonally across the field could be re-routed and as had been indicated by the Planning Team Leader in his presentation, the Ramblers Association had no problems with this.

With regard to affordable housing the developer was willing to consider up to 50% affordable provision, although an exact figure could not be given as this was an outline planning application and layout was indicative at present.

20 houses per year had been identified yet sites had not been allocated to meet this target. This site would produce 3-7 dwellings per year. Trimdon required more residential development to help support its facilities.

To conclude he advised that the scheme was deliverable and if approved would be subject to detailed discussions regarding the Section 106 Agreement.

J Byers, Planning Team Leader responded to the matters raised stating that Trimdon Village did not need a high percentage of affordable housing. The village had an Empty Homes Strategy which could be affected if this development went ahead.

With regard to the comments made about an identified need for 20 houses per year he explained that there were housing sites already identified through the SHLAA for delivery in the Southern Area. He was not aware of an established need for 20 properties in Trimdon and referred to a suitable/green site identified in the SHLAA that had been granted planning permission for more than 100 houses in the village but which had not yet been developed. He considered that this gave an indication of the level of demand for new housing in Trimdon.

In response to a question from Councillor Davidson, the Committee was advised that, if approved, the development would represent less than 5% of the total number of properties in Trimdon. The Member also referred to the Section 106 agreement which currently did not address a contribution towards infrastructure, and how this would be dealt with if the application was approved.

Councillor Clare also referred to the Section 106 Agreement and the offer of 50% affordable housing on a site that would deliver 30 houses, a pedestrian crossing and additional classroom if necessary, and asked if a viability assessment had been carried out. He also made the comment that the Parish Council had stated that the development would maintain the sustainability of the village, however this was in contradiction to the views of the Council’s Sustainability Officer which were set out in the report.

L Renaudon, Solicitor (Planning and Development) advised Members in relation to the Section 106 Agreement. She stated that if Members were minded to approve the application then the Committee would need to determine what obligations should be addressed in the Agreement. She confirmed that for an affordable housing provision of 50% a viability assessment would be required.

Councillor Nicholson observed that, having considered the report and submissions made, he could not envisage how this development would enhance the community. As stated by the Planning Team Leader a suitable site in the village with planning permission had not been developed. He was also concerned about traffic speed on the approach to the village and that the development was in open countryside.

Councillor Huntington asked if the development was located within a flood risk area and was advised that the site was not in a location that was susceptible to flooding but the Environment Agency had requested a flood risk assessment because of its situation on a slope. 

Following a question from Councillor Patterson the Committee was assured that if the application was approved it would not prejudice the emerging County Durham Plan.

Following discussion it was Resolved:

That the application be refused for the reasons outlined in the report.