Agenda item

Residential Accommodation for Over 55’s and Care Home / EMI Facilities and Access Road.

The Committee considered the report of the Planning Officer regarding the development of residential accommodation for over 55’s and Care Home/EMI Facilities and access road at land to the east of Aldridge Court, Ushaw Moor, County Durham, DH7 7RT (for copy see file of minutes).

The Principal Planning Officer provided the Committee with a detailed presentation which included photographs of the site and a plan of the proposed layout. 

Councillor J Chaplow, local Member, addressed the Committee. Members were advised that there was a real need for the proposed development as dementia patients were increasing. The development would mean that dementia patients would be able to reside in 2 bedroom bungalows and would no longer need to travel further afield for care and support. As normal residential care homes were unsuitable for such patients, there was a growing need for specialist dementia care facilities such as that which was proposed. In addition Councillor Chaplow highlighted the extended benefit the development would have on general housing in that area, as it would mean that social housing properties would be freed up.

Councillor Chaplow highlighted that the development was sustainable in terms of public transport, with 2 nearby bus stands which facilitated travel direct into Durham and into Ushaw Moor village.

In referring to the reasons cited by officers to refuse the application, Councillor Chaplow argued that the support desperately needed by elderly dementia patients was more important than protecting the Green Belt.

Councillor D Bell, local Member, addressed the Committee to reiterate the comments made by Councillor Chaplow and to pledge his support for the application.

Mr G Hodgson, agent for the applicant, addressed the Committee. He advised that the applicant fully acknowledged that the development was to be within the established Green Belt between Ushaw Moor and Bearpark, hence the recommendation for refusal. However in mitigation, Members were advised that the applicant had assessed the impact of the development within the Green Belt and the Design and Access Statement which had been submitted with the application demonstrated how little impact there would actually be.

Mr Hodgson stated that the development site, located on the eastern edge of Ushaw Moor, did not encroach northwards towards Bearpark, instead it filled in a small field between Aldridge Park and Broom Hall Farm.

Members were advised that the site area itself was of poor landscape value and by following the natural topography of the site area, Mr Hodgson suggested that the openness of the Green Belt would predominantly be unaffected by the development. Mr Hodgson advised that the site was currently subject to flytipping, grazing and anti-social behaviour. A number of environmentally sustainable measures would be included within the development, such as solar, bio-mass and geo-thermal, all of which had been incorporated successfully into previous similar developments.

Furthermore Mr Hodgson advised that the applicant would also include a full landscape scheme, details of which would be to follow.

Where it was fully accepted that the proposed measures would not justify the development within the Green Belt, Mr Hodgson hoped that the Committee would consider the divergence from policy in order to approve a much needed care and retirement facility which was a safe and secure premises.

The Principal Planning Officer responded to the points raised as follows:-

·         Green Belt – The Officer reiterated the fact that the Green Belt issue, as detailed within the report, was a national issue and regardless of how prominent a development might be, by definition it was inappropriate, irrespective of how well it would be screened. The development would see settlements encroach closer to one another which it was the purpose of the Green Belt to prevent.

·         Condition of development site – The condition of the site was acceptable in its present form and officers had seen no evidence of fly tipping. It was in reasonable condition and displayed no adverse environmental impacts.

In response to a query from Councillor Dearden, the Principal Planning Officer advised that it had not been felt necessary to take the Committee on a site visit as the presentation was sufficient.

Although he found the proposal itself to be acceptable, Councillor Freeman did value the importance of the Green Belt and so supported the officer recommendations to refuse the application.

Seconded by Councillor Lumsdon, Councillor Moir moved refusal of the application in accordance with officer recommendations and upon a vote being taken it was:-

Resolved:

That the application be refused for the reasons detailed within the report.