Agenda item

Erection of 89 dwellings.

The Committee considered a report of the Senior Planning Officer regarding an application for the erection of 89 dwellings (for copy see file of Minutes).

The Senior Planning Officer provided the Committee with a detailed presentation on the application which included photographs of the site. A visit to the site had been arranged for Members to view the location and setting.

Mrs C Bowman, objector referred Members to a photograph taken from the rear of her property. She noted that existing trees were to be retained to create a buffer, however approximately twenty had been cut or reduced in height. She acknowledged that the trees had not been cut down by the applicants but the result had a negative impact on existing properties. Even if the applicant replaced the trees it would be some considerable time before this buffer was reinstated. This would have a significant impact on amenity as the land was sloped and the new buildings would tower above her own property and those of her neighbours, leading to loss of light, privacy and views of the countryside.

Whilst she sympathised with the applicant this did not outweigh the harm this would cause to the Conservation Area. If the company closed down or was re-located she felt that the application would have been granted purely to assist a business that was no longer there.

At this point the Chairman clarified that he was a local Member and that Mrs Bowman had contacted him about the trees. However this had not influenced his consideration of the application and he had come to the Committee with an open mind. The Legal Officer advised that in these circumstances, the Chairman could take part in the decision making.

Mr S Hedley, the applicant’s agent addressed the Committee. He advised that the applicant was disappointed with the recommendation for refusal, the reasons being the adverse impact on the Conservation Area and the cumulative impact on junctions on the highways network in the area.

The site had been identified in the SHLAA and the preferred options stage of the emerging County Durham Plan but had been excluded in 2013 because of its status within a Conservation Area. He considered that this was unacceptable. Their own Heritage Consultant had carried out an assessment of the significance of the Conservation Area and had found that the impact on the setting would be negative. Members on the site visit would have noted the visual impact of the Brambledown business on the land. To base the recommendation for refusal on assumed impact was unhelpful to the applicant who was taking action to support his business and employment.

Their own Architectural Assessment had concluded that there were no significant findings and that there would be no significant impact.

Addressing the views of the Highways Officers and their concerns with regard to the impact on the additional traffic generated on the existing network, he anticipated that the increase would constitute less than 1% at the junctions. He also referred to a planning application granted in Ladysmith Terrace, Ushaw Moor which would also impact upon these junctions in the same way.

Mr Curry, the applicant stated that there was a significant business case for the application which on balance outweighed the harm to the Conservation Area.

Business Durham had offered its support to the sale of the land to allow Brambledown to continue to be a large employer of local people.  Brambledown was an important local employer which had gone through a difficult time because of the economic downturn. Company Directors believed that the business was starting to recover and were looking towards new investment. The capital receipt from the sale of the land would be used to support this. Supporting local businesses and creating employment was a significant material planning consideration.       

In response to the comments made about the impact on the Conservation Area, the Senior Planning Officer advised that, if approved, this development would remove the last area of green space between Brandon Village and Brandon, causing unacceptable harm to the Conservation Area.

The Highways Officer addressed the highway safety issues.  The report gave details of the traffic assessment and he acknowledged that the issues at the junctions also applied to the Ladysmith Terrace development. However, notwithstanding this Officers had offered objections to the layout of the development which was deemed to be unacceptable in highway terms for the reasons detailed in the report.

Moved by Councillor Laing and seconded by Councillor Bleasdale it was

Resolved:

That the application be refused for the reasons set out in the report.