Agenda item

Holiday Cottage and Café.

The Committee considered a report of the Senior Planning Officer regarding a holiday cottage and café at Woodland Barn, Darlington Road, Durham (for copy see file of Minutes).

The Senior Planning Officer provided the Committee with a detailed presentation which included photographs of the site and a plan of the proposed layout. Members of the Committee had visited the site and were familiar with the location and setting.

Councillor D Stoker, local Member, addressed the Committee. Members were advised that the development site was nestled within a Woodland Trust site with a lot of popular, intersecting walking routes, regularly used by ramblers, school trips and other groups. Despite being a popular walking area, Councillor Stoker advised that the Woodland Trust had never provided any public toilet facilities in the area, despite the number of visitors.

While he would rarely advocate development within the greenbelt, Councillor Stoker supported the proposals, particularly as the cafe would have much needed toilet facilities. He also highlighted that the development would be backed by 2 slopes and would be developed next to an existing dwelling.

In relation to highways issues, whilst acknowledging that the access was off a dual carriageway, Councillor Stoker highlighted that a new roundabout was currently being developed close to the site, the impact of which may have a calming effect on traffic speeds. Members were advised that there was no record of accidents in the area of the access point, though Councillor Stoker concurred that the access could be improved. In relation to the narrow single track access road to the site, he also accepted that issues could arise for passing vehicles.

Councillor Stoker advised Members that the site had once been an industrial brownfield site. In concluding, Councillor Stoker accepted the application to be finely balanced, however did believe that all issues could be overcome.

Councillor Robinson took the opportunity to declare an interest as he knew the applicant, as such he retired from the meeting.

Mr M French, local resident, addressed the Committee to speak in objection to the application. Mr French highlighted inaccuracies with the application. In referring to the Design and Access Statement, he advised that paragraph 5 was incorrect as the access route was used by more than only 1 resident and the development would create more traffic.

In relation to the Heritage Statement which claimed that there had been no building at the site since 1980. However having studied 1951 and 1961 editions of the Ordnance Survey Map, Mr French advised that it appeared there had actually been no building on the site for some 60 years, in which case he believed an intervention of that length of time meant the area would revert back to greenbelt.

In referring to the conclusion of the Heritage Statement which stated that the application would bring back to use a building of historic interest, Mr French pointed out that there was no building at the site location.

Mr French advised that the single track highway into the application site was unsuitable for any additional traffic and he also advised that there had been 9 accidents resulting in injury on the adjacent stretch of the A167 between 2010 and 2013. One of those accidents had been fatal and three had been in the immediate vicinity of the access to the application site.

In relation to parking, Mr French advised that there were regular issues with the misuse of passing places, with people using them to park vehicles, an issue he believed would be exacerbated should the application be approved.

In concluding, Mr French advised that the refreshments and facilities which would be offered by the café would actually be inaccessible to disabled visitors and visitors with prams or pushchairs, as the development was too far away from the designated parking areas.

Ms P Sanderson, applicant, addressed the Committee. She highlighted that in exceptional circumstances, developed could be deemed acceptable in the greenbelt and she believed that the fact the site had formerly been brownfield, was reason enough to allow development. Members were advised that there was possible contamination on the site, which she was prepared to have cleared at her own cost. The site remained brownfield in her opinion and Ms Sanderson highlighted that there were visible building remains from previous development.

Members were advised that English Heritage had commented that facilities were necessary at the site and the Woodland Trust supported the introduction of toilets. Ms Sanderson compared her application to other applications which had recently been approved and had meant development in the greenbelt.

In relation to highways issues, Ms Sanderson advised that the site had formally been a farm and an agricultural business and so heavy vehicles had regularly used the access. Members were advised that the position of the access allowed for good visibility on the A167 and that the new roundabout would reduce the speed of vehicles on the dual carriageway. The café would be used by walkers and appropriate signage would be erected.

Ms Sanderson advised that the Conservation Area would be enhanced should the application be approved, as storyboards would be erected, there would be additional hedgerow planting and, recycled water would be used and electric charging points would be installed. Members were advised that saved Local Plan Policies E7, R3 and R10 supported the proposals. Ms Sanderson further advised that there was a need to attract high spending visitors to the county and that 625 tourist accommodation rooms were required by 2030 in order for the Council to meet its potential.

Councillor Kay felt that the junction to the site was very dangerous and would require substantial remodelling, especially as it was on a dedicated cycling path. In terms of the existing remains on the site, he felt they were too insignificant to be of any relevance. He further commented that toilet facilities were not to be expected, indeed in many mountainous walking areas such as in the Lake District, it was not commonplace to find such facilities. Councillor Kay moved refusal of the application for the reasons set out in the officer’s report.

Councillor Davinson seconded the motion for refusal and was in agreement with the views of the Highways Officer in terms of the egress and access at the site. He had concerns regarding the speed of traffic on the A167 and furthermore, he did not believe that visitors would always use the designated car park.

Councillor Bleasdale expressed concerns regarding the speed of traffic travelling past the site on the A167, having witnessed it first-hand earlier that day on the site visit.

Councillor Freeman queried the cost of the highway works which would be necessary for the application to be deemed acceptable by the Highways Authority. It was noted that the applicant had indicated an intention to pay for any required works.

The Highways Officer advised that in order for the proposals to be acceptable, the Highways Authority would expect a substantial stretch of deceleration lane to be developed on the A167 in the vicinity of the site. While no costs had been calculated, it was estimated such works would be in excess of £100,000.

In response to a query from Councillor Laing, the applicant clarified that the café would be expected to seat a minimum of 50 visitors.

Upon a vote being taken it was:-

RESOLVED:- “That the application be Refused for the reasons detailed within the report”.