Agenda item

Land To The West Of Fulforth Way, Sacriston

The Committee considered the report of the Planning Officer regarding an application for 73 dwellings with associated landscape and garaging  at land to the West of Fulforth Way, Sacriston(for copy see file of Minutes).

The Planning Officer advised that since the production of the report a petition containing 106 signatures had been received objecting on the grounds of access.

Councillor Liddle, local Member, addressed the committee to raise some concerns regarding the proposed highways scheme and impact upon current highway arrangements. She advised that in her opinion the development would result in increased traffic flow and would exacerbate issues of waiting cars on Front Street and the bottleneck which already existed. She further queried whether it was necessary for the development to have 3 access points and added that residents were concerned, that this may impact upon the existing Stopping Up Order which was in place on Acorn Close and result in a rat run used by cars and increase the likelihood of anti-social behaviour.

Mr G Ludlow, local resident addressed the committee to outline his concerns regarding the application. He to, noted that although there were no specific concerns regarding the development of the site the 3 access points proposed were unnecessary and would increase the risk of accident to pedestrians and road users. He further noted that the site was directly opposite a school and he had major concerns regarding the safety of school children crossing in this area.

Mr R Harrison, Sacriston Parish Council, addressed the committee to object to the application. He agreed that access was the main issue with the application and reiterated the concerns relating to road safety already raised. The access proposed on the main road was opposite a school, bus stop, close to a medical centre and was already an extremely busy route. He further noted that this was a popular route taken by road users from Durham to Stanley. He further raised points relating to works traffic, delivery vehicles and noted that he considered access via Sacriston Lane to be the only suitable option.

The Chair then welcomed S Harrison, Applicant Agent to the meeting who addressed the committee to support the application. She advised that the developers were proposing that all construction traffic use Sacriston Lane only to access and exit the site. Regarding the issue of multiple access points for residents, she advised that the highways scheme proposed was in line with DCC standards where multiple access points were encouraged in order to more efficiently disperse traffic.

Regarding issues of anti-social behaviour and the potential rat run created, she advised that this would be secured by design standards which had been considered following the advice of police.

In conclusion she further provided some background regarding the developer and their aim to promote a quality development for the area. It was further noted that a number of resident consultation events had been undertaken and all residents and local organisations had been invited to attend.

Councillor Brookes raised a query regarding likely highway issues or impacts should the access via St Cuthberts estate be amended. The Highways Officer in response, advised that the highways scheme would have to be remodelled. The current model was based upon the presumption that there would be approximately 1 vehicle exiting the estate every 3 minutes. This was deemed acceptable in highways terms.  He further noted that although accidents had been recorded at the junction of St Cuthbert’s Drive, they had not been attributed to the junction itself.

Councillor Cordon added that he could see some positives in the application however did feel that Members would of benefited from a site visit. He therefore proposed that the application be deferred until a site visit can be undertaken.

Councillor Thompson added that a plan of the development would also have been useful in the pack of papers circulated and asked whether this could be considered in future. He further queried what the current 5 year supply of housing was and how far short the county fell. In response the Planning Officer advised that the council was just short of 5 year supply. The Solicitor advised that due to the 5 year shortage and local plan policies being outdated, this was enough to tip the council into a presumption of favour of sustainable development as outlined in the NPPF. Councillor Cordon, in following this point up advised that permission had been given for over 14,000 dwellings in the last four years, however only 6,000 had actually been built.

Councillor Robinson added that he did consider 20 additional cars at peak times to be a concern, when so close to the school and suggested that a condition be added to protect the school access.

Councillor B Armstrong commented that she was aware that the high street in Sacriston was a very busy road and noted that the council were currently spending thousands on enforcing 20mph speed limits outside schools. By allowing access via St Cuthbert’s this could potentially impact upon that scheme. She therefore added that in her opinion the only viable access would be to take off Sacriston Lane.

She further agreed that a site visit would be beneficial and MOVED that the application be deferred on the basis that a site visit should be undertaken and a revised highways model be submitted. Councillor J Robinson SECONDED the proposal.

Resolved:

That the application be deferred on the grounds that revised highways scheme be submitted and a site visit be undertaken by Members of the Committee.