Agenda item

Outline application for 23 no. bungalows for the over 55's.

The Senior Planning Officer Chris Baxter gave a detailed presentation on the report relating to the abovementioned planning application, a copy of which had been circulated (for copy see file of minutes).  Members noted that the written report was supplemented by a visual presentation which included photographs of the site.  The application was an outline application for 23 no. bungalows for the over 55’s and was recommended for refusal.

The Senior Planning Officer, C Baxter noted that the site was currently open grassland and within the Durham City Greenbelt, with some further fields to the east and north, and properties to the west.  Members were referred to a photograph showing the proposed access point to the site and it was added that a public right of way ran along the eastern boundary of the site.  Members also noted an indicative site layout, the application being in outline.

The Senior Planning Officer, C Baxter noted that the Highways Section and the Drainage Team had noted they did not have enough information and would require more details.  It was added that Environmental Health noted potential noise/odour from a nearby equestrian site may impact on the proposed development.

The Committee noted one letter of objection from a member of the public citing concerns relating to: a previous development for over 55’s having residents below the age of 55; impact on traffic; and whether there was a need for housing given there were vacant properties in the area.

The Senior Planning Officer, C Baxter noted that the application site fell within the City of Durham Greenbelt and the saved Local Plan noted such development and NPPF was not permitted, except in very special circumstances.  It was added that the Committee refused a similar application in 2014, with the Planning Inspectorate dismissing an appeal against that decision.

It was noted that while the Authority could not demonstrate a 5 year supply of housing land, it was not felt by Planners that this outweighed the impact of development in the greenbelt.  The Senior Planning Officer, C Baxter noted that therefore Officers recommended that the application be refused.

The Chairman thanked the Senior Planning Officer, C Baxter and noted a Local Member, Councillor J Chaplow and Parish Councillor, and Alderman, P Stoddart wished to speak in support of the application.

Councillor J Chaplow thanked the Chairman and suggested that the area was not greenbelt, it was scrubland and was a mess due to fly-tipping.  She added that the local community needed bungalows with many people unable to manage in two storey properties, with stair-lifts not being suitable in many cases.  Councillor J Chaplow noted other applications for development on greenbelt that had been approved and asked why not for this application.  In terms of any potential odour from the nearby equestrian centre, Councillor J Chaplow noted she had never received a complaint from residents in that regard.

Councillor J Chaplow added that she felt issues in terms of access could be resolved quite easily and there was a need for the elderly people in her Electoral Division.  She added that there were services nearby, schools and a Doctor’s Surgery and the land in question was of very poor condition, not even suitable for a horse to graze.  Councillor J Chaplow concluded by noting the public right of way was well used and ideally situated as residents would be able to walk to nearby Bearpark to access facilities and entertainment, such as bingo.

The Chairman thanked Councillor J Chaplow and asked Parish Councillor P Stoddart for his comments.

Councillor P Stoddart thanked the Chairman and Committee for the opportunity to speak and noted this was not an ordinary planning application, it was about regeneration, and that he did not agree with the recommendation for refusal.  Councillor P Stoddart noted that Ushaw Moor needed regeneration, with former regeneration, such as the Single Regeneration Budget (SRB) funds having previously been used for a flagship housing estate, 147 houses on greenbelt land.

He added that previous development had allowed people to move into, and back to the area, putting the life back into the village.  He noted that since the economic downturn regeneration had slowed, however, Ushaw Moor needed bungalows and not a rubbish tip.  Councillor P Stoddart explained that he welcomed a small, quality application and appealed to the Committee to give the village a lifeline, and support the application to regenerate the village.

The Chairman asked the Senior Planning Officer, C Baxter to respond to the points raised.

The Senior Planning Officer, C Baxter explained that green land and greenbelt were different, with this particular site being allocated as greenbelt and therefore it was clear in respect of the policy within the saved City of Durham Plan that development would not be permitted.  He added that if there were incidents of fly-tipping these could be reported to the Council for investigation.

Councillor J Robinson noted the reasons to support the application were good, and had been well made by the local Councillors in terms of the provision of bungalows for elderly residents.  He noted NPPF paragraph 14 and added he could see where there would be impact and asked for more reassurance in terms of, if Members approved the application, a decision could be upheld.  Councillor J Robinson added that if there was insufficient detail in terms of highways and drainage would it not be more appropriate to defer the matter pending further information.

The Chairman noted that the decision was for the Committee and if Members wished to make a proposal in terms of approval, refusal or deferment then they were free to do so, giving reasons.  He asked Officers to respond and advise the Committee.

The Solicitor - Planning and Development noted that paragraph 14 of the NPPF had a presumption in favour of granting planning permission unless the development was contrary to other restrictive policies.  He explained that in this case there were other restrictive policies, in terms of greenbelt, and therefore that presumption in favour did not apply.  It was added that the recommendation for refusal was on the basis that on balance the harm to the greenbelt was not outweighed by any very special circumstances or benefits.

The Senior Planning Officer, C Baxter noted the application had originally been timetabled for the last meeting of the Committee, however the applicant had asked for more time to provide information.  It was added that as there had been no further information provided, the report was prepared for Committee with a recommendation for refusal.

Councillor J Robinson noted that he felt the issue of providing such bungalows for the area was important and therefore more information should be requested in order to determine the application.  He therefore proposed that the application be deferred.  Councillor A Laing agreed.

Councillor J Robinson moved that the application be deferred; he was seconded by Councillor A Laing.

RESOLVED

That the application be DEFERRED to give the applicants an opportunity to provide additional information in response to concerns raised.