Agenda item

Outline planning application for up to 71 dwellings with all matters reserved except access

The Committee considered a report of the Senior Planning Officer regarding an outline planning application for up to 71 dwellings with all matters reserved except access at Turners Garage Site, Salters Lane Industrial Estate, Sedgefield, Stockton on Tees (for copy see file of minutes).

The Senior Planning Officer gave a detailed presentation of the application which included a site location plan, aerial view of the site, various photographs of the site and proposed site plan.

Councillor J Robinson had registered to speak as Local Member but due to unforeseeable circumstances he could not attend in person a statement was read to the Committee on his behalf.  Councillor Robinson understood that Members of the Committee had to determine each individual application on their individual merit and he could not object to the application for that reason.  He expressed his concerns over the future of Sedgefield, the village he had lived for his whole life.  He confirmed local residents had accepted the plans for the additional 300 houses already allocated however further applications would dramatically increase the amount of homes in the Community by 30%.  Councillor Robinson felt that in the absence of a County Plan, Sedgefield needed protection from any further development.  With reference to this application, he approved the Section 106 contributions and the affordable housing component of the proposal, however he was disappointed that developers had not considered the need for bungalows.    The additional funding for health and schools was welcomed however, having the experience of 220 homes built on the former Winterton site, the additional pupils projected in that report turned out to be much higher.  He was therefore confident that the figures generated in the report with regard to school places, would be much higher.

Councillor Robinson had used the consultation period to request a footpath or road connecting the development to the school complex, which would allow a safe route for children to access.  He hoped that the development would be sensitive to the nature of the village and that the entrance to the village would be enhanced.  He welcomed the relocation of Turners Garage and preservation of jobs, but considered the close proximity to the Industrial Estate and hoped that there would be measures in place to protect residents from any noise generated.  With reference to the caravans stored on the site he suggested that up to 300 customers needed to be given time to find alternative arrangements.

Finally, Councillor Robinson confirmed that the whole community needed time to adapt to the new homes that were already in the process of being constructed and hoped this development would be the last.

Ms J Bowes of Sedgefield Village Action Group spoke in objection to the application and as a local resident of Sedgefield.  Ms Bowes made reference to the Sedgefield Neighbourhood Plan and confirmed that this would identify sites for development, yet not the site in question.  There were a number of other approved applications which would already exacerbate local services and schools.  Ms Bowes referred to the GP surgery and confirmed that although it was currently operating under capacity, new patients from developments currently under construction had not been considered.  She confirmed that elderly people already struggled to cross roads due to congestion and an increase in vehicles would only increase the danger.

Ms Bowes expressed disappointment that the development at Eden Drive had been approved as this, in her opinion, removed areas of green space from the village.  She also considered the proposed Section 106 contribution from this application to be minimal.  In addition, Ms Bowes confirmed the need for the provision of bungalows and sheltered accommodation, to reflect the aging demographics and give residents the ability to downsize.

The Applicant, Mr G Pike, spoke on behalf of Hardwick Properties and in support of the proposed development.  He confirmed that 300 people had attended a public consultation and 85% of the attendees had been in favour of the proposal.  He considered the contributions provided for affordable housing, education accommodation, the improvement of offsite open space and recreational provision, and also the additional contribution of improvement to healthcare provision to be substantial contributions to improve those services.  This was a brownfield site and the proposals would drastically improve the visual impact.

The Senior Planning Officer responded by confirming that the application was for outline permission and therefore any reserved matters such as the provision of footpaths or bungalows would be considered by a separate application.  The Committee were reminded that the Neighbourhood Plan was not something that could be considered yet and because the site was formerly industrial, its loss was considered acceptable.  She considered that the contributions outlined in the report would mitigate the impact.

Councillor Brown referred to the Healthcare contribution as being minimal when considering the surgery’s £350k predicted expansion plan.  However she appreciated that this was required only to mitigate the impact of this proposal and not to fix historic problems caused by previous development.

Having considered the concerns of Councillor Robinson and local residents, Councillor Martin confirmed if the proposed development was assessed on its own merit, there was no detrimental impact.  The land was unsightly, brownfield and in addition, there were no guarantees that it would ever be redeveloped if this application was rejected.  In the absence of a material planning consideration for refusal, Councillor Martin moved that the application be approved.

Councillor Clare confirmed that the development would improve the area and noted the substantial contributions.  He also considered the retained jobs following the relocation of Turners Garage and seconded the recommendation to approve.

Resolved:

That the application be APPROVED subject to the completion of a legal agreement pursuant to Section 106 of the Town and Country Planning Act 1990 to secure the following:

·         Provision of 10% affordable housing on site equating to 7 units;

·         £466,448 towards education accommodation

·         £151,397.50 for improving offsite open space and recreational provision in Sedgefield Electoral Division;

·         £38,740 for improving access to healthcare provision in Sedgefield Parish

And subject to the conditions outlined in the report.