Erection of 72 no. dwellings (previously 69) including access, landscaping and associated infrastructure (revised description 21/09/2018)
Minutes:
The Committee considered a report of the Senior Planning Officer with regards to an application the erection of 72 no. dwellings (previously 69) including access, landscaping and associated infrastructure (for copy see file of minutes).
The Senior Planning Officer gave a detailed presentation of the application which included a site plan, aerial photograph, elevations, site layout and photographs of the site.
The Senior Planning Officer confirmed the following amendments to the the conditions in the report, referred to as nos. 14 And 15. There was also an additional condition, relating to the submission of a drain survey prior to the occupation of the first dwelling.
Since the report had been published there had been a response from the local doctors surgery who had confirmed that they were at maximum capacity however the section 106 contribution towards improving access to healthcare was reasonable mitigation.
Councillor Mellor spoke on behalf of Middridge Parish Council and confirmed that the Parish Council wished to put forward the strongest possible objection on the grounds that this site encroached the designated green wedge, and would therefore normally be refused as per the Sedgefield Borough Local Plan. The roundabout and street lights would significantly affect the rural feel of the village and the access roundabout suggested that there would be future applications to develop the surrounding area. The access and encroachment on the green wedge he considered wholly unsuitable, and he asked the Committee to reject the application.
The Principal DM Engineer confirmed that the original application proposed to create a protected right turn junction onto Middridge Lane which would have resulted in a significant loss of hedgerow, and this had raised concerns by both Landscape and Ecology. The assessment had been based on the cumulative impact of both sites, and with a capacity of 328 dwellings, Highways would always look to considered two access points. In addition there had been a serious accident in the vicinity of the proposed roundabout. The roundabout would reduce the amount of affected hedgerow and act as a traffic calming measure. For additional safety, the speed limit would be reduced to 40 mph, and combined with the link between the two developments, it was a positive scheme.
Councillor Howell addressed the Committee in objection to the development. As local Member, he considered the protection of the green wedge to be paramount and it was supported by the Middridge Parish Neighbourhood Plan, which unfortunately was not yet in place. He agreed that the design layout of the roundabout gave the impression that it was to support further development.
Councillor Clare addressed the Committee as local Member and confirmed that Eldon Whins had been allocated for executive homes in 1974, then in 1996, the Sedgefield Borough Plan had increased the land by a quarter, so it was clear that the principle of developing the land for housing was sound. The Sedgefield Borough Plan had also defined the land known as the Green Wedge and it was there to prevent coalescence and define the boundary between Newton Aycliffe and Middridge. The Green Wedge was offered protection and Newton Aycliffe should not be allowed to spill out into Middridge. He could not see any reason why the roundabout needed to be located in the position it had been, and he and the people of Middridge felt that if this were approved, the rest of the field would be in danger.
Councillor Clare referred to the Senior Planning Officers conclusion that this was not a significant enough issue to reject the application, however this was a matter of opinion. In this case the Committee could exercise their own discretion and if they felt that this encroachment into the Green Wedge was of greater importance, defer the application and give the Applicant the opportunity to reconsider the layout of the development and come back with a solution. He referred to the Woodham Bridge application which had been refused for this very same reason, which had also been supported by the Planning Inspector at appeal.
Councillor Clare referred to a recent application which had been deferred by the County Planning Committee in order for a service entrance to be reconfigured as Members did not want it facing one of the main entrance routes into the City and the main pedestrian entrance from the Railway Station. He therefore suggested that the Committee defer the application to move the access or refuse it.
Councillor Clare left the meeting for the Committee to debate the application further.
The Senior Planning Officer confirmed that the roundabout was a reasonable proposal and if the Applicant were to move its position, it would affect the number of dwellings. Applications which encroached on to the Green Wedge would normally be refused, but in this case, the benefits of the scheme significantly outweighed any adverse impact.
The Applicant, Mr A McVickers, addressed the Committee and referred to the sustainability of the site location, with services a short walk away. The site was well serviced by public transport and would benefit from improved
highway infrastructure and footpaths. The site would consist of 2, 3, 4 and 5 bedroom properties in order to meet the marketing demand, and would be designed using traditional materials with a rural theme, such as sash windows and village doors. The proposal sought to retain the mature hedgerow and the access had been agreed in consultation with the Highways Authority and Ecology, neither of whom objected. The Section 106 Agreement would provide 15% affordable housing units on site amongst other benefits and there was an absence of any technical issues to warrant refusal and therefore he requested the Committee to support the application.
Finally, Mr McVickers confirmed that the position of the roundabout did not indicate plans for future development, the land was not included in the forward plan and Persimmon Homes did not land bank. He also confirmed that the Applicant planned to start work as soon as possible.
In response to a question regarding highway safety from Councillor Gardner, the Senior Planning Officer confirmed that a condition would ensure that the foot/cycle way improvement works would be fully implemented prior to the occupation of the 5th dwelling, and included the improvements to the adjacent site.
In response to a question from Councillor Brookes regarding the creation of new cycle links and queried whether there was provision for cycle ways through Middridge and towards Shildon as the report did not make it clear. The Principal DM Engineer they were towards Burn Lane, Newton Aycliffe where the main infrastructure was and agreed the report could appear to be slightly misleading.
Councillor Atkinson considered the proposal adequate for approval and moved the recommendation to approve as per the amended conditions outlined by the Senior Planning Officer and it was seconded by Councillor Zair.
Resolved:
That the application is APPROVED subject to the completion of a Section 106 Legal Agreement to secure the following:
And subject to, and including the following amended conditions;
14. Prior to the occupation of the first dwelling both the new east and west bound public transport infrastructure shall be implemented in accordance with drg. nos. C005 and 225370 Rev. P1.
Reason: To promote sustainable transport methods in accordance with Policy D3 Sedgefield Borough Local Plan and Part 9 of the National Planning Policy Framework.
15. Prior to the occupation of the 5th dwelling the site access junction 28M ICD compact roundabout and off-site foot/cycleway improvements as shown on drawings 005/C007 shall be fully implemented.
Reason: In the interests of highway safety in accordance with Policy D3 of the Sedgefield Borough Local Plan and Part 9 of the National Planning Policy Framework.
And to the addition of the following condition:
Prior to the occupation of the first dwelling a drain survey confirming that all structural defects within existing drains have been fully repaired shall be submitted to, and approved in writing by the Local Planning Authority.
Reason: In the interests of securing an appropriate surface water drainage scheme in accordance with Part 14 of the National Planning Policy Framework.
Councillor Robinson vacated the Chair and Councillor Clare returned to the meeting.
Supporting documents: