Agenda item

Outline Planning Application for up to 350 dwellings including means of access (all other matters reserved)

The Committee considered a report of the Senior Planning Officer regarding an outline application for up to 350 dwellings including means of access (all other matters reserved) on land to the north-west of High Beechburn Farm, Crook (for copy see file of Minutes).

S Pilkington, Senior Planning Officer provided a detailed presentation of the application which included a site location plan, aerial photograph of the site, site photographs, a view of the proposed access through Beechburn Industrial Estate and proposed masterplan.

Councillor A Patterson, local Member addressed the Committee to object to the application.

The officer’s report was detailed and the reasons for refusal were abundant.  The application site was currently agricultural fields and outside the settlement limits of Crook.  The development would lead to the loss of natural habitat and green open space.  Although the agricultural land was grade 3b, which was not the best and most versatile, in terms of the area it was in it was prime agricultural land, with most land in the area only used for grazing.

The site was not near to any local facilities and while the development proposed 10% of the properties for older people, the location was not in the right place with the nearest GP surgery being over 1 mile away.

The proposed access to the development through an industrial estate was a major concern.  The industrial estate had been identified as a future employment site and residential development such as proposed could have a negative impact on future expansion of the industrial estate.

Highways officers had objected to the proposed access with concerns over visibility splays.  While there would be sufficient secondary school places, there were not enough primary school places in the area to accommodate the proposed development.  There was also insufficient GP provision in the area to accommodate the development.

Councillor Patterson asked the Committee to refuse the application.

Councillor A Reed, local Member addressed the Committee to object to the application.  She informed the Committee that she endorsed the recommendation of refusal, adding that 350 houses would equate to approximately 1400 residents and this was in addition to other developments in the area.  The GP surgery was currently under strain and this development would worsen the situation.  Local primary schools were full to capacity, as was the local dental practice.  The proposed development was wrong at his moment in time and Councillor Reed asked the Committee to refuse the application.

Councillor Shield informed the Committee that the reasons for refusal were easily understood.  The proposed development was in the wrong place, had poor accessibility, encroached into the countryside and breached local and national planning policies.  Councillor Shield moved approval of the recommendations, that the application be refused.

Councillor Shuttleworth considered that 350 dwellings at this location was a lot for the area, and after considering the representations of local Members, he seconded refusal of the application.

Councillor Richardson endorsed the comments which had been made.  Reference had been made to the Local Plan for reasons to refuse the application, yet the Committee had previously been informed that Local Plans were out of date.

Councillor Tinsley informed the Committee that where local development plans were considered to be obsolete then under NPPF Paragraph 11 there was a presumption of development unless there were significant and demonstrable reasons not to.  This development would be an encroachment into the countryside, was set high so would be visible, proposed access through an industrial estate which was not acceptable.  The proposed masterplan showed a density of 25 units per hectare and there would be a lack of open space on the development.  Finally, there was a lot of information lacking from the applicant.

Upon a vote being taken it was

Resolved:

That the application be refused for the reasons contained in the report.