Agenda item

Demolition of existing garage and the erection of two 3 bed semi-detached dwellings (re-submission of application DM/17/03634/FPA)

The Principal Planning Officer gave a detailed presentation on the report relating to the above-mentioned planning application (for copy see file of minutes).

The Chair thanked the Principal Planning Officer for the presentation of her report. 

Mr A Kennedy, local resident of Beamishburn Road addressed the Committee in objection to the application.  Mr Kennedy thanked the Committee for the opportunity to speak and informed the Committee that he had concerns about the proposed development.

His main concern was regarding highway safety.  Access to the new properties would be through the existing entrance to Beamishburn Road which was opposite a pub. 

There were also safety concerns as the road had a bend and slight incline.  It would increase the number of cars including agricultural vehicles in the area compromising both the safety of pedestrians and motorists. The danger was enhanced as there were no pathways in some parts of the road.

The re-submitted application still proposed an unsympathetic, overbearing design that dominated the skyline.  The roof line was the same height as the original application even though the second floor of the property had been removed.  The planting of trees to replace those that would be removed would take up to 20 years to screen the properties.  Mr Kennedy expressed concern that the planting may not be undertaken as planting had failed in parts of the adjacent estate and no planning enforcement had taken place. 

The development would increase the number of homes in the street from four to six.  Long term the applicant could sell the homes leaving his legacy behind spoiling the rural aesthetics of the area. Mr Kennedy re-iterated that he also voiced the strong opposition of other residents to this application.

The Principal Planning Officer presented to the Committee photographs of the area that showed the extension of the South Causey Inn.  It was noted that the development would be visible as it would be in an elevated position, but this would not be any more visible than the existing properties.  The landscaping condition would be monitored by Officers and the Compliance Officer to ensure that all the conditions were met. The motives of the applicant could not be considered in the decision making process. 

The Principal DM Engineer informed the Committee that it was unlikely that the new development would increase traffic along Beamishburn Road.  Following a survey, the volume of traffic was 700 vehicles per day which was light traffic.  Although there was no footpath, pedestrians and cyclists had used this road safely with no accidents being recorded.  There were slow road markings to encourage the reduction in speed.  There was adequate visibility from the domestic access that was outside of the bend in the road.  There were no issues from Highways Officers regarding access to or from the site. 

The Chair thanked Mr Kennedy and asked the Committee for their comments and questions.

Councillor O Milburn expressed concern about when the traffic survey was carried out as she was familiar with the road and felt it was a very busy and fast road contrary to the results of the survey. 

The Principal DM Engineer informed the Committee that the traffic survey took place in 2008. The results of this survey had been used as it was felt that the volume of traffic would not have changed in that time span.  Highways Officers felt there were no safety concerns as horses, pedestrians and cyclists used this road regularly.  Another survey could be instigated but this would not change the views from Highways Officers.

Councillor T Tucker was concerned that the bat risk assessment was outdated having been done in 2018.  The Principal Planning Officer informed the Committee that the bat survey was valid for another year. Councillor T Tucker was concerned with the lack of footpaths in the vicinity and asked whether a condition could be placed on the application to install one. 

The Principal DM Engineer informed the Committee that the Council had investigated the feasibility of installing a footpath but there was no space.  There was a footpath near to Blue Bell pub carpark giving no reason for pedestrians not to use it as they already walked in the road with no risk.

Councillor A Hopgood was surprised that the Committee was being asked to decide an application which used an out of date traffic survey.  She stated that there had been an increase in traffic as this road was used by visitors to Beamish Museum and Beamish Hall.

Councillor O Milburn re-iterated that the Black Horse Pub had become a major wedding venue along with car garages in the area that would have caused an increase in the volume of cars on the road.

Councillor A Bell suggested that a new traffic survey could be carried out to determine the number of vehicles that used the road.  Councillor D Boyes shared the concerns around the outdated traffic survey.  He was also concerned about the difference in views from the Landscape Officer and Tree Officer.

The Solicitor explained to the Committee that the application should be deliberated as it stood as it was unreasonable to raise concerns that were not presented at the previous meeting. 

Councillor A Hopgood stated that Committee members had not been made aware of how old the survey had been at the previous meeting.  The Principal DM Engineer considered that although the information appeared to be out of date the results were still relevant.  There were no reported accidents and no evidence to suggest the area would be unsafe.

Councillor T Tucker expressed concern at the discrepancies between the Tree Officer and Landscape Officer.  The Principal Planning Officer informed the Committee that the Tree Officer would consider the health, quality and longevity of individual trees including their protection via Tree protection orders (TPO).  The Landscape Officer would consider the trees and planting overall and their visible impact on the landscape.  There were no TPO’s on the trees within the development and could be removed at any time should the applicant choose.

Councillor A Bell proposed that the application be deferred until further clarity was gained regarding the views of the tree and landscape officers and an updated traffic survey was carried out.  Councillor I Jewell seconded the proposal.

Upon a vote it was unanimously;

Resolved

That the application be DEFERRED pending an updated speed survey and further clarification from the specialists regarding the trees.