Agenda item

Erection of 60 dwellings with associated access, infrastructure and landscaping.

The Senior Planning Officer, Laura Eden, 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 for the erection of 60 dwellings with associated access, infrastructure and landscaping and it was recommended that the Committee be minded to approve the application with conditions and Section 106 Legal Agreements as set out within the report, the application being subject to referral to the Secretary of State.

The Senior Planning Officer noted the application referred to the former Durham Free School site at Bradford Crescent, Gilesgate, the school building having been demolished in 2016.  She noted that part of the site had included former school playing fields and a multi-use games area and the site had levels which varied by approximately three metres.  It was added that a Public Right of Way, Bridleway 114, lies through the south west corner of the site and the scheme had been amended so that there was no obstruction to the bridleway route.

The Senior Planning Officer noted the application was for 60 dwellings, with 25 percent being affordable units, nine two-bed two-storey houses and six two-bed bungalows.  She explained all properties would have off-street parking and private gardens, with the access to the site being the existing access that had served the former school.  She added the scheme proposed a Sustainable Drainage System (SuDS) and amenity space within the design and as some tree removal was proposed, the Developer had proposed some additional tree planting.  Members were referred to proposed elevations and property types noting red brick construction, stone sills, and white uPVC windows and white and anthracite uPVC doors.

The Senior Planning Officer explained that the playing fields at the north of the area were excluded from the application site and the relevant distance standards to existing dwellings were met.

The Senior Planning Officer noted there had been objection from Sport England to the loss of sports facility, however, she noted the facilities were in a poor state of repair, the former school having been demolished for approximately four years.  She explained that the applicant had agreed to a Section 106 Agreement in the sum of £100,000 to be used towards the implementation of the recommendations within the Central Planning Area as contained within the Council’s Playing Pitch Strategy, however, Sport England maintained their objection.

The Senior Planning Officer noted Belmont Parish Council did not object to the application, however had raised some issues, as set out within the report. 

She noted the layout of the scheme had been amended to address earlier comments from the Highway Authority, and while sufficient visitor car parking would be provided Highways had raised concerns that they were not evenly distributed throughout the development.  She added Spatial Policy noted the site was designated green within the Strategic Housing Land Availability Assessment (SHLAA) and therefore they had no objections.  The Senior Planning Officer noted no objections from internal consultees subject to the conditions and Section 106 Legal Agreements as set out within the report.

The Senior Planning Officer explained there had been one letter of objection received prior to report being completed, with several points relating to: highways, coal mining, drainage, the public right of way and trees.  She noted there had been a further letter of objection since the report had been completed, noting potential damage to property, it was added this would be a civil matter and not planning issue.

The Senior Planning Officer noted the City of Durham Trust supported the application, noting redevelopment of an overgrown site and the provision of 25 percent affordable homes being welcomed.  It was added the Trust had noted some concerns as regards the size of most of the dwellings and the loss of trees.  The Senior Planning Officer noted Gilesgate Residents’ Association expected residents to be neutral towards the application and formal comments were expected to follow after a public meeting of the Association on 14 September 2019, however, these were comments were not received.

The Senior Planning Officer noted that the application was considered in terms of the NPPF Paragraph 11(d) balance test, with a number of benefits including: sustainable location; range of house types; bungalows; redevelopment of a previously developed site; increase to biodiversity. 

She added the was not felt to be any significant harm from the proposal, with the loss of trees having been minimised and therefore the recommendation was that the Committee be minded to approve the application, the application then to be referred to the Secretary of State; and in the event of the application not being called in, the Head of Planning be authorised to determine the application.

The Chair thanked the Senior Planning Officer and noted the Development Director, Chapter Homes, Richard Roddam was in attendance to answer any queries from the Committee if necessary.  She asked the Committee for their comments and questions.

Councillor J Shuttleworth moved that the application be approved.  Councillor M Wilkes asked for clarification as regards Condition Six and in terms of details to specify ‘proper’ replacement trees, not whips.  He also asked as regards renewable energy for Chapter Homes properties.  The Senior Planning Officer noted that in relation to Condition Six, to discharge the condition Landscape and Tree Officers would need to be satisfied with suitable submitted schemes for landscaping and planting.  She added that the application had been amended to minimise impact upon trees.

The Development Director, Chapter Homes noted at previous sites a standard tree had been used and similar type would be used for this site.  He added that in terms of sustainable energy at the properties, he noted that the properties themselves exceeded current building regulations as regards thermal efficiency and A-Rated appliances were specified with the properties.  He added that Chapter Homes would help any customers if they wished to specify any additional sustainability features, noting that at a previous development a number of customers had asked for solar panels.

Councillor M Wilkes noted he was happy to second Councillor J Shuttleworth.  He added that, given the close relationship of the Council and Chapter Homes, and with the Council moving towards being carbon neutral, he felt there should be a marker down in terms whenever possible to be as carbon neutral as possible, setting an example for other developers.

Councillor J Shuttleworth proposed the application be approved, he was seconded by Councillor M Wilkes.

RESOLVED

That the Committee were MINDED TO APPROVE the application subject to referral of the application to the Secretary of State; and, in the event that the application was not called in by the Secretary of State that it be APPROVED subject to the conditions and Section 106 Legal Agreements as out within the report.