Agenda item

Reserved matters for Plot 3: appearance, landscaping, layout, materials, and scale of the residential development

The Committee considered a report of the Senior Planning Officer which sought approval of reserved matters for plot 3, appearance, landscaping, layout, materials, and scale of development (for copy see file of Minutes).

The Senior Planning Officer provided a detailed presentation of the application which included a site plan, site photographs and the existing and proposed layout. Members had visited the site the previous day. He further advised that one additional letter of objection had been received since the report had been published, taking the total number of objections to seven.

The Chair welcomed Councillor D Oliver, Local Member who was in attendance to speak on behalf of the residents.

Councillor Oliver explained that whilst he appreciated that each application should be considered on its own merits there was some residual concerns regarding the scale of the proposed dwelling and that’s its appearance was out of keeping with the rest of the area and would be a dominate feature in what was a rural area. In a similar vain to the previous application, he also noted the potential intrusion on neighbouring properties and reflected upon the Inspector’s report of 2017, noting his concerns and that the tests raised within, had still not yet been met.

Once again, he added that there were more positive options available for this site.

The Chair then welcomed Mr D Friesner, Lanchester Parish Council who was in attendance to speak in objection to the application.

Mr Friesner commented that in addition to his representations made on the previous application he would like to make the following observations to support our strong objection to this application.

Our objection focuses upon 3 main areas: Firstly, the Lanchester Neighbourhood Plan (2019-2034) and its Policy LNP2; secondly, the County Durham Plan 2020, Policies 29 (a and e) and 31 and finally; the Council’s Residential Amenity Standards, Supplementary Planning Document 2020.

He further referenced explicit guidance (paragraph 18) about privacy and amenity made by the Appeal Inspector in their decision (APP/X1335/W/16/3160472) dated 15^th June 2017 which they anticipated would be satisfactorily addressed at the application stage. This application has not done that. Significant and considerable loss of privacy and harm to amenity will result.

Lanchester Parish Council also attributed significant weight to Policy LNP2 of The Lanchester Neighbourhood Plan. The development fails the criteria set (a, b, c and e)

He also thanked the committee for visiting the site this week. He added that those who attended will have noticed the very high canopies of the existing trees which do not provide privacy to existing residents. Although some way off, the adverse impact of the current Pastures developments which are either completed or are ongoing, is clearly seen and already an imposition to existing residents.

The development will be even more intrusive to the existing residents of no’s 5 and 6 The Paddock when the domineering 10m property height, site levels and the slope and fall of the plot as well are considered as well as its much closer proximity. Again, existing residents will face a brick wall barrier of development along the whole length of their garden boundaries, with 4 dwellings to be built.

Furthermore the development failed Policies 29 (a and e) and 31 of the County Durham Plan and it is contrary to the County Durham Residential Amenity Standards, Supplementary Planning Document 2020 Section 2.1 which states, “It is important that the amenity of adjacent properties are protected in relation to the over-dominance, loss of privacy and loss of daylight…” and Section 3.7, “It is therefore important to ensure that the amenity that existing residents can reasonably expect to enjoy is not significantly compromised”.

Your reasons for refusal with no. 15 The Pastures are equally relevant and valid for the application to be considered by you today.

In summary, he urged the Committee on behalf of Lanchester Parish Council to vote to refuse the application on the grounds that it was contrary to Policies 29 (a. and e.) and 31 of the Durham County Plan 2020 and Policy LNP2 (a,b,c and e.) of the Lanchester Neighbourhood Plan 2021.

The Chair then welcomed Mr B Endean, Applicants Agent, who was in attendance to speak in support of the application.

Mr Endean reminded the committee that Plot 3 had outline permission and therefore this application sought only deal with the reserved matters. He explained that his client was a successful business, retiring in 2022 who sought a location to build a comfortable family home. The proposed dwelling was of traditional design, with integral garage built using typical materials for this area. In addition, its location was planned to be located well over the 21 metres stipulated separation distance at 30 metres and any impact on amenity was protected by this distance and sensitive landscaping.

In conclusion he advised that the application adhered to all local plan policies and respectfully asked the committee to approve the application.

Councillor Quinn commented that he would be happy to accept the application on the grounds that a condition was included which would prevent the garage with dormer from being utilised for separate living space in the future.

Councillor Marshall noted that he was conscious of the points made by officers and acknowledged that he application already had outline permission. He further noted that self-build properties tended to offer a different mix of houses and this encouraged investment in the area. It was therefore important to bear in mind that investors weren’t drawn to the area on false promises.

He therefore added that he would be happy to accept the officer’s recommendation with the addition of a condition as requested by Councillor Quinn.

The Officer’s recommendation for approval was moved by Councillor Marshall and seconded by Councillor Brown and following a vote being taken it was:

Resolved:

That the application be approved subject to the conditions as listed in the report.