Agenda item

Outline application for the erection of up to 80 dwellings and associated infrastructure with all matters reserved except access (revised description)

The Committee considered an application for the erection of up to 80 dwellings and associated infrastructure with all matters reserved except access (all matters reserved) on land to the west of Valley Road, Pelton Fell (for copy see file of minutes).

L Ollivere, Senior Planning Officer, provided a detailed presentation on the application which included a site location plan, aerial photographs and site photographs.

The Senior Planning Officer provided an update with regards to condition no. 9 and confirmed that the date should be 2022 and not 2020 as stated in the report.

Mr C Haggon, Strategic Land Lead at Taylor Wimpey, addressed the Committee and confirmed that they were a five-star house builder that employed 32 staff from County Durham at their Northeast Headquarters.  He endorsed the recommendation for approval and confirmed that the developer had worked closely with consultees, eventually reducing numbers from 150 to 80 to address concerns regarding accessibility and landscape impact.

Mr Haggon confirmed that Phase 1 of the Chester Grange development in Pelton Fell had proven popular with purchasers, 50% of the plots had already been sold and 85% of buyers were from County Durham, 40% of them were first time buyers. 

This outline application was Phase 2 and the project team had worked with Officers to ensure they arrived at the best scheme for this site.  Robust assessments had been undertaken to demonstrate that the application was sound and in compliance with National Policy

The benefits of the scheme included 12 affordable homes, 8 bungalows, a new children’s play area, financial contributions towards other youth facilities in the local area, education capacity, new homes bonus payments, and biodiversity net gain.  The developer had engaged with local ward Members throughout the process and had recently agreed to deliver additional offsite footpath improvements to the benefit of existing and new residents.

In response to statutory consultation only a single objection had been received with regards to the highway impact from the increased number of homes, however this had been addressed by a Transport Statement which demonstrated that there was capacity for this development.  The development was within walking distance of bus stops and shops, and the developer had committed to a Travel Plan which included free short term passes for residents.

The objector had also raised concerns regarding the pressure on GP capacity, which had been mitigated by a Section 106 agreement to increase capacity at the surgery.  The matters raised had been satisfactorily addressed and he urged the Committee to approve the application.

In response to a question from Councillor Bell on the timing of construction, Mr Haggon confirmed that a pre-application would be submitted the following week.  He confirmed that Phase 1 was due to be finalised in December 2023 however the developer wanted to ensure continuity on site and hoped to commence Phase 2 before Phase 1 was finished.

In addition to a further question from Councillor Bell, he confirmed that there would be a play area on site and a contribution made to upgrade offsite play space.

In response to a question from Councillor McKeon regarding pedestrian access, Mr Haggon confirmed that although the application was outline at this stage there was an indicative masterplan with proposed footpaths highlighted.   All houses were within 600m of a bus stop and there were footpath links through phase 1 to blue house bank, linking to a PROW to the southeast of the site.  Phase one had been completed and footpaths were at either side of the Highway entrance and would be continued in Phase 2.

Councillor Jopling asked for confirmation that the roadworks for Phase 1 would be completed before the settlement had been finished and the Senior Planning Officer confirmed that prior to the occupation of the first dwelling in Phase 2, the roads should be completed.

Councillor Bell confirmed that highway improvements that were conditioned on Phase 1 had not been completed and asked if they were being carried forward into Phase 2.  P Harrison, Highway Development Manager confirmed that the works were on a forward plan for implementation.

Councillor Marshall confirmed that he was familiar with the area and this application would have an enormous impact, transforming it from an area that was run down to a diverse mix of opportunity.  It was well thought out and there were not many objections from residents which was due to the way the developer had carried out the Phase 1.  He moved the recommendation to approve the application.

Councillor Bell referred to the contribution towards secondary education provision and the issue of both local secondary schools Park View and Hermitage being full since the loss of Roseberry Community College.  He asked whether the money had been aligned to any school in particular.  The Senior Planning Officer confirmed that money would go to North East Learning Trust for The Hermitage and confirmed that there were no plans for the school to expand as yet, but if they had no scope to expand the money would be offered to the next nearest school.

Councillor Bell referred to previous contributions for Park View Academy which had not been utilised alluded to the fact that academies were their own admissions authority and the local authority could not force them to take the money.  There was still money from section 106 contributions that remained unspent.

Councillor Zair praised the application and highlighted it as an example of applicants and officers working together to achieve positive outcomes.

Resolved

That the application be APPROVED subject to the completion of a S106 Legal Agreement to secure the following:

·        The requirement to enter into a S.39 Agreement upon submission of landscaping details as a reserved matter to secure the long-term management and maintenance, including monitoring strategy of the biodiversity land.

·        The delivery of 15% affordable housing comprising

·        £165,540 towards securing additional secondary education provision.

·        £34,640 to increase GP surgery capacity in the area.

·        £118,448 towards improving off site play space for youths and other space typologies in the Electoral division.

And subject to the conditions outlined in the report.