Agenda item

Proposed development of 170 residential dwellings with associated infrastructure and open space (revised description 16/12/2024)

The Committee considered a report of the Senior Planning Officer with regards to the proposed development of 170 residential dwellings with associated infrastructure and open space (revised description 16/12/2024) on Land to The East Of Fern Dene, Knitsley Lane, Templetown (for copy see file of minutes).

The Senior Planning Officer gave a detailed presentation which included a site location plan, site photographs, a proposed site layout plan and Illustrative Elevations.

Following further discussion with the Coal Authority, the two conditions referenced within the report were recommended to be replaced by four amended conditions.

Councillor A Sterling, addressed the Committee as Local Member and also on behalf of Councillor Walton.  She wanted to make it clear to residents who had objected that as allocated land, the development itself was not something they could object to, and their role had been to work with the Applicant and Officers to ensure the best development for the people within their ward.  Most residents were aware of this and therefore there had been limited objections.  Whilst they broadly supported the development, there were some remaining concerns. 

They had been keen to include a bus route to access public transport but also to limit the possibility of creating a rat run through the Dales View development, however it was considered financially unviable.  A bus route would have ensured that the road was gritted in the winter and following recent snowfall people were struggling with the incline so this would have been beneficial.  In the absence of a bus route, they would continue liaising with Officers to ensure that the development was closed off as it was a huge concern for residents and speeding on Dales View was already an issue.  Councillor Sterling requested that the road be gritted during the construction phase.

Councillor Sterling advised that they had worked hard to get the most out of the development and were pleased that it would provide footpath and cycle links to not only benefit residents of the new estate but also from the wider area, which was a great benefit.  The Applicant had agreed to put heritage boards up along the pathway to explain the history of the area and Section 106 money was being put aside to provide a gateway feature which she requested was ringfenced.  The Applicant had agreed to create these footpath links so that the whole community could benefit from improvements and access to shops, amenities and schools.  Overall, they were supportive of the scheme and appreciated the fact the Applicant had worked with them, however they remained disappointed that a bus route could not be incorporated.

Local resident, Mr O’Sullivan addressed the Committee and confirmed that additional housing should only be approved with sufficient infrastructure.  His concerns related to the additional traffic generated on Knitsley Lane, a rural country lane wide enough for only one vehicle.   There were several blind bends and to the north of the Old Mill, there had been a number of accidents.  The road was also used by pedestrians and by farmers to move livestock.  In his opinion the road was not capable of taking any additional traffic and he was concerned at the amount of traffic that would be generated by this development.  The issues on Knitsley Lane and not been addressed by the Highways Officer or within the Transport Assessment.  Whilst he fully recognised the allocation in the County Durham Plan, he had concerns that if the development proceeded, accidents would increase.  He asked whether additional signage could be considered in addition to suitable passing places.

Mr McVickers addressed the Committee on behalf of the Applicant and confirmed that the proposal would deliver 170 high-quality, sustainable, new homes for local people in Templetown, Consett.  He referred to the struggle to afford affordable homes due to the combination of rising interest rates and a shortage of new housing.  The housing crisis was high up on the political agenda and the Government had committed to build 1.5 million homes over four years.  To achieve this target a new standard method for calculating housing need was being introduced through National Policy and this would adjust the annual number of homes that Local Authorities had to provide.  Whilst not yet applicable in County Durham, the requirement would soon rise by 78% which equated to more than 2,000 new homes per year.

The Applicant was proud to support local first-time buyers, families and young people to buy their own homes.  Typically buyers moved within a 3-mile radius and he confirmed that on other recent nearby developments in Durham, over 80% of buyers had moved from within the postcode area.  In the last two years 50% of the private sales had also been to first-time buyers. 

The site had been allocated for housing within the County Durham Plan and it would support the Councils ambition of meeting local housing need whilst delivering new investment and employment opportunities in the local area.  To achieve the increased housing need, it was crucial for allocated sites to come forward.  The site was one of five adopted housing allocation sites totalling 670 homes in north west Durham area and this reflected this areas status as one of the most sustainable settlements in the county.  This was the first site which had progressed to planning stage.

The development would provide a range of 2, 3, 4 and 5 bedroom housing which were all policy compliant.  In addition to the 10% affordable housing offer, it included 10% elderly persons provision.  The Applicant had worked closely with both planning and design officers and proposals had been amended since the original submission.  There had been a reduction of 31 dwellings and the scheme had accomplished 11 green and 1 amber from the internal design panel which was testament to the high design quality of the development.  The site was landscape-led and incorporated 13.5 hectares of open space and 1.8km of off-highway footpaths and cycleways.  The design was contemporary, whilst being sensitive to the areas industrial heritage.  All homes would be built to a minimum of 2021 building regulations and deliver a 31% reduction in CO2 emissions, with electric charging vehicle points being incorporated into all homes.  The scheme would deliver on-site biodiversity net gain in addition to ecological enhancements in nearby Bridgehill.  There were significant Section 106 contributions towards education, healthcare, open space and infrastructure within the local area.  In conclusion this new development would support Durham’s ambition of meeting local housing needs and make a difference to local people trying to get on the property ladder.

In response to a question from Councillor Elmer, the Senior Planning Officer advised that consideration had been given to four key bus routes, none of which had been suitable.  The design had originally included a bus turning circle however this had later been removed from the scheme following direct discussions with Go North East. The bus operator confirmed it would not be possible to re-route any of their existing services to the site therefore the only other option would be a dedicated shuttle service to Consett Bus Station where onward connections to other destinations were available. They estimated it would cost in the region of £1.2m to deliver over the build out period and once funding ran out acknowledged the service would likely be withdrawn.  The Applicant had therefore provided a range of more sustainable links via several walking routes.  Existing bus stop lay within 800m of the site and are well serviced by existing routes.  Given site constraints, the provision of a bus route could not be justified.

Councillor Elmer was concerned that a service provider had determined the bus route as it was not commercially viable.  He responded that despite high levels of accessibility properties could be purchased by older people who were unable to drive and not providing sufficient bus links was a serious failure.  The Senior Planning Officer confirmed that bungalows had been positioned for ease of access and the Applicant had worked hard to ensure gradients met adoptable standards, however, it was unfortunate that it was not a viable option to bring a dedicated public transport service to the site. 

The Senior Planning Officer concluded that despite site constraints, the Applicant had done everything they could to create high quality walking and cycling routes.  Should bus provision be brought to the site, it would not result in a high quality service unlike the existing ones serving Delves Lane where residents would be more likely to walk to.

Councillor Oliver advised most of Knitsley Lane was within his ward and whilst he agreed with the concerns raised regarding the lack of bus route the site was constrained in terms of accessibility.  He agreed that it would be difficult to provide a commercially viable bus route.

Cllr Bell queried the affordable housing provision and the Senior Planning Officer confirmed that this was a low viability area with a 10% requirement of affordable units.  There would be 17 units, four 2 bed first homes and thirteen 2 and 3 bed discounted market units. In addition, there was 10% older persons provision.  This all complied with regards to meeting housing needs.

Councillor Bell required more information regarding the discount market rate as a scheme within his own ward had not priced their affordable homes much lower than normal price.  The Senior Planning Officer confirmed that the level of discount was calculated by set rates and Mr McVickers confirmed that a 20% discount was offered on 2 bed properties and 29% discount on 3 bed properties.

Councillor Elmer asked for concerns to be addressed regarding additional traffic on Knitsley Lane and whether it could be accommodated.  The Highway Development Manager confirmed that the submission had included a transport assessment accompanied by two technical notes which confirmed that the level of traffic that would travel along Knitsley Lane was proportionately small and the Highway Authority was content with those assessments.

Councillor Boyes was familiar with road and fully supported the application.  It was an attractive scheme and whilst he also had concerns regarding the lack of a bus route, they had been addressed.  He was still concerned about the volume of traffic at peak times as it could take 25 minutes to get to Delves Lane, which was a route that that would normally take 2-3 minutes.  He moved approval of the application in accordance with the conditions outlined in the report, including the amendments reported by the Senior Planning Officer, which was seconded by Councillor Bell. 

Councillor Elmer confirmed that it was good to see a major scheme going forward on an allocated site, it was a fantastic development with connectivity to the Lanchester cycle route and significant open space provision and good size gardens.  The Applicant had attended to nature conservation, provided for solar energy and electric vehicles and they had fully engaged.  He remained disappointed regarding the lack of bus provision but appreciated the constraints.

Resolved

That the application be APPROVED subject to the conditions outlined in the report, the amendments reported by the Senior Planning Officer and completion of a legal agreement under Section 106 of the Town and County Planning Act 1990 (as amended) and under Section 39 of The Wildlife and Countryside Act 1981 to secure the following:

·      The requirement to enter into a S.39 Agreement to secure the long term management and maintenance, including a monitoring strategy of the biodiversity land;

·      provision of 10% affordable housing units on site equating to 17 units for affordable home ownership;

·      £126,412 towards improving offsite open space and recreational provision within Delves Lane Electoral Division;

·      £534,864 towards secondary education provision;

·      £142,766 towards SEND education provision;

·      £82,110 to increase GP surgery capacity;

·      £51,000 towards improvements to the Sustrans National Cycle Network Route No. 14 (NCN14), also known as the Lanchester Valley Railway Path, within the vicinity of the development;

·      £8,500 towards improving the facilities and services at Delves Lane Community Centre;

·      £34,000 towards the provision or maintenance of environmental or community schemes.

The Chair confirmed that the following items 5b) and 5c) would be heard together.