350 homes at Land To The North Of York Hill Road, Spennymoor

What was proposed

The hybrid application sought 45 detailed homes and outline permission for up to 305 more, with access, landscaping and associated infrastructure.

“Planning permission is sought for the construction of up to 350 dwellings on a site at the northeastern edge of Tudhoe, Spennymoor. The proposal is a hybrid application, seeking planning permission for two Phases:”

Officer report

The site and surroundings

The 15.67-hectare site is an unallocated agricultural field at Tudhoe’s northeastern edge, outside the Green Belt and any designated higher landscape value area.

“The site comprises part of a larger agricultural field. The site measures 15.67 hectares (ha) in area and is located at the northeastern edge of Tudhoe, Spennymoor. To the south of the site is York Hill Road, with a well-established tree belt on its southern side and a large commercial building with ancillary car parking further beyond. To the west is another well-established tree belt and a residential estate beyond.”

“The site is within the countryside though is not within a designated Area of Higher Landscape Value or within the Green Belt.”

Officer report

What officers recommended

Officers recommended approval because housing benefits were significant and the adverse impacts did not significantly and demonstrably outweigh them.

“When conflicts with the development plan are identified, the County’s outstanding housing need is a material consideration. In accordance with Paragraph 11(d) of the NPPF, given the absence of a five-year housing land supply, it is officers’ view that the identified adverse impacts do not significantly and demonstrably outweigh the benefits of the proposed development.”

Officer report

Consultation responses

Highways, drainage, water, ecology and other consultees raised no formal objection subject to conditions, contributions or mitigation where appropriate.

“Drainage and Coastal Protection (Lead Local Flood Authority) – Raise no objection. They note that the entire development would be served by a proposed SuDS basin at the northern end of the site, which in this instance is acceptable. The proposal indicates a large linear SuDS park running roughly north-south through the centre of the Outline Phase of the proposal. This is acceptable in principle.”

“Ecology – Following their initial feedback to the applicant, the Ecology officer has been reconsulted on updated Biodiversity Net Gain details. At the time of writing the Ecology officer has still considering the finer details of that updated information, though has advised that the proposed BNG approach is acceptable in principle. Officers are therefore able to bring the application before Members and recommend approval subject to the standard BNG conditions.”

Officer report

Public concerns

Objectors cited traffic and access safety, school and GP capacity, flooding, ecology, construction impacts, loss of farmland and overdevelopment.

“The application has been advertised in the local press (the Northern Echo), by site notice, and through neighbour notification letters to 154 properties. The application was re-advertised in March 2026 following the amended description of the proposal and amended application suffix.”

“Impact on highway capacity • Proposed access would not be safe due to existing speeds of vehicles along York Hill Road • Impact on schools • Impact on GP surgeries • Impact on ecology including lack of required Biodiversity Net Gain • Impact on character of the settlement • Impact on views of Durham Cathedral • Impact on neighbouring residents during construction • Increased air pollution and noise pollution from increase in traffic • The proposed footpath connection at…”

Officer report

Who spoke

A member of the public raised concerns about delivery, accessibility, speed, drainage and enforcement, while the applicant’s representative supported approval.

The decision

“Resolved That the application be APPROVED application subject to the conditions outlined in the report and the following financial contributions, as amended: • 15% of Affordable housing total on-site; 5 Affordable Rent and 2 Affordable Home Ownership units within Phase 1 of the development, and details of delivery within Phase 2 of the development secured through an Affordable Housing Statement; • £441,925 contribution toward increasing Nursery / Early Years capacity; • £293,930 contribution toward increasing SEND schools capacity; • £169,050 contribution toward increasing NHS GP surgery capacity; • £103,950 contribution toward provision of Allotments; • £240,000 contribution toward provision of off-site Active Travel improvements; • £420,941 contribution toward provision of Sports Infrastructure; • A Biodiversity Net Gain Monitoring Fee of £6,990.”

Minutes, 2 Jun 2026