Two dwellings at Briar House 2 Blackwell, Darlington

What was proposed

The application sought outline permission for two dwellings after demolishing existing outbuildings, with a new access drive linked to the existing access.

“DESCRIPTION: Outline planning application with all matters reserved for the demolition of existing outbuildings and the erection of 2 No. dwellings with new access drive to connect with existing access…”

“This document was classified as: OFFICIAL 3. Outline planning permission is sought to erect two dwellings. Outline planning applications are submitted to gain an understanding as to whether the nature and principle of a development is acceptable. Specific details known as “reserved matters” would be subsequently submitted should outline planning permission be granted.”

Officer report

The site and its surroundings

Briar House has front and rear gardens, garages, a greenhouse and a shared access serving existing homes in a residential area.

“Briar House is located on Blackwell, in close proximity to the junction of Bridge Road (A66(T)). The property has a front garden to the south and west and a long rear garden to the east. There are outbuildings to the rear of the property, including garages and a single storey greenhouse and the surrounding area is residential in character.”

“There is an existing shared vehicular access between Nos 4 and 6 Blackwell which leads primarily to the rear of Briar House, but it also provides pedestrian access to the rear of Nos 6, 8 and 10 Blackwell. At the top of the shared access is a timber boarded garage and a further garage with a corrugated sheet roof. There is a forecourt to the front of these buildings.”

Officer report

Changes to the proposal

The original proposal placed both dwellings in Briar House’s rear garden, but amended plans moved one dwelling to the existing garage area.

“East Plot This dwelling would be in the rear garden of Briar House. Access would be provided by demolishing the existing garage with a corrugated sheet roof and the greenhouse to the rear of Briar House and then connecting an internal drive to the access between Nos 4 and 6 Blackwell. This property would be a four bed, dormer bungalow.”

“The planning application, as originally submitted, was for the two dwellings to be both located within the rear garden of Briar House. Amended plans were subsequently submitted to reflect the above locations.”

Officer report

Why officers supported it

Officers recommended approval because the site was within urban development limits and conditions would address back-land development, biodiversity and nutrient neutrality.

“Outline planning permission is sought for the erection of two dwellings at Briar House, with all matters relating to access, appearance, landscaping, layout, and scale reserved for future consideration. Sufficient information has been provided to enable the local planning authority to consider whether the principle of the proposed development can be supported.”

“The application site is within the development limits of the urban area and it is considered that, subject to the imposition of the recommended planning conditions, this limited form of back land development would comply with Policy H8 of the Local Plan and all other appropriate local development plan policies. A net gain in biodiversity would be achieved through the purchasing of Habitat Units from an off-site provider.”

Officer report

Consultation responses

Technical consultees raised no objections subject to conditions, while Natural England required nutrient credits and National Highways raised no objections.

“Following the submission of the amended plans, the Council’s Highways Engineer, Ecology Officer, Arboricultural Officer, Environmental Health Officer, Transport Policy Officer have raised no objections to the principle of the development, subject to the imposition of planning conditions, where appropriate.”

“Natural England has raised no objections to the principle of the development subject to the imposition of a planning condition to secure nutrient credits.”

Officer report

What residents objected to

Objections concerned access and pedestrian safety, parking, traffic, privacy, noise, trees, wildlife, overdevelopment, overlooking and loss of green space.

“Safety concerns for pedestrians and occupants of 4 Blackwell and Briar Cottages using the access road. • Concern that the application will set a precedent for the conversion of other buildings to a dwelling. • Parking concerns and the development will lead to an increase in on street parking. • The access is an alleyway, barely one car wide, that passes within inches of house entrance and shared access to back of other properties.”

“Concerns over tree removal • Increase in traffic generation. • Loss of green space and garden • Concerns over pedestrian access and safety on access • Bin storage concerns • Loss of privacy • Increase in on street parking. • Concerns over proximity distances between existing and proposed properties • Increase in noise pollution.”

Officer report

Who spoke

The committee heard from the agent and two objectors before deciding the application.

The committee’s decision

The committee granted outline planning permission for the two dwellings, subject to the listed planning conditions.

“23/00734/OUT – Outline planning application with all matters reserved for the demolition of existing outbuildings and the erection of 2 No. dwellings with new access drive to connect with existing access.”

“RESOLVED – That Outline Planning Permission be granted subject to the following planning conditions:”

Minutes