Three holiday lodges at Hazelfield Cottage Elstob Lane, Stockton-on-Tees

“DESCRIPTION: Part demolition of existing house to facilitate change of use of agricultural land for tourist accommodation including the siting of 3 No. holiday lodges and 3 No. hot tub enclosures with car parking, associated landscaping and gravel pathways including the creation of secondary access. Conversion of storeroom to form kitchen/office and garage together with landscaping and associated works (part retrospective)”

“The access would be taken from a new secondary access point to the southern boundary of the site from Elstob Lane into Hazelfield Cottage with the existing access to the main dwelling house curtilage being for the occupants only. A new internal road would lead from this access into a large area of existing hardstanding in front of existing stables and barn which will accommodate up to 6no. parking spaces solely for the use of the guests.”

“The application site consists of a rectangular area of former grazing land situated on the east side of Elstob Lane, to the west of Little Stainton, to the south of Great Stainton and to the north of Sadberge. The site is bound to the west by an existing dwelling, with open fields to the north, east and south. The site is bounded by laurel hedgerows / trees set in front of a post and rail fence.”

“Two previous applications (22/00324/FUL and 23/00588/FUL) were refused by the Local Planning Authority on Highway safety grounds (the former under delegated powers and the latter by the Planning Applications Committee on 6 th December 2023). The reason for refusal for both applications was as follows:”

“I conclude that based upon what I saw and the substantive evidence before me, it has not been demonstrated that the visibility splay for the proposed access would be adequate. Therefore, the use of the proposed access would have an unacceptable effect on highway safety.... The proposal would not accord with Policies DC1 and E4 of the Darlington Local Plan 2016-2036, adopted 2022.”

“The northward visibility splay as submitted on plan, shows a visibility splay of 2.4 x140m subject to the partial demolition of the host dwelling. Notwithstanding the fundamental concern that this is significantly short of the appropriate DMRB standard of 215m, and therefore is not in accordance with the Inspector’s appeal decision which advises “the general guidance in the DMRB requiring longer visibility splays should be applied”, the delivery of the 140m splay…”

“The proposed site plan does not demonstrate that safe visibility is available in accordance with DMRB principles, or that it can be secured, owing to the requirement to secure third party land. The fundamental restrictions of visibility owing to the access location near a bend, and local topography are not suitably considered or addressed by the applicant. On this basis it can only be concluded that this is not practicable or achievable.”

“No objections in principle have been raised by the Council’s Environmental Health Officer. The Highways team has recommended refusal on highway safety grounds.”

“Benefit to tourism and local economy. • Good quality development. • Highway impact / access is acceptable. • Highway impact is minimal compared to that of the solar farm proposals. • Good access to local facilities. • Entrance has good access and visibility. • Facility is good for mental health and wellbeing. • These types of development are always on country roads like this. • Support for speed reduction. • Improvements to landscape and environment.”

“The Chair of Bishopton Parish Council has written in support the application on the following grounds:”

“The assumptions and inputs used by the applicant within the submitted nitrate calculators are not considered by the Competent Authority to be satisfactory and are not an accurate reflection of the site and its location. No mitigation has been appropriately secured and therefore there is not sufficient certainty that this proposal for 3 lodges would not increase the total annual nitrogen load.”

“Insufficient information has been submitted to enable an assessment of the impact of the proposed development on bats (a European protected species protected under the Conservation of Habitats and Species Regulations 2017) contrary to Policies ENV7 and ENV8 of the Darlington Local Plan 2016-2036, and guidance both within the National Planning Policy Framework and Planning Practice Guidance.”