Paddock to garden at 1 Flat Hill Close, Sadberge, Darlington

What was proposed

The application sought retrospective permission to turn paddock land into domestic garden and retain a 1.1-metre timber boundary fence.

“DESCRIPTION: Change of use from paddock to domestic curtilage with erection of 1.1m high boundary fence (Retrospective Application)”

“Application documents including application forms, submitted plans, supporting technical information, consultations responses and representations received, and other background papers are available on the Darlington Borough Council website via the following link: 25/00072/FUL | Change of use from paddock to domestic curtilage with erection of 1.1m high boundary fence (Retrospective Application) | 1 Flat Hill Close Sadberge Darlington DL2 1FN”

Officer report

The site and surroundings

The property is within a 25-home residential development, while part of the application site lies beyond development limits in open countryside.

“The application site comprises a one of a number of properties within a residential development, nearing completion, to the east of Middleton Road, to the south of Sadberge. The residential development comprising 25 dwellings, approved under 17/00358/FUL with a subsequent variation (20/00607/FUL) is within the development limits and is identified as a housing commitment in the Local Plan.”

“Thi s document was cl as s ified as : OFFICIAL. originally approved garden. The application states that the reason for the proposed development is to provide a larger garden for the dwelling, more proportionate to the size of the property it is serving. Boundary treatment, already in place, consists of a 1.1m high timber post and rail fence with wire mesh panels.”

Officer report

Related planning history

The wider housing development was approved under earlier applications, and a separate retrospective garden-extension application covered neighbouring properties.

“A separate retrospective application which proposes the extension of the rear gardens of 2-5 Flat Hill Close, adjacent to the application site, in the same manner, is included elsewhere on the agenda under reference number 25/00081/FUL.”

Officer report

What officers recommended

Officers recommended approval because the proposal was acceptable, complied with relevant policies and caused no significant heritage, visual or residential harm.

“It is noted that objections raise concerns regarding the proposal setting a precedent for similar developments. Precedent is a proper and material consideration where it is likely that similar future proposals in closely parallel situations could not be resisted and cumulative harm to planning principles or policies would result.”

“In summary, overall, the development is considered acceptable, does not conflict with the relevant planning policies and raises no significant issues in respect of impact on heritage assets, visual or residential amenity.”

Officer report

Consultation responses

The highways engineer and ecologist raised no objections subject to conditions, while the parish council objected to the proposal.

“No objections have been raised by the Council’s Highways Engineer or Ecologist, subject to conditions.”

“Sadberge Parish Council has objected to the application, raising the following concerns:”

Officer report

Objections raised

Residents and the parish council cited precedent, countryside encroachment, conservation-area concerns, loss of green space, habitat and poor character.

“Thi s document was cl as s ified as : OFFICIAL. • Will set a precedent for other new house owners, allowing them to purchase extra land from the developer, to extend their properties. • Will introduce an irregular feature to the rear of the development, creating an inconsistent boundary encroaching onto open countryside. • Within the Conservation Area.”

“Will set a precedent. • Outside of development limits. • Within the Conservation Area. • Will reduce green space and habitat. • Is out of character and an eyesore.”

Officer report

Who spoke

The committee heard from an objector, alongside considering the parish council’s views and three letters of objection.

The committee’s decision

The committee granted planning permission subject to approved plans and submission within 12 weeks of a certificate for purchasing habitat-bank units.

“RESOLVED – That planning permission be granted subject to the following conditions:”

“Within 12 weeks of the date of the decision (below) a certificate / receipt for the purchase of 0.01 habitat units from a Habitat Bank, shall be submitted to and approved in writing by the Local Planning Authority.”

Minutes