Four garden extensions and fence at 2-, 5 Flat Hill Close, Sadberge, Darlington

What was proposed

The application sought retrospective permission to add paddock land to four domestic gardens and retain a 1.1-metre boundary fence.

“DESCRIPTION: Change of use from paddock to be included in domestic curtilage of 4 No. dwellings with erection of 1.1m high boundary fence (Retrospective Application)”

“This is a retrospective application for the change of use of the strip of paddock land to form part of the approved gardens for numbers 2 -5 Flat Hill Lane, which are all detached 2-storey, 4-bed properties. The strip of land in question extends to some 3m…”

Officer report

The site and surroundings

The site contains four homes in a 25-home development, partly within the conservation area, with land beyond development limits in open countryside.

“The application site comprises 4 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. The northern part of the site is situated within the southern extent of the Sadberge Conservation Area.”

Officer report

Related planning history

The housing development was approved under an earlier application and later varied, while a separate garden-extension application covered the neighbouring home.

“A separate retrospective application which proposes the extension of the rear garden of 1 Flat Hill Close, adjacent to the application site, in the same manner, is included elsewhere on the agenda under reference number 25/00072/FUL.”

Officer report

What officers recommended

Officers recommended permission because the development was considered acceptable and raised no significant heritage, visual or residential amenity issues.

“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.”

“THAT PLANNING PERMISSION BE GRANTED SUBJECT TO THE FOLLOWING CONDITIONS.”

Officer report

Technical consultation

The Council’s highways engineer and ecologist raised no objections, with biodiversity information and a habitat-bank condition required.

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

Officer report

Objections and concerns

Residents and Sadberge Parish Council raised concerns about precedent, countryside, conservation, habitat, green space, character and appearance.

“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.”

“It should be noted that one of the concerns raised by Sadberge Parish Council is that the proposal breaches planning control in terms of the original proposals by virtue of being a retrospective application. It should be noted that its status of being a retrospective application is not a consideration in the determination of the application.”

Officer report

Who spoke

The committee heard an objector and considered the parish council’s views, two objection letters, and the highways engineer and ecologist’s views.

The committee’s decision

The committee granted planning permission subject to compliance with the approved plans and submission of evidence purchasing 0.01 habitat 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