Bridge and access road at West End, Bishopton, Stockton-on-Tees

What was proposed

Retrospective permission was sought for a bridge, fencing, a partial field change of use and an alternative domestic access route.

“DESCRIPTION: Construction of a bridge over Bishopton Beck with the installation of post and rail fencing with gates. Part change of use of existing field to allow formation of a road linking into the existing stable yard and field access, to provide alternative domestic access route to the dwelling (Retrospective Application)”

“Thi s document was cl as s ified as : OFFICIAL 2. Retrospective planning permission is sought for the construction of a vehicular bridge to connect the application site to the domestic garden and wider plot of West End. The application site was originally part of a field which allowed horses to stay and graze on the land. Therefore, a part change of use is required to facilitate the hardstanding for this connecting access route to the bridge.”

Officer report

The site and its setting

The site lies north of The Green beside Bishopton Beck, includes stables and field hardstanding, and is within the Bishopton Conservation Area.

“APPLICATION AND SITE DESCRIPTION 1. This application site relates to a segment of land located off ‘The Green’ main road. The application site sits North of this main road, and to the East is a beck, followed by the application site property of West End. To the East of this beck is also the residential neighbouring garden of 1 The Green. It should be noted that this garden is not directly attached to this neighbouring property of 1 The Green.”

“It should be noted that the field contains two existing stable buildings and hardstanding in association with the field use. The hardstanding for the stable area has been replaced to match the material of the new access road. The stable blocks and field are within the applicant’s ownership, with the horses stored on site belong to the applicant.”

Officer report

What officers recommended

Officers recommended approval subject to conditions after finding no unacceptable effects on character, ecology, amenity, highways or flood risk.

“MAIN PLANNING ISSUES 5. The main planning issues are whether the proposed retrospective works are acceptable in terms of their impact on: (a) Character (b) Ecology (c) Amenity (d) Highway Safety (e) Flood Risk (f) Residual Matters…”

“PLANNING POLICIES 6. The application has been considered in line with the National Planning Policy Framework (NPPF) and relevant policies of the Darlington Local Plan, which seek to ensure that new development: • Reflects the local environment and creates an individual sense of place with distinctive character (Policy DC1).”

Officer report

What consultees said

The Environment Agency, archaeology and highways consultees raised no objections overall, while the Parish Council objected to the proposed access and junction safety.

“RESULTS OF TECHNICAL CONSULTATION Environment Agency 7. Overall, no objections. Whilst it has been assessed that the bridge does not increase risk to others, the new bridge is considered unsuitable for emergency access/egress in the event of a flood. As noted in the Flood Risk Assessment, the applicant is in breach of Environmental Permitting Regulations 2016, and has been issued with a formal warning from the Environment Agency. A permit cannot be issued retrospectively.”

Officer report

What people said

Three properties objected over access, safety, flooding, ecology, privacy and other matters, while 20 properties supported the works and their claimed benefits.

“Main concerns: • Planning permission not obtained for driveway that has been installed within domestic curtilage. • Installation of hardstanding on field and domestic plot has eroded the natural green space for this area. • Impacts upon BNG • Errors on the planning application form • The applicant only has a right of way over the existing access, they do not own the existing access.”

“Main support reasons: • Bridge is of solid construction and in keeping with the area • The works have resulted in a visual and land management improvement to the field/ paddock. Previously the field was neglected, used as a ‘dumping ground’ and for ‘antisocial behaviour’. • The existing shared vehicular access has reduced visibility when leaving/ entering, creating a highway and pedestrian safety issue.”

Officer report

Who spoke

The committee heard from the agent and two objectors, alongside the submitted consultation views and consultee advice.

The committee’s decision

The committee granted planning permission subject to approved plans, biodiversity measures and upgrading the existing field access.

“Within a period of 3 months of the date of this decision, either a Biodiversity Enhancement Management Plan (BEMP) or Habitat Management and Maintenance Plan (HMMP), prepared in accordance with the submitted Biodiversity Net Gain Statement, shall be submitted to and approved in writing by the Local Planning Authority.”

“The existing field access shall be formed in a sealed bitmac surface material, between the carriageway edge and highway boundary, within not later than 3 months from the date of this hereby approved development. Works shall be completed in accordance with the details approved in writing by the Local Highway Authority, as part of an agreement granted under Section 184 of The Highways Act 1980.”

Minutes