130 homes at Burtree Garden Village Phase, Darlington

What was proposed

The application sought reserved matters approval for access, appearance, landscaping, layout and scale for 130 homes with associated infrastructure, parking and landscaping.

“DESCRIPTION: Application for reserved matters approval relating to access (secondary), appearance, landscaping, layout, and scale for the erection of 130 No. dwellings (Use Class C3) and associated infrastructure, parking and landscaping relating to Cells L, M and O within Burtree Garden Village (Phase 1) (hybrid planning permission 22/01342/FULE dated 31 January 2025) (Amended Description)”

Officer report

The site and layout

Cells L, M and O lie within Phase 1 of Burtree Garden Village and would contain 48, 44 and 38 homes respectively, accessed from the internal spine road.

“Application reference number 22/01342/FULE is a hybrid planning permission which is part detailed and part in outline. The detailed elements of that permission relate to the formation of the Burtree Garden Village Strategic Access Road from Rotary Way to Burtree Lane, internal links to future development and development cell access arrangements, parking, associated hard and soft landscaping, public open spaces, SUDS, drainage infrastructure (inclusive of pumping station)…”

“The three development cells are located within the southern section of the wider Garden Village allocation, and they would have access off the Burtree Garden Village Strategic Access Road (the spine road) which runs through the development linking Rotary Way to the south and Burtree Lane to the north. Cell O is the furthest north of the three cells, Cell M is located to the south and Cell L is positioned in the centre.”

Officer report

Planning background

The proposal followed hybrid permission for the wider village, an approved minor revision and an earlier reserved matters approval for 122 homes elsewhere in Phase 1.

“This document was classified as: OFFICIAL reserved matters application. Although the issues covered by some of the planning conditions are clearly interrelated to this proposal, the separate mechanism to agree the technical details subject of the other planning conditions is not for specific consideration as part of this reserved matters application.”

“A reserved matters application (25/00190/RM1) has been approved for the development of 122 dwellings within development cells E, G and P of Phase 1 of the Burtree Garden Village site. This development would be brought forward by Keepmoat Homes Limited, and the cells are located further to the north of this application site.”

Officer report

What officers recommended

Officers recommended approval because amendments improved the design, highway safety objections were absent, future residents’ amenities would be safeguarded and the scheme accorded with relevant policies.

“Following discussions with the Council and their design consultants, the proposed development has been amended and improved to accord with the design objectives and requirements of the Greater Faverdale Burtree Garden Village Design Code SPD, the Burtree Garden Village Masterplan and the Burtree Garden Village Design Vision Guide. There are no highway safety objections and amenities of the future occupants of the development would be appropriately safeguarded.”

“This document was classified as: OFFICIAL archaeology etc will be considered in detail as part of a separate discharge of condition process. However, this reserved maters submission accords with the appropriate local development plan policies.”

Officer report

Consultation responses

Technical consultees, statutory bodies and Whessoe Parish Council raised no objections, while Homes England later acknowledged significant design progress but raised detailed boundary and easement points.

“Whessoe Parish Council have raised no objections to the proposed development.”

“Following the submission of the amended plans in February 2026, Homes England has submitted a further comment acknowledging that design process had significantly progressed from the original submission in terms of compliance with the Design Code SPD. They have further commented on the boundary treatment proposals for Plots 1 to 4 and Plots 17 – 20 along with highlighting that the dwelling on Plot 68 appears to encroach an easement for overhead lines.”

Officer report

Public comments

One comment raised concerns about greenspace, public rights of way, traffic congestion, noise and infrastructure, while officers considered these matters related to the wider permission.

“One comment has been received which raised concerns over issues such as loss of greenspace, impact on public rights of way, traffic congestion, noise levels and infrastructure that were material planning considerations for the hybrid planning application rather than this reserved matters submission.”

Officer report

Who spoke

The committee heard the applicant when considering the application.

The committee decision

The committee granted approval subject to conditions requiring compliance with approved plans and further approval for Plot 68 if the overhead powerlines are not grounded.

“This document was classified as: OFFICIAL • Drawing Number HBE2020-011-SST Rev B Safe Routes to School • Drawing Number HBE2020-011-BBL Rev G Bat and Bird Box Location • Drawing Number HBE2020-011-POS Rev F POS/MC Plan • Drawing Number HBE2020-011-MF Rev M Materials Finish Layout • Drawing Number 415.065301.00001-ARB-D-001 Rev A Tree Protection Plan • Drawing Number 415.065301.00001-ARB-D-001 Rev A Tree Protection Plan • Drawing Number DRL-GD-001 Rev B Single Garage Design • …”

“Notwithstanding the details shown on the approved plans and in the event of overhead powerlines not being grounded, no dwelling shall be constructed on Plot 68 until the precise details of dwelling, including house type, materials and position within the Plot have been submitted to and approved in writing by the Local Planning Authority and the development shall not be carried out otherwise than in complete accordance with the approved details.”

Minutes