26 homes at Land To The West Of Fulforth Way, Sacriston

The site and surroundings

The grassed field lies at Sacriston’s northwestern edge, beside homes, an industrial estate, a car yard, woodland and public rights of way.

“The site comprises a grassed field measuring 2.18 hectares (ha) in area. The site is located at the northwestern edge of the settlement of Sacriston. To the north of the site is an adopted highway known as Lingey Close, with a tree belt beyond and an industrial estate further beyond. The industrial estate comprises a number of units including car repair premises. To the northwest of the site is an automobile dismantling/scrap premises.”

“The site is currently a grassed field, however it is fenced off and is not public open space. The site was previously associated with the Sacriston/Carelaw Colliery, located to the immediate west in the area now covered by the woodland belt. The Colliery operated from 1839 til 1985.”

Officer report

What officers recommended

Officers recommended approval because the site was well related to Sacriston, housing need was significant, and the adverse impacts did not outweigh the benefits.

“The site is located in the countryside, and is not allocated for housing in the County Durham Plan, though the site is considered to be well related to the settlement in both a physical and a visual sense. The principle of developing the site for housing is therefore supported in accordance with Policies 6, 10 and 21 of the County Durham Plan.”

“In accordance with paragraph 11(d) of the NPPF, given the absence of a five-year housing land supply, the identified adverse impacts do not significantly and demonstrably outweigh the benefits of the proposed development. In this context, the NPPF, as a material planning consideration, is considered sufficient to outweigh the identified conflict with the development plan.”

Officer report

Consultees’ views

Highways, drainage, ecology, the Coal Authority and other consultees raised no objections subject to conditions, while education and health bodies identified contribution needs.

“Coal Authority – No objection subject to recommended conditions.”

“Ecology – Raise no objection. The Ecology officer raises no objection subject to standard conditions to secure Biodiversity Net Gain measures and conditions relating to protected species mitigation measures.”

Officer report

Objections and support

Seven objections cited traffic, construction impacts, neighbouring amenity, land stability, flooding, local services and antisocial behaviour; no support letters were received.

“Increase in traffic • Noise, dust and light impacts during construction period • Proximity to existing dwellings and subsequent impact on amenity of neighbours through overbearing, overlooking, loss of light, and loss of outlook • Instability, ground gas, and land contamination concerns given the site’s association with historic coal mining • Capacity of buses • Capacity of schools • Capacity of GP surgeries • Capacity of dentist surgeries • Flood risk • Increase in…”

Officer report

Who spoke

Councillor Robson spoke as local member, the applicant’s land director supported approval, and officers answered questions about noise and ground safety.

The committee’s decision

The committee approved the application in line with the officer recommendation, including the listed conditions and an added highway improvement condition.

“It was clarified that the condition seeks to secure further details of off-site highway improvements, in the interest of highway safety. The condition seeks to secure the approval of these details by Highway Officers prior to the first dwelling being occupied. This was added in the interest of highway safety, in accordance with Policies 6, 10 and 21 of the County Durham Plan and Part 9 of the National Planning Policy Framework.”

“Councillor Bell referred to the area of land that was not to be used for residential purposes (outlined in blue on the plan) and enquired if there would be a landscaped buffer or planted screening between residential and commercial areas or utilised as a recreational area as this could ensure it was not targeted by anti-social behaviour. He summarised that after hearing the case presented he seconded the application.”

Minutes