Three-unit retail warehouse at Dragon Lane, Durham

What was proposed

A large building would provide three retail units, car parking, servicing, access, landscaping and associated works.

“FULL APPLICATION DESCRIPTION: Erection of 1no. retail warehouse for up to 3 units (Class E) together with access and servicing arrangements, car parking, landscaping and associated work…”

Officer report

The site and surroundings

The vacant former factory site is beside Dragonville Retail Park, existing retail units, manufacturing premises and homes near the A181.

“The site forms part of the southern gateway into Dragonville Retail Park, with Dragon Lane to the west and the TK Maxx retail unit beyond, a recently constructed Home Bargains retail unit to the north, a large manufacturing building to the east, and four terraced dwellings to the south with the A181 beyond. The site benefits from an existing T-junction access at the southeastern corner onto the A181.”

“Whilst the site is at the southern edge of the Dragonville Retail Park, it is not allocated for either employment land or for retail uses. The land to the west of the site falls within the Sherburn Road / Dragonville District Centre, whilst the land to the east falls within the Dragonville protected employment land site, County Durham Plan reference EMP16.”

Officer report

Earlier permissions

Earlier permissions established substantial retail development, and a 2022 permission allowed the neighbouring Home Bargains store, which has been built.

“4/04/00423/RM, granting reserved matters consent for a retail development in July 2004.”

“DM/21/01297/FPA, granting full planning permission in March 2022 for “Erection of 1no. retail unit (Class E) with external display area, along with access and servicing arrangements, car parking, landscaping and associated works” at the land immediately north of the current application site. That retail unit has since been constructed and is now occupied as a Home Bargains.”

Officer report

Why officers supported it

Officers considered the site sustainable and previously developed, with acceptable retail, design, amenity, ecology, drainage and highway effects subject to controls.

“The proposal seeks to locate a single building comprising three retail units on a site which is in a sustainable location, within the built up area of Durham City. The site is Previously Developed Land, and benefits from a valid fallback position due to a previous outline consent for retail-led development which covers a wider parcel of land.”

“As discussed above, the site falls outside of a designated retail centre in the County Durham Plan, however the Spatial Policy officer has carefully considered the submitted justification for the proposal, and finds it acceptable. It is considered that the proposal is unlikely to lead to a significant adverse impact on the vitality and viability of Durham City Centre, or the Dragonville/Sherburn Road Centre, or the Arnison Centre.”

Officer report

What consultees said

The Highways Authority and other consultees raised no objection overall, while the parish council supported the scheme but raised traffic, safety and solar-panel concerns.

“Belmont Parish Council – Advise that while they are generally supportive of the development, reservations are raised linked to an increase in traffic and subsequent highway and pedestrian safety exacerbating existing problems. In terms of energy efficiency it is recommended that more roof mounted solar panels should be secured than those already proposed.”

“Highways Authority – Advise that they have no objection to this proposal.”

Officer report

Who spoke

The applicant’s representative supported approval and described the retail, economic, design and site benefits of the proposal.

Members’ discussion

Councillor Wilkes asked about future out-of-town development and city-centre impact, and officers said impacts would be assessed case by case.

“Councillor Wilkes highlighted the poor state of the site and his relief at the proposals. He referred to Policy 9 of the CDP and queried the point at which any further out of town development would be unacceptable due to the impact on the city centre. The Senior Planning Officer confirmed that any impact on the city centre would be considered on a case-by-case basis.”

Minutes

The committee vote

Councillor Wilkes moved approval and Councillor Bellingham seconded the motion.

“Councillor Wilkes moved a motion to approve the application, which was seconded by Councillor Bellingham.”

Minutes

The decision

The committee approved the application subject to the stated legal agreement and the conditions in the officer report.

“That the application be APPROVED subject to the completion of an agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) to secure the necessary Biodiversity Net Gain monitoring fees and the conditions outlined in the report.”

Minutes

Updated biodiversity controls

After publication, biodiversity conditions were added covering the gain plan, habitat management, and long-term maintenance and monitoring.

“The Senior Planning Officer advised that since publication of the Agenda, he had received confirmation that a legal agreement was not required to secure BNG as the proposed habitats were not significant in scale or in nature. There had therefore been amendments to include conditions relating to the following;”

“Biodiversity Gain Plan • Habitat Management and Monitoring Plan • Securing long term maintenance and monitoring over a 30 year period…”

Minutes