14 bungalows and retail unit at Land To The South Of 28 Station Road, West Rainton

What was proposed

The application proposed 14 two-bedroom bungalows, including two affordable rent homes, and a 205-square-metre retail unit.

“The application seeks consent for 14 residential dwellings and a retail unit. All 14 dwellings would be 2-bedroom bungalows. 2 of the proposed dwellings would be affordable units, of Affordable Rent tenure.”

“The current application submits that the proposed housing offer would complement the previous secured market and affordable units on the adjacent residential development to the west and southwest, which is being developed by Banks Homes. Within that adjacent development are 30 affordable units which are a mix of two and three bedroom bungalows and houses; 23 of which are secured as affordable rent, 7 of which are secured as intermediate units.”

Officer report

The site and surroundings

The 0.62-hectare grassland site is surrounded by housing, includes a hedgerow and retaining wall, and lies within the settlement’s built-up area.

“The application site comprises an area of grass land measuring 0.62 hectares in area. The site features a slight gradient from the southeast corner down to the northwest corner. To the north lies Station Road with residential dwellings beyond, and to east lies Lambton View with residential dwellings beyond. Lambton View is set upon a higher level than the site, with a well-established hedgerow and a retaining wall located adjacent to the eastern site boundary.”

“The current site forms the area of the previously approved community hub. To the west and southwest of the current site lies the area benefitting consent for the 150 dwellings; that residential development is already well underway with a number of properties already built and occupied at the time of writing this report. That development is referred to as the Banks development in this report.”

Officer report

What officers recommended

Officers recommended approval because the site was sustainable, the hub was considered unviable, and the retail unit and homes provided benefits.

“The proposal would lead to the loss of a community hub; whilst planning permission has been granted, it is not yet been constructed. Officers note the current proposal’s inclusion of a small retail unit which would be used as a convenience store.”

“Given the proposed provision of the retail unit, it is considered that the relatively limited harm that would result in the loss of the previously approved community hub is outweighed by the submitted justification, along with the benefits of providing 14 bungalows and 2 affordable units in what is a sustainable location.”

Officer report

Consultation responses

Highways and other consultees raised no objections subject to conditions or obligations, and no letters of support or objection were received.

“Highways – Raise no objections. The Local Highway Authority was previously consulted on an application on this site for 20 dwellings. The current application seeks approval for 14 dwellings, and a retail unit in lieu of the 6 dwellings in the previous application. The same proposed highway layout as the 20 dwelling application is proposed here.”

“No letters of support and no letters in objection have been received.”

Officer report

Who spoke

The senior planning officer presented the application, a local member commented, and the applicant’s agent spoke in support.

What members debated

Members discussed the pending appeal, whether the hub was viable, parking, landscaping and how the proposal compared with earlier schemes.

“Councillor J Elmer asked, assuming the appeal against refusal of the 20 property application was successful and that Committee approved the application for 14 bungalows and retail unit today, which application would take primacy, or whether it would then be for the applicant to choose.”

“Councillor M Wilkes noted the 3,000 houses developed in the surrounding area had justified the inclusion of a small community hub in the first instance. He noted that this new application, including one retails unit, would likely be visited at all hours of the day and night, and he could see parking presenting an issue. He noted he could not see any difference, adding he felt the appeal was a red herring and that he could not see the appeal working.”

Minutes

The vote and decision

Members voted to approve the application subject to the stated conditions and Section 106 legal agreement.

“The Lawyer (Planning and Highways) noted that there was a motion for approval, proposed and seconded that would need to be voted upon first. He added that as Councillor M Range had joined the meeting after the majority of the presentation and speakers on the item it would therefore be difficult for him to participate in the vote on this item, however, he would be able to participate in relation to the other two applications on the agenda.”

“That the application be APPROVED, subject to the conditions and s106 Legal Agreement as set out within the report.”

Minutes