105-home regeneration scheme at Third Street, Horden, Peterlee

What was proposed

The hybrid application proposed demolishing existing buildings, building 53 full-approval homes and allowing up to 52 further homes in outline.

“The application proposes a ‘hybrid’ planning application comprising of a ‘detailed’, full planning application for 53 dwellings with associated works and an outline planning application for up to 52 dwellings (all matters reserved).”

“The detailed scheme is laid out to reflect the traditional street pattern, reflecting the contour- lines, but at a lesser density allowing for inclusion of private gardens, off-street parking and two areas of planned open space, the larger of which allows transit across the site on an east/west axis to the school entrance, both directly mirroring the existing between terrace paths, and allowing for an alternate graded parallel route for graded walking, wheeling and also…”

Officer report

The site and surroundings

The site covered previously developed land and open space within Horden’s numbered streets, surrounded by homes, a school and local facilities.

“The application site is formed of 2.8ha of previously developed land and open space within one of the residential terraced areas of Horden. Horden is a settlement distinct from but now attached to the eastern edge of Peterlee, with its own character and history. The village is situated close to the coast between Seaham and Hartlepool and is set slightly inland.”

“The village of Horden has a range of services and facilities including Cotsford Primary School, Horden Family Hub, the Salvation Army Church, St. Mary’s Church – a grade II listed building, a Care Home, Football Club, Cricket Club, The Welfare Park with playing pitches, café, bandstand and public art, a War Memorial Park with formal play equipment, a fitness centre, Horden Train Station, Horden Centennial Community Centre, Post Office, a Doctors Surgery, restaurants, take…”

Officer report

Earlier planning history

Earlier outline permissions for residential development were granted in 2004 and 2015.

“Planning ref: DM/15/02652/OUT - Outline application for the erection of eight residential dwellings (all matters reserved). Approved 21/10/2015.”

“Planning ref: 5/HIST/2004/1238 - Residential development (outline). Approved 29/10/2004.”

Officer report

What officers recommended

Officers recommended approval, subject to financial transfers and conditions, because the benefits of regeneration, housing and brownfield reuse outweighed the identified harms.

“The significant weight given to the positive aspects of the proposals, headlined by the qualitative rather than quantitive contribution to housing land supply, the environmental and social regeneration benefits, and the benefits of using brownfield land in promoting sustainable growth, in addition to other aspects attributed positive weight lead Officers to the conclusion that the proposals are in accordance with the Development Plan when it is read as a whole, and it…”

“Notwithstanding this, in the absence of a deliverable five-year housing land supply (currently estimated at 4.4 years), the tilted balance in paragraph 11.d. of the NPPF is also engaged, reducing the weight afforded to CDP Policy 6.”

Officer report

Who spoke

The local member, a resident, a representative of the applicant and council officers addressed the committee.

What members debated

Members debated the condition of existing homes, residents’ rehousing, local lettings, heritage, environmental effects and whether refurbishment should be considered.

“Councillor Wilkes was disappointed that the Council had failed to take advantage of an opportunity to purchase these properties for £1 in 2015 as this would have saved the Council millions and regenerated the area. He recommended a condition so that every new property was offered to people in the local area through local lettings policies.”

“The Planning Officer advised that preference and first options were being provided to residents and despite the passionate speech made by [name withheld], there were acknowledged social problems in the area. Part of process was that the scheme reflected the needs of the local community. The Housing Delivery Manager explained that as the houses were Council homes, the area could be covered by a Local Lettings Policy, which was a means to refine priority for affordable homes.”

Minutes

The committee’s decision

The committee approved the application subject to no relevant representation during the outstanding notification period, conditions and financial transfers.

“Subject to there being no representation from an owner or agricultural tenant under Article 33 1b) of the Town and Country Planning Development Management Procedure England Order 2015, within the outstanding relevant 21 day period.”

“That the application be APPROVED subject to there being no representation from an owner or agricultural tenant under Article 33 1b) of the Town and Country Planning Development Management Procedure England Order 2015, within the outstanding relevant 21 day period, the conditions outlined in the report, and the applicant making an internal transfer of the following amounts to the Council:”

Minutes