70 homes at Land East Of Buckingham Terrace, Leeholme

What was proposed

The application sought 70 homes, including bungalows, family houses and seven affordable homes, with roads, parking, open space and drainage infrastructure.

“The application seeks full planning permission for the erection of 70 dwellings in the form of 8no. two bed bungalows, 3no. two bed semi-detached properties, 42no. three bed dwellings, and 17no. four bed dwellings across 10 house types. This includes the delivery of 7no. affordable homes in the form of 3no. two bed semi- detached properties and 4no. three bed semi-detached properties.”

Officer report

Why officers recommended approval

Officers considered the site accessible and policy-compliant overall, with housing and other benefits outweighing moderate harm from tree loss.

“Whether the development can be considered acceptable and compliant with Policy 40 overall depends on whether the benefits of the proposal would clearly outweigh the harm. In this regard, it is considered that the identified harm would not significantly and demonstrably outweigh the benefits of the development, which includes:- • Significant social and economic benefits from delivering housing on a site that was previously developed for housing, and at a time where the…”

Officer report

What consultees said

Consultees raised no objections subject to conditions and contributions, although the Tree Officer expressed concern about the loss of mature trees.

“Ecology Section – Raise no objections subject to conditions. Evidence has been provided that discharge from this development will be out with the Nutrient Neutrality catchment and this has been confirmed by Northumbrian Water. Therefore, it is advised that this would be sufficient. The Preliminary Ecological Appraisal produced by OS Ecology is considered sufficient to support the application and no further surveys are recommended.”

“Landscape Section (Arboriculture) – Advise that the submitted plans identify the need to remove a large number of mature trees, located on the north and south side of the southern half of the site, considering this likely to have a significant impact on local visual amenity of the area. Recommend that the trees are worthy of protection with a Tree Preservation Order (TPO).”

Officer report

What residents said

Most representations opposed the homes because of concerns about services, roads, flooding, contamination, trees, wildlife, open space and residential amenity.

“Infrastructure and Local Services • Local schools, doctors and dentists are already over capacity. • Power cuts are frequent, indicating existing strain on infrastructure. • Slow broadband speeds. • Poor public transport with infrequent and unreliable bus services. • There are no safe, direct footpaths of a suitable width to the village centre. • Lack of safe walking/cycling routes to schools and places of employment increases reliance on car journeys.”

“Environmental Issues • There is a history of flooding at the south of the site. • Consider SUDs likely to be ineffective. • Asbestos and carcinogenic materials may be released during construction, raising health concerns. • Trees proposed for removal are healthy and contribute to air quality and biodiversity. • Loss of green space used by children and dog walkers. • Impact on wildlife.”

Officer report

Who spoke

A councillor and the applicant’s agent spoke in support, while a local councillor and a resident spoke against the application.

The vote

Members voted on a proposal to follow the officer recommendation and approve the application.

“Councillor J Campbell was happy that the benefits outweighed the harm with any leftover issues dealt with. She was prepared to support the application and moved to go with officer recommendation to approve the application.”

“Councillor M Stead reiterated that it was private land and there was nothing to stop the landowner fencing the land off. Committee Members had to look at material planning considerations. He commented that £600,000 Section 106 monies for 70 houses was an exceptional contribution as was minded to approve the application.”

Minutes

The decision

The application was approved subject to the listed conditions and a Section 106 agreement securing affordable housing and financial contributions.

“That the application be APPROVED subject to the compilations of a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) to secure the following: • The provision of 10% affordable homes in the form of seven properties for Discounted Market Sale.”

“Financial contributions of £103,642 to go towards the provision of new and improvement of existing public open space within the Shildon and Dene Valley Electoral Division.”

Officer report