Up to 156 homes at Land North And West Of 3 Westerton Road, Coundon

What was proposed

The application sought outline permission for up to 156 homes, open space and access, with all other matters reserved.

“Proposal: Outline application for up to 156no. dwellings including areas of open space, with all matters reserved except access.”

Officer report

The site and its surroundings

The greenfield agricultural site covered 10.58 hectares north of Coundon, with two accesses, public footpaths, a culvert and sloping land.

“The site comprises 10.58 ha of greenfield site north of Coundon, currently in agricultural use, with two existing vehicular accesses taken from the highway Westerton Road to the east.”

“The site is bounded by - Westerton Road with adjacent housing to the east - Open agricultural fields to the north - Existing housing and the B6287 (Wharton Street) to the south; and - Large residential gardens and agricultural fields to the west…”

Officer report

The earlier refusal

A previous application was refused because landscape harm to Coundon’s character and setting was not outweighed by the development benefits.

“Application DM/23/01722/FPA was refused on the 12 th September 2025 by Planning Committee against officer recommendation for the following reason: “The development would result in an adverse impact on the character of the local landscape and setting of the settlement of Coundon, contrary to Policies 6, 10, 29 and 39 of the County Durham Plan and paragraphs 135 and 187 of the National Planning Policy Framework, which is not outweighed by the benefits of the development…”

Officer report

What officers recommended

Officers recommended approval because housing and affordable homes, biodiversity, open space and economic benefits outweighed the identified policy conflicts and landscape harm.

“Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning applications be determined in accordance with the development plan unless material considerations indicate otherwise. The application site is located outside the main settlement of Coundon, within the defined countryside, and is not allocated for housing in the CDP. Accordingly, Policy 6 of the CDP is relevant.”

“In this context, it is considered that identified harm would not significantly and demonstrably outweigh the benefits of the development, which includes:- • Significant social and economic benefits from delivering housing at a time where the Council cannot demonstrate a 5-year housing land supply • Significant social and economic benefits through the provision, of 26 affordable housing units (above policy requirements), including accessible bungalows to meet specific needs.”

Officer report

Who spoke

The local members, a residents’ representative and the applicant’s agent addressed the committee, followed by council officers answering questions.

The committee vote

A motion to refuse was proposed and seconded, with members stating that the scheme remained materially the same as the previously refused application.

“Councillor Schulman moved a motion to refuse application which was seconded by Councillor. They both considered that the application was the…”

“Councillor Stephenson confirmed that Members had been misinformed about the status of the culvert, although it had been refused on landscape harm and there was no change. He was confused that the same application had been submitted when the reason for refusal still in play.”

Minutes

The decision

The committee refused permission because the development would adversely affect Coundon’s local landscape and setting, and the benefits did not outweigh that harm.

“That the application be REFUSED for the following reason:”

“The development would result in an adverse impact on the character of the local landscape and setting of the settlement of Coundon, contrary to Policies 6, 10, 29 and 39 of the County Durham Plan and paragraphs 135 and 187 of the National Planning Policy Framework which was not outweighed by the benefits of the development.”

Minutes