Four homes at Land North Of 10 Askham Row, Doddington

The site and surroundings

The site is a roughly 0.4-hectare agricultural field in the countryside, accessed by a single-track road without footways and bordered by hedgerow.

“The site lies in the countryside and is a roughly rectangular parcel of land currently is use as an agricultural field. The site has an area of approximately 0.4 hectares. The site is set behind the rear of 8 – 10 Askham Row which is a relatively modern row of detached dwellings fronting Benwick Road. The site can only be accessed via Hospital Road which is a single-track road with no footways running north off Benwick Road.”

“Benwick Road extends from the High Street/Doddington village centre in a westerly direction. There is development on both sides of Benwick Road up to Hermitage Gardens and beyond this the development becomes more sporadic, especially to the south of Benwick Road at this point and even more so on both sides of Benwick Road as one travels further west.”

Officer report

Earlier planning decisions

Permission in principle for up to three dwellings had been refused, while outline permission for up to three homes was later granted to the north.

“Reference Proposal Decision F/YR22/1243/PIP Residential development of up to 3 x dwellings (application for Permission in Principle) Refused…”

“Since the determination of the above application, land to the north of the application site as outlined in red has been granted outline planning permission for the construction of up to three dwellings under the terms of application F/YR23/0993/O.”

Officer report

Why officers recommended refusal

Officers considered the site detached from the village, harmful to the rural transition and inefficiently developed, contrary to development-plan and national policies.

“The proposal seeks Permission in Principle for residential development on land that lies outside and detached from the continuous built form of Doddington. The site forms an important transitional gap between the built-up extent of the village and the sporadic, rural pattern of development further north along Hospital Road.”

“The proposal would result in residential development on agricultural land that lies outside and detached from the continuous built form of Doddington. The site forms a transitional gap between the built-up area of the village and sporadic rural development further north along Hospital Road, contributing to the rural setting and character of this edge-of-settlement location.”

Officer report

What consultees and residents said

The parish council and four residents objected over countryside, access, hedgerow, biodiversity and other impacts; nine residents supported the proposal and highways raised no current objection.

“Object for the following reasons: - Site is an important gap and comprises countryside. - No overriding need for the development given 5YHLS position - Proposal would require substantial removal of hedgrerow and trees - Impact on Character and Appearance of the area - Unsafe highway and access conditions - Impact on biodiversity…”

“Four letters of objection from local residents on Benwick Road, have been received and are summarised below:”

Officer report

Who spoke

The agent argued that nearby approvals changed the area, the site was part of Doddington, and highway improvements could accompany later details.

What members debated

Members discussed nearby approvals, highway safety, passing places, speed reduction, the site’s relationship to the village and whether the area had materially changed.

“Members asked [name withheld] the following questions: • Councillor Mrs French stated that she is aware it is a planning in principle application and that [name withheld] has explained that the applicant would be prepared to contribute to the upgrade of passing places, however, she is concerned with regards to it being a 60mph area, which needs to be reduced and asked [name withheld] whether the applicant would consider applying for a speed reduction? [name withheld] confirmed that it is something that the…”

“Councillor Benney stated that he noticed on his site visit that there are bungalows being built down there and bungalows that have been built out already which are further out in the open countryside than this is and they have all been approved. He added that the application will bring with it some betterment on the road and Mega Plants is nearby who have received approval for a café and that means there will be more people using the area.”

Minutes

The committee vote

Councillor Marks proposed, Councillor Mrs French seconded, and members agreed to grant permission against the officer recommendation.

“Proposed by Councillor Marks, seconded by Councillor Mrs French and agreed that the application be GRANTED against the officer’s recommendation.”

Minutes

The decision and reasons

The committee did not support refusal because it considered recent approvals a material change and highway improvements and speed reduction beneficial.

“Members did not support the officer’s recommendation of refusal as they believe that there has been material change in the area due to the number of planning approvals which have been given in the last three years and that the proposed highway improvements as well as the speed reduction will bring benefit.”

Minutes