234 homes at High Farm Skippers Lane Middlesborough, Eston

The site and surroundings

The site was within development limits, surrounded by residential development on three sides, with open space and public rights of way nearby.

“The application relates to land at High Farm, Skippers Lane. The application site is located within the development limits. Existing residential development is located to the north, east and south of the application site. To the west of the site is open space which forms the boundary of Redcar and Cleveland with Middlesbrough Council. A Public Right of Way runs along the western boundary of the site with a footpath (known locally as the Black Path) to the east of the site.”

“Access to the site would be via Skippers Lane to the south and through the existing access road which serves the Keepmoat development to the south of the application site.”

Officer report

What officers recommended

Officers recommended approval after finding the location, design, amenity, highways, drainage, ecology and infrastructure impacts acceptable subject to conditions and contributions.

“The proposal would not have a significant adverse impact on neighbour amenity for existing and proposed occupiers. The scale and design is acceptable along with the mix of house types and the proposal would respect the character of the site and surroundings. The application, subject to conditions raises no issues in terms of contamination, nuisance, drainage and flood risk, ecology, BNG or nitrates. No issues are raised in respect of crime prevention or archaeology.”

“Contributions have been agreed in relation to school provision, spa, NHS, open space and leisure in order to provide capacity or enhancements to existing facilities. Subject to the S106 agreement and conditions the application raises no technical issues.”

Officer report

What consultees and residents said

Eighty-one objections raised concerns about traffic, safety, noise, privacy, services, open space, wildlife, drainage, crime and the scale of development.

“Strong objections • Influx in traffic • Skippers Lane is already at capacity • Increase in speeding vehicles on a residential street • Noise pollution • Issue in terms of highways safety • Reduction in quality of life • Skippers Lane is narrow and effectively single file traffic • Current traffic count is over 600 vehicle journeys per day • The new development will add an additional 700 journeys • Wider capacity issues at other junctions • Lack of access routes for…”

“The application is a 78% increase on those numbers • Layout of existing High Farm estate raises issues so to allow additional traffic through the estate is not a good idea • Do not need more houses • Too much housing in the area and no green space left • Object to building on green belt • Destruction of trees on the site • Loss of green wedge • BNG impacts…”

Officer report

Who spoke at the meeting

A supporter, a ward member and the agent addressed the committee, discussing the developer’s benefits, highway concerns, the housing allocation and sustainability.

What members debated

Members discussed education funding, drainage maintenance, nutrient credits, foul water, school places, the number of homes, access, flooding and infrastructure concerns.

“The Section 106 Agreement included a large contribution to education. How would this be used and would it be used in the localised schools? • Northumbrian Water were satisfied that they had the capacity to take the foul water and they had a statutory obligation to take rising foul water from any development with a written guarantee.”

“The issue remaining then was the surface water and any approval contained a condition in respect of maintenance but how would this be managed? Condition 8 sets out the requirement however was there any way it could be tightened to ensure enforcement; • Condition 10 referred to nutrient neutrality credits and understand encouraging no offset and remediation on site however, would welcome the opportunity for Natural England letting us know where the credits would be invested?…”

Minutes

The committee’s decision

Members resolved to grant planning permission subject to the listed Section 106 contributions and conditions, although no vote count was stated.

“Following the debate members resolved to grant Planning Permission subject to the following conditions:-”

“B. THAT ON COMPLETION OF THE AGREEMENT THE DIRECTOR EXERCISES DELEGATED AUTHORITY TO GRANT PLANNING PERMISSION SUBJECT TO THE FOLLOWING CONDITIONS AND REASONS;”

Minutes