5 self-build homes at Sawmills Herrington Burn, Houghton-le-Spring

One home plus four self-build plots

The hybrid application sought full permission for 1 self-build dwelling and outline permission for 4 further self-build dwellings, with access, parking and landscaping.

“25/02605/HYB – Hybrid application comprising of full planning application for the erection of 1no. self build detached dwelling with associated access, parking and landscaping (plot 1) and outline planning application (with all matters reserved except access) for the erection of 4no. additional self build dwellings with indicative layout (Plots 2 3, 4 and 5) Sawmills, Herrington Burn, Houghton le Spring, DH4 7AH”

Minutes

Officers presented the key issues

Officers presented the report, advising the committee of the key issues to consider in determining the application.

“The Executive Director of Economy and Place submitted a report (copy circulated) in respect of the above matter.”

“The representative of the Executive Director of Economy and Place then presented the report advising the Committee of key issues to consider in determining the application.”

Minutes

Questions on working hours and conditions

A councillor questioned whether 7am was too early a start time for works near homes, and whether highway conditions should be met before occupation rather than after.

“Councillor Haswell referred to the timings for works to be undertaken set out in condition 7; he felt that 7am could be too early to start work given the proximity of other residential properties. The representative of the Executive Director of Economy and Place advised that these were standard timings.”

“Councillor Haswell then raised, in respect of conditions 10 to 12, that no property should by occupied until the submission of plans and queried whether this should not be that the work was undertaken prior to any property being undertaken. The representative of the Executive Director of Economy and Place advised that no property would be able to be occupied until after all of the requirements of the conditions relating to highways had been implemented.”

Minutes

The applicant's agent spoke in support

The agent said the scheme would replace a commercial site's noise and traffic with low density housing, with no objections from statutory consultees.

Site size exempted it from BNG

Officers confirmed the site measured below the 0.5 hectare threshold, exempting it from Biodiversity Net Gain requirements.

“Councillor Alder asked for clarification of the measurements and the representative of the Executive Director of Economy and Place advised that the figures had been double checked and that a conversion from acres to hectares had been carried out; the site was below the 0.5hectare level to allow for exemption from the Biodiversity Net Gain requirements.”

Minutes

Members minded to approve the scheme

Members agreed to be minded to approve the application, subject to draft conditions and a legal agreement justifying the Biodiversity Net Gain exemption.

“There being no further questions or comments from Members the Chairperson put the recommendation to the Committee and with all Members being in agreement it was:-”

“RESOLVED that Members be MINDED TO APPROVE the application, subject to the schedule of draft conditions and the completion of a legal agreement for the control of the custom self build of the proposal to justify the Biodiversity Net Gain exemption under the Biodiversity Gain Requirements (Exemptions) Regulations 2024.”

Minutes

Refusal if the agreement is not signed

If the legal agreement was not completed by the deadline, permission would be refused because there would be no mechanism to exempt the scheme from biodiversity net gain requirements.

“If the legal agreement is not completed by 29 th September 2026 then REFUSE planning permission for the reason below:”

“Reason: There does not exist a mechanism to permit the exemption from mandatory Biodiversity Net Gain requirements under Regulation 8 of the Biodiversity Gain Requirements (exemptions) Regulations 2024 and as such the proposed development would be contrary to Policy NE2 (biodiversity and geodiversity) of the adopted Core Strategy and Development Plan (2015 – 2033) as it does not address biodiversity net gain requirements.”

Minutes