The Cyrenians, the Fells, Plawsworth

Planning Services COMMITTEE REPORT

APPLICATION DETAILS

APPLICATION NO: 2/12/00289 Demolition of existing residential accommodation for 45 bed space hostel and development of new three tier FULL APPLICATION DESCRIPTION : residential accommodation to provide 45 bed space hostel. NAME OF APPLICANT : Ms Alex Winter, The Cyrenians The Cyrenians The Fells Plawsworth ADDRESS : Chester-le-Street Durham DH2 3NL ELECTORAL DIVISION : Sacriston Steve France Senior Planning Officer CASE OFFICER : Telephone: 0191 3872263 [email protected]

DESCRIPTION OF THE SITE AND PROPOSALS

Site Description

1. The complex of buildings occupied by the Cyrenians was constructed initially as accommodation for ‘Bevin Boys’ in the 1940s, thereafter being shown as a Police Training Centre until the 1970’s whereafter the Ordnance Survey show the site as a ‘Reception Centre’. The site is run by ‘The Cyrenians’ who support homeless people, helping them ‘move forward with lives and change their future’.

2. The site is adjacent the A167 dual carriageway, accessed from the northbound roadway. A small mainly commercial complex of buildings to the south includes a petrol filling station, car sales and a garage workshop along with a residential bungalow. Otherwise the site is surrounded by countryside. On the facing side of the A167, accessed by a small spur road are modern two storey detached dwellings, which are unusually included within the Plawsworth Conservation Area, and which first show on the 1980 plan. The application site is not in the Conservation Area.

3. The site itself rises gently away from the dual carriageway, and is currently occupied by a mixed complex of generally low level buildings of various ages, one and two storeys in height. Boundaries feature mature hedging, giving a particularly high level of screening from the roadside boundary. A Multi Use Games Are (MUGA) has recently been approved and erected at the front of the site. The rear of the site is undeveloped. The site is within the North Durham Green Belt.

Proposed Development

4. The application proposes removal of 45 bedrooms of accommodation, and replacement with the same number. The area of the site to be developed is accessed via a two storey office block with a modern reception area, adjacent an ‘abstinence house’, which with the office block have the appearance of local-authority built housing. These buildings are to remain.

5. To the rear of this are 10no. four and five bed bungalows, of prefabricated panelled construction with concrete tile roofs. There is a Nissan style storage building, a large flat roofed workshop/laundry/snooker room, and two rows of single storey bedsit buildings. Following a structural survey, the bungalows and bedsits were found to be in poor condition. The layout of the site does not suit the Cyrenian’s change programme for residents, so with the exception of the abstinence house and the adjacent bungalow, the accommodation on the site, and the Nissan hut are proposed demolished to enable redevelopment. Put simply, the buildings towards the front (east) of the site are to be retained, with those furthest from the road removed and replaced with three types of single storey residential accommodation. Each of the types of accommodation represents a different stage of care provided by the applicant.

6. The application is reported to Committee as this is classed as a major development.

PLANNING HISTORY

7. The most recent planning history, in 2011, relates to the erection of a flood-lit Multi- Use Games Area (MUGA) on the roadside part of the site.

8. In 2010, committee approved demolition and replacement of existing dining building, including new gym and activity room, erection of new reception extension to offices, and improvements to access.

9. Previously in 2000 two buildings were altered to form a 12.bed unit with a new 8.bed unit added.

PLANNING POLICY

NATIONAL POLICY

10. In March 2012 the Government consolidated all planning policy statements, circulars and guidance into a single policy statement, termed the draft National Planning Policy Framework (NPPF). The overriding message from the Framework is that planning authorities should plan positively for new development, and approve all individual proposals wherever possible. It defines the role of planning in achieving sustainable development under three topic headings – economic, social and environmental, each mutually dependant. There is a presumption in favour of sustainable development. It requires local planning authorities to approach development management decisions positively, utilising twelve ‘core principles’ that should underpin both plan-making and decision taking, these being; empowering local people to shape their surroundings, proactively drive and support economic development, ensure a high standard of design, respect existing roles and character, support a low carbon future, conserve the natural environment, encourage re-use of previously developed land, promote mixed use developments, conserve heritage assets, manage future patterns of growth and take account of and support local strategies relating to health, social and cultural well- being.

11. NPPF Part 6 – Delivering a wide choice of high quality homes. Housing applications should be considered in the context of a presumption in favour of sustainable development. Local Planning Authorities should seek to deliver a wide choice of high quality homes, widen opportunities for home ownership and create inclusive and mixed communities. Policies should be put in place to resist the inappropriate development of residential of residential gardens where development would cause harm to the local area.

12. NPPF Part 7 – Requiring Good Design. The Government attaches great importance to the design of the built environment, with good design a key aspect of sustainable development, indivisible from good planning. Planning policies and decisions must aim to ensure developments; function well and add to the overall quality of an area over the lifetime of the development, establish a strong sense of place, create and sustain an appropriate mix of uses, respond to local character and history, create safe and accessible environments and be visually attractive.

13. NPPF Part 8 – Promoting Healthy Communities – the planning system is considered to have an important role in facilitating social interaction and creating healthy, inclusive communities, delivering social recreational and cultural facilities and services to meet community needs. Access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities.

14. NPPF Part 9 – Green Belts. The five purposes of Green Belt land are set out thus; to check unrestricted urban sprawl, to prevent towns coalescing, to safeguard the countryside from encroachment, to preserve the setting and character of historic towns and to assist urban regeneration. Planning Authorities are required to ensure substantial weight is given to any harm to the Green Belt, with ‘very special circumstances’ required to over-ride Green belt policies.

15. NPPF Part 12 – Conserving and Enhancing the Historic Environment . Working from Local Plans that set out a positive strategy for the conservation and enjoyment of the historic environment, Local Planning Authorities should require applicants to describe the significance of the heritage asset affected to allow an understanding of the impact of a proposal on it’s significance. In determining applications LPAs should take account of; the desirability of sustaining and enhancing the significance of the asset and putting them to viable uses consistent with their conservation, the positive contribution conservation of heritage assets can make to sustainable communities and economic viability, and the desirability of new development making a positive contribution to local character. Opportunities for new development within Conservation Areas that enhance or better reveal their significance should be treated favourably, acknowledging that not all elements of a Conservation Area contribute to its significance.

REGIONAL PLANNING POLICY

16. The North East of England Plan - Regional Spatial Strategy to 2021 (RSS) July 2008, sets out the broad spatial development strategy for the North East region for the period of 2004 to 2021. The RSS sets out the region's housing provision and the priorities in economic development, retail growth, transport investment, the environment, minerals and waste treatment and disposal. Some policies have an end date of 2021 but the overall vision, strategy, and general policies will guide development over a longer timescale.

17. In July 2010 the Local Government Secretary signalled his intention to revoke Regional Spatial Strategies with immediate effect, and that this was to be treated as a material consideration in subsequent planning decisions. This was successfully challenged in the High Court in November 2010, thus for the moment reinstating the RSS. However, it remains the Government’s intention to abolish Regional Spatial Strategies when Orders have been made under section 109 of the Localism Act 2011, an d weight can now be attached to this intention. The following policies are considered relevant.

18. Policy 4 – Sequential Approach to Development – Requires a sequential approach to development giving priority to previously developed sites in sustainable locations.

19. Policy 11 - Rural Areas - proposals should support development of a vibrant rural economy whilst protecting the Region’s environmental assets from inappropriate development. 20 . Policy 24 - Delivering Sustainable Communities - all development within the Region should be designed and located to deliver sustainable communities. Proposals should assess the suitability of land for development and the contribution that can be made by design in relation to 16 detailed criteria, including concentrating development in urban locations, reducing need to travel, proximity to infrastructure, health and well-being, biodiversity and crime prevention/community safety. 21 . Policy 30 – Improving Inclusivity and Affordability (including affordable housing provision and provision of Gypsy and Traveller sites within the North East based upon up to date evidence base and development plan policies). 22. Policy 31 - Landscape Character states planning proposals should sustain nationally, regionally and locally valued landscapes, having regard to landscape character assessments and local landscape designations, recognising the role character based planning tools such as Village Design Statements can play in promoting high quality development that respects local character and distinctiveness.

LOCAL PLAN POLICY :

23. Policy NE4 – Appropriate development in the Green Belt - seeks to control appropriate development in the Green Belt, restricting the construction of new buildings to; agricultural and forestry uses, sport, recreation and other uses that preserve Green Belt openness, proposals for the limited extension, alteration or replacement of existing dwellings, the reuse or conversion of existing buildings and mineral extraction.

24 . Policy NE5 – New Dwellings in the Green Belt – There is a presumption against the construction of new dwellings in the Green Belt

25 . Policy NE6 – Development affecting the Visual Amenity of the Green Belt – Development within or conspicuous from the Green Belt will not be granted where the proposal by virtue of its scale, siting, materials or design is detrimental to the visual amenity of such.

26. Policy BE4 – Development in Conservation Areas – new development in or adjacent Conservation Areas must; respect the character of the area, must not generate excessive traffic and must not affect its setting. 27. Policy HP17 – Residential Institutions and Hotels – sets out that within settlement limits hotels and homes providing group accommodation for people in need of care will only be permitted where; well served by transport and shopping/community facilities, where it does not result in changes to the character and appearance of existing buildings, where amenity space is provided for the amenity of residents within the site, with new-build, where it is appropriate in scale, character and appearance to the surrounding area.

28. Policy T15 - Highways Access and Safety considerations in Design – requires safe access to the site, adequate access to public transport and turning and manoeuvring for service vehicles within the site.

policies considered most relevant in the Development Plan the full text, criteria, and justifications of each may be accessed at http://www.cartoplus.co.uk/durham/text/00cont.htm .

CONSULTATION AND PUBLICITY RESPONSES

STATUTORY RESPONSES :

29. The County Council’s Highway’s Engineers have confirmed no objection to the scheme.

20. The Coal Authority confirm the site as in their area of standing advice.

INTERNAL CONSULTEE RESPONSES :

31. The County Ecologist notes that any permission will need a condition that states that work that directly or indirectly impacts on the building with the known bat roost will not commence until a Natural England Development licence has been granted. It is noted that further survey work may be needed to support such an application. Furthermore, the Bat Method Statement for Contractors included in the appendices will also need to be conditioned.

32. The Council’s Sustainability Officer asks that as a minimum 10% of the predicted energy demands of the development be provided through low-carbon technologies.

33. The County Archaeologist notes the interesting history of the site, both socially and in terms of the layout and asks for a monitoring condition.

PUBLIC RESPONSES :

34. Neighbours have been consulted, a site notice posted and the development advertised in the press. Four local households have written to object. They state that the development will be detrimental to the character of Plawsworth Village, have a detrimental impact on local residences both physically and socially and develop a site that is unsuitable for the intended service, with the operation and control of service users a concern. Objectors question whether the nature of the service provided on the site, and therefore its use has changed, and ask the Council to investigate the use. They also comment on the timing of the application over the Christmas period.

35. In terms of character, residents note that the site is within the designated Green Belt and is ‘flanked’ by a Conservation Area and Local Nature Reserve. Acknowledging the proposals are replacement buildings, the materials suggested are considered visually intrusive, with recent developments on the site already having a negative visual effect on the village, with the reception area ‘clearly standing out’, and ‘high intensity lighting’ spoiling the countryside location. The deciduous hedge at the front of the site is considered to leave the site fully visible for six months of the year.

36. For residential impact, the correspondents claim a dramatic impact from the existing use of anti-social behaviour. Several buildings on the existing site are stated as uninhabitable, so the proposals are seen as an intensification of use that is beyond the control of the operator. Lighting of the site, in addition to that implemented on the MUGA and the buildings around the entrance to the site is a concern. The lighting at a security level, rather than of residential appearance, and the amount, type, intensity and hours of operation intrude on the residential amenity of the dwellings opposite – the further implications of the scheme is a concern.

37. The potential for the development tobe viewed as setting a precedent for residential development in the Green Belt has been raised.

38. It is contended that the site was agreed as unsuitable for its use at a meeting in 2010, and the investment of ‘public funding’ is therefore inappropriate and should be investigated.

39. The development is contended to devalue residential property, and to detrimentally affect views. Residents think the monies proposed spent on the scheme ‘could be better spent on improvements for the general public’.

40. Kimblesworth and Plawsworth Parish Council object to the proposals as ‘overdevelopment’ as non-residential drug-users are brought to the site for treatment. They complain of a lack of time to consider the application.

41. A letter of support has been received from a resident of Nettlesworth who notes that the applicants have met and addressed management issues raised by residents. The current buildings are barely habitable and the proposals will improve both management and living conditions. The facility improves the life chances of residents – the application can only improve the site and its facilities.

APPLICANTS STATEMENT :

42. The applicants summarise the history of both the site, and the nature of the operation of the applicants, tackling homelessness to increase the number of people who move on positively from a hostel to a job or training and to a settled home. Approval has already been granted to provide a new wing, a modern reception and an external games area that provide a physical and visual link between staff and service users. The Cyrenians three ‘tiers’ of care are reflected in the proposed three ‘tiers’ of accommodation type. 24 hour staff cover is provided on a rota basis, with a minimum of three staff present during the day, two at night, with a further specialist treatment worker proposed following the development to compliment current staffing levels, the forms stating 17no. as the staffing level. Each ‘tier’ of development has been designed to meet the specific needs of the Cyrenian’s ‘service model’, from close monitored initial accommodation to independent living and privacy. The massing and rooflines proposed reflect the landform, reflect rural quality and appear non-institutional. A consistent palette of materials is proposed across the site utilising cladding, brickwork and tiles or slates.

43. A series of well attended consultation exercises have been undertaken including service users, staff, partner organisations and the local community, with the feedback very positive

The above represents a summary of the comments received on this application. The full written text is available for inspection on the application file which can be viewed at http://planning- cls.durham.gov.uk/publicaccess/tdc/DcApplication/application_detailview.aspx?caseno=ME3T0CEQ2L000

PLANNING CONSIDERATIONS AND ASSESSMENT

44. Having regard to the requirements of Section 38(6) of the Planning and Compulsory Purchase Act 2004 the relevant Development Plan policies, relevant guidance and all other material planning considerations, including representations received, it is considered that the main planning issues in this instance relate to the principle of development in terms of the Green Belt location, its Scale and Character, on Residential Amenity the, and Ecology Issues.

45. The application is for a replacement development, removing 45 existing bedrooms and replacing them in a different format with 45 bedrooms. The planning application considers the effects of the revised form of the development on the site, the surroundings and the neighbours. The use of the land, and the potential level of use is unaffected. Therefore the use of the site will not be intensified and the impact of the development will not be greater than the existing. The site is however within the North Durham Green Belt, a matter of basic principle. This issue will be addressed first.

The Green Belt

46. The site is within the North Durham Green Belt designation, where there is a presumption against new development. There are however exceptions to this, including the replacement of existing dwellings, subject to the policies of the Housing section of the Local Plan designed to ensure an appropriate form of development. Officers do not consider that the proposals compromise the five purposes of Green Belt land defined in the NPPF; to check unrestricted urban sprawl, to prevent towns coalescing, to safeguard the countryside from encroachment, to preserve the setting and character of historic towns and to assist urban regeneration, and do not ‘harm’ its openness.

47. Exceptions to the presumption against development include ‘the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces’;The proposals are accepted as a direct replacement for the existing facilities, and it is therefore considered that no ‘departure’ is considered involved. Policies NE4, NE5 and NE6 have been assessed along with the NPPF, with the proposals considered compliant. With each development assessed on its own merits, and required to be assessed against the Green Belt justifications and tests, the proposals are no considered to represent any form of precedent that could be used to develop open land on adjacent sites, or near the village, which is a concern of local residents.

Scale and Character

48. The majority of existing buildings on the site are a tired representation of the various stages of its development, but because of matured screen hedging on the main public elevation, facing the A167, the low lying nature of the majority of the buildings, and visual association with adjacent commercial uses, they are unobtrusive in most views. The majority of the structures proposed demolished are of modern construction representing neither a tangible heritage asset nor a positive visual feature. The Nissan hut proposed removed appears to have been reskinned on the original framework. A condition is proposed to monitor any elements of historic interest on the site. The only other element to the buildings removal requiring detailed consideration relates to their occupation by bats which will be considered later.

49. The replacement buildings are three single storey, each with a different layout and location, but each using a common architectural vocabulary and materials palette. The different building types, their layout and setting represent the three stages and levels of care. From outside the new development will have a consistent appearance, the use of bricks and tiles giving consistent appearance with the existing two storey buildings at the front of the site. To this end Officers consider the proposals will blend in well with the existing buildings and will be compliant with the requirements of Policies HP17 and EN6 where they seek to ensure appropriate design, scale and character, generally and for new development in the Green Belt.

Effect on Residential Amenity

50. The objection from the facing objector describes the proposed development as fully visible for six months of the year, and in using different materials to existing buildings on the site, to have a negative affect on the flanking Conservation Area. Officers would contend that there is no effect on the Conservation Area and the Village in terms of physical relationships. The new development, albeit on gently rising ground, is not at the front of the site, but is set behind existing structures, the larger parts of the proposals set behind the larger – two storey - existing buildings, around 40m from the front of the site. Whilst the hedge on the A167 boundary is deciduous, it is tall and dense, including species such as beech that retain their leaves. It provides a good screen throughout the year. The site itself is then separated from the facing residential properties over a further distance of around 35m which includes two grassed pedestrian verges, the four lanes of the A167 dual carriageway with central reservation, and the private access road of Darley Court which includes a grassed verge, fence and hedging. If gardens of 10m in length are included, the development is 80m/90m from the facing dwellings with built development, natural screening and a major transport artery in between. Daley Court is a modern addition to the village, only appearing on the 1980 Ordnance Survey Map, with little historical association with the settlement. The development is considered to have no effect on the Conservation Area and Policy BE4 is not compromised. The physical presence of the scheme proposed is likewise considered to have no effect on the existing dwellings in Plawsworth, in terms of privacy or amenity.

51. It is likewise hard to see how it could be argued that the view from facing residential properties will be detrimentally affected – members will be aware that any perceived loss of view, or devaluation of property is given minimal weight in the planning process.

52. Objectors have introduced a second element of detrimental effect on residential amenity from the use of the site, citing a ‘significant increase in crime, drug abuse, alcohol abuse and general anti-social behaviour’ from the Cyrenian’s operation. Arguing that ‘several of the buildings are currently uninhabitable’ the development is seen as increasing social problems. The alleged underuse of the site is not considered a viable argument – renovation could bring underused existing buildings into use without recourse to the planning system. Rebuilding the accommodation to make it modern and fit for purpose can only lessen issues from its underuse. There is both generous formal and informal amenity space available within the site, and the scheme provides for amenity areas specific and appropriate to the various types of accommodation proposed, compliant with Policy HP17. With both the basic use of the site and the intended capacity of the site accommodation unaffected by this planning application, it is recommended that there is no negative effect on residential amenity. Whilst the application for a floodlit MUGA has concentrated neighbouring residents concerns on the issue of the lighting of the site, the special requirements of the residential use do potentially lead to unusual lighting requirements. To address this issue, a condition to agree the specifics of the height, type, position, angle and operation of all external lighting supporting the residential units is proposed attached to any approval.

Highways

53. The site has vehicular access from the northbound carriageway of the A167, and is within 300m of bus stops north to Chester le Street and south to Durham. Objectors contend that the Cyrenians and Social Services have ‘openly acknowledged’ at a public meeting that the site is not suitable because of its rural location. There are obvious advantages and disadvantages to the rural location of a potentially contentious neighbour use. There are however some basic facilities in the vicinity, and it is again noted that the facility already exists – the principle of the location in highways terms has already been accepted. In terms of basic safety and capacity Highways Engineers have confirmed no objection. The highways implications of the general location are considered acceptable, and accepted, in line with Policies HP17 and T15.

Ecology

54. The Bat Survey Report submitted by the applicants in support of their application has been inspected by the County Ecologist and is considered fit for purpose. The survey has identified the presence of the protected species on site in the form of a small non- breeding pipistrelle day roost and therefore the Council must apply three ‘derogation tests’, as set out in the Habitat Regulations. These tests involve; “preserving public health or public safety or other imperative reasons of overriding public interest including those of a social or economic nature and beneficial consequences of primary importance for the environment”; that there must be “no satisfactory alternative”; and the action authorised “will not be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in their natural range. The tests do not replace the need for the developer to apply for a licence from Natural England, but likewise, the fact that a licence will be required for the works does not absolve the Council as Local Planning Authority from fully considering the implications of the scheme to a protected species, and the likelihood of a licence being granted.

55. The three tests are applied proportionately; therefore the justification required increases with the severity of the impact on the species or population concerned. The submitted report for development site concludes it supports a small non-breeding common pipistrelle roost use by either individual or small numbers of bats. The buildings on site are not considered suitable for ‘void roosting’ species because of the nature of the structures, and is not attractive for hibernation or maternity roosts due likewise to a lack of roosting opportunities.

56. Natural England advise that as regards Imperative Reasons of Overriding Public Interest (IROPI) the European Court of Justice has not as yet given a clear indication for the interpretation of this specific concept in relation to species protected under Annex IV of the Habitats Directive. Therefore, when considering ‘imperative reasons of overriding public interest’, including those of a social and economic nature’ the decision maker must take into account whether the activities/ developments are required to meet or provide a contribution to meeting a specific need such as: the requirement to maintain the nation’s health, safety, education, environment (sustainable development, green energy, green transport); complying with planning policies and guidance at a national, regional and local level; or, requirements for economic or social development (Nationally Significant Infrastructure Projects, employment, regeneration, mineral extraction, housing, pipelines, .etc.). In other words the development proposal must contribute to meeting an imperative public interest, and that interest must be sufficient to override the protection of, and any potential impact on, the protected species concerned. In this instance the opportunity to upgrade and modernise the service and facilities of the ‘biggest direct access project within County Durham’ is accepted as in line with these requirements.

57. Again, in considering that there is no satisfactory alternative to the works the Council must assess whether there are alternative, and whether doing nothing is an option. That the existing buildings are in poor condition is a consideration. Even if the higher rear part of the site was developed in tandem with the existing, their removal would be likely. Noting the level of bat occupation on site, and again factoring this in proportionate to the effect on the development, this derogation test is considered met. The mitigation measures proposed have been given due weight in accepting the applicant has demonstrated that they have taken reasonable steps to minimise the impacts of a development on the protected species, and met the second derogation test.

58. As regards the final test, which relates to the Favourable Conservation Status of the species involved, both the proposed working methods and the mitigation measures proposed are considered to meet the requirements.

59. In assessing any application directly affecting protected species, the Council must show it has had due regard to; Habitats and Species Regulations 2010, Habitats Directive (92/43/EEC), Circular 06/05 “Biodiversity and Geological Conservation – Statutory Obligations and their impact within the Planning System”, Circular 2/2002 New Guidance for Local Planning Authorities on European Protected Species and Changes in Licensing Procedures, the EU Guidance Document on the protection of animal species: February 2007, Managing Natura 2000, EU Guidance Document on Hunting under Council Directive 79/409/EEC on the conservation of wild birds (Chapter 3) and The Report of the Article 12 Working Group under the Habitats Committee “Contribution to the interpretation of the strict protection of species (Habitats Directive article 12)”. The above assessment of the relevant tests is considered to meet this requirement.

60. The site is within a 500m ‘buffer’ of a habitat (pond) that would be attractive to newts – another protected species. This habitat is however to the east of the A167 which is considered an impenetrable barrier to the site for this species.

61. Finally on the topic of ecology, objectors contend the site is flanked by a Local Nature reserve. A search of the Councils GIS mapping system shows no Local Nature Reserve, Local Wildlife Site, National Nature Reserve, Woodland Trust Site or Site of Special Scientific Interest in the vicinity.

Other Issues

62. The Coal Authority have confirmed their standing advice applies as the site is not in an area with historical records of shallow mine workings.

63. With no response from the developer to the County Sustainability Officer’s requirements for the development to achieve a minimum 10% of the predicted energy demands of the development be provided through low-carbon technologies, a standard condition to ensure this is proposed.

64. The fact that the operation is established is argued to remove the potential to discuss the principle of the use, with any efforts villagers are making to question the Charity’s funding streams not relevant to consideration of the planning application. Neighbouring residents request that the Planning Section investigate whether the use has evolved with the alleged addition of day care and treatment in the buildings unaffected by this proposal will be investigated separately to the current proposals

CONCLUSION

65. The application proposes physical alteration within a site that already operates a specialist use with a replacement facility with no net increase in the number of residents . The proposed demolition of existing buildings and replacement with new structures will improve and modernise the service offered by the applicants, and will benefit the site visually.

66. Along with existing mature screening, the existing buildings on the public elevation of the site remain, to minimise any visual impact of the works. The facing residential properties are separated from the site by a dual carriageway with footpath verges at each side, further fencing/hedging and a private access road. These modern buildings are included in a Conservation Area. The building works will have little to no impact on the dwellings or the Conservation Area.

66. Local residents arguments to question the use of the site, existing perceived problems and the funding of the proposals are not considered within the remit of the current application.

67. Requirements to satisfy ecology and sustainable energy implications are capable of being addressed by condition. A need for a licence from Natural England will be noted on an informative attached to any approval.

68. The New Planning Framework defines sustainable development as having three strands including ‘a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being’. In providing specialist support for disadvantaged members of society, the proposals are considered in line with this aspiration.

RECOMMENDATION

70. That the application be APPROVED subject to the following conditions/reasons

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

2. The development hereby approved shall be carried out in strict accordance with the following approved plans: 3265/20/01 Tier 1 Plans 3265/20/02 Tier 2 Plans 3265/20/03 Tier 3 Plans 3265/30/01 Tier 1 Elevations 3265/30/02 Tier 2 Elevations 3265/30/03 Tier 3 Elevations 3265/10/02 Site Plan Proposed

Reason: The development shall be constructed in accordance with the approved details. In the interests of the appearance of the area and to comply with Policies BE4, HP17 NE4, NE5, NE6 and T15 of the Chester-le-Street District Local Plan Oct 2003 (saved April 2009).

3. Notwithstanding any details of materials submitted with the application no development shall commence until details of the make, colour and texture of all walling and roofing materials have been submitted to and approved in writing by the Local planning authority.

Reason: The development shall be constructed in accordance with the approved details. In the interests of the appearance of the area and to comply with Policies HP17 and NE6 of the Chester-le-Street District Local Plan Oct 2003 (saved April 2009).

4. Prior to the commencement of the development details of the surface treatment and construction of all hardsurfaced areas shall be submitted to and approved in writing by the Local planning authority. The development shall be undertaken in accordance with the approved details.

5. Details of the height, type, position, angle and operation of all external lighting supporting the residential units hereby approved shall be submitted to and approved in writing by the Local planning authority and implemented prior to the development hereby permitted being brought into use. The lighting shall be erected, operated and maintained in accordance with the approved details.

6. Notwithstanding any information submitted, development shall not commence until a scheme demonstrating how C02 reduction and energy efficiency measures will be incorporated into the approved development so a minimum 10% of the predicted energy demands of the development be provided through low-carbon technologies - either 10% renewables or 10% reduction in carbon utilising a fabric first approach - has been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented as agreed and retained in accordance with the approved scheme thereafter.

Reason : In order to minimise energy consumption to ensure the scheme is sustainable in line with the NPPF

7. The development must only be carried out in accordance with the working methods and mitigation measures outlined in the Bat Survey Report by Penn Associates dated August 2012, the annotations to plan 3265/10/02 and the requirements of any Bat Licence issued by Natural England

Reason: In order to minimise the detrimental effects of the development on species protected by law.

8. No development shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a mitigation strategy document prepared by Durham County Council Archaeology Section (DCCAS). The strategy shall include details of the following: i) Measures to ensure the identification and preservation by record of features, fixtures and fittings of identified importance. ii) Methodologies for the recording and recovery of removable fixtures. iii) Methodologies for a programme of analytical building recording, to be compliant with EH standards and guidance and to be carried out prior to any demolition or conversion works, or any stripping out of fixtures and fittings. iv) Report content and arrangements for dissemination, and publication proposals. v) Archive preparation and deposition with recognised repositories. vi) A timetable of works in relation to the proposed development, including sufficient notification and allowance of time to ensure that the site work is undertaken and completed in accordance with the strategy. vii) Monitoring arrangements, including the notification in writing to the County Durham Principal Archaeologist of the commencement of archaeological works and the opportunity to monitor such works. viii) A list of all staff involved in the implementation of the strategy, including sub-contractors and specialists, their responsibilities and qualifications. The development shall then be carried out in full accordance with the approved details.

Reason: to comply with Para 135 and 141 of the NPPF as the site and buildings are of historic interest.

9. Prior to the development being beneficially occupied, a copy of any analysis, reporting, publication or archiving required as part of the mitigation strategy shall be deposited at the County Durham Historic Environment Record.

Reason: to comply with para. 141 of the NPPF which ensures information gathered becomes publicly accessible

REASONS FOR THE RECOMMENDATION i. The development is considered acceptable having regard Policies BE4, HP17 NE4, NE5, NE6 and T15 of the Chester-le-Street District Local Plan Oct 2003 (saved April 2009), with particular regard to consideration of issues of in terms of the Green Belt location, layout and design and the impact upon its surroundings and residential amenity. ii. Ojections received were not considered sufficient to lead to reasons to refuse the application in the issues they addressed and the considered extent of impact of relevant issues.

STATEMENT OF POSITIVE ENGAGEMENT

The Local Planning Authority in arriving at the recommendation to approve the application has sought to actively engage as appropriate with the applicant to secure a positive outcome in accordance with the NPPF.

BACKGROUND PAPERS

Submitted Application Forms, Plans and supporting documents The National Planning Policy Framework North East of England Plan Regional Spatial Strategy to 2021 (RSS) July 2008 Chester-le-Street District Local Plan Oct 2003 (saved April 2009), Response from County Highway Authority Response from County Ecologist Response from Sustainability Officer Response from Parish Council Responses from Public Consultees Habitats and Species Regulations 2010, Habitats Directive (92/43/EEC), Circular 06/05 “Biodiversity and Geological Conservation – Statutory Obligations and their impact within the Planning System”, Circular 2/2002 New Guidance for Local Planning Authorities on European Protected Species and Changes in Licensing Procedures, the EU Guidance Document on the protection of animal species: February 2007, Managing Natural 2000, EU Guidance Document on Hunting under Council Directive 79/409/EEC on the conservation of wild birds (Chapter 3) and The Report of the Article 12 Working Group under the Habitats Committee “Contribution to the interpretation of the strict protection of species (Habitats Directive article 12)”.

Demolition of existing residential accommodation for 45 bed space hostel and development of new three tier residential Planning Services accommodation to provide 45 bed space hostel at The Cyrenians, The Fells, Plawsworth Application Number 2/12/00289/FUL This map is based upon Ordnance Survey material with the Comments permission o Ordnance Survey on behalf of Her majesty’s Stationary Office © Crown copyright. Date January 2013 Scale 1:2500 Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceeding. Durham County Council Licence No. 100022202 2005