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Planning Services COMMITTEE REPORT Planning Services COMMITTEE REPORT APPLICATION DETAILS APPLICATION NO: 2/12/00217/OUT Residential development of up to 168 dwellings (use class C3), incorporating landscaping, open space, access, highway works, up to 600 sq.m. FULL APPLICATION for a village hall and crèche/day nursery (use DESCRIPTION : class D1) and up to 400 sq.m. of ancillary commercial development (use class A1/B1). Outline application, all matters reserved apart from access NAME OF APPLICANT : Mrs Helen McCall Land Adjacent to Castlefields, Bournmoor, ADDRESS : Chester-le-Street, Co. Durham ELECTORAL DIVISION : Lumley Ann Rawlinson Senior Planning Officer CASE OFFICER : 0191 387 2002 [email protected] DESCRIPTION OF THE SITE AND PROPOSALS The Site 1. The application site is situated to the west of the Castlefields residential estate in Bournmoor, approximately 3 miles from Chester-le-Street. It is approximately 8.35 hectares in size, flat and roughly triangular in shape. The land has most been used for agriculture although has not been used for crop since 2011 and is currently ploughed. There are extensive trees and a high mature hedge surrounding the site. A field access leads from the A1052 to the south of the site. 2. The site is bordered by the A183, Chester Road, to the north, which then extends into Lambton Park historic estate and by the A1052 to the south with further agricultural land beyond. A semi-mature shelter belt woodland separates the eastern side of the site with the rear gardens of properties located on Castlefields. The village of Bournmoor extends to the east of this estate. To the western side the site narrows down and is separated by a group of mature trees at the point whereby the above two mentioned roads form a junction with Fore Lane which houses a small terrace of dwellings at the junction with pasture land extending beyond. The Proposal 3. Outline planning permission is sought for a low carbon mixed use development comprising up to 168 family dwellings, a new village centre, including associated landscaping, open space and infrastructure works. Under this outline application, all matters, apart from access are reserved for future consideration. This application seeks to establish the principle of the proposed development on the site and seeks to set out the parameters to be followed in further detailed applications. Indicative plans have been submitted showing the following - • Up to 168 homes ranging from one–six bed roomed terraced (31) semi-detached (18) and detached homes (56) as well as 10 bungalows, 28 flats, 8 townhouses, 5 executive homes and also 12 live/work units. • Seven residential character areas in groups of up to 10-15 houses incorporating a variety of parking solutions. • An appropriate level of affordable housing. • Homes would be built to the ‘Code for Sustainable Homes Level 5’ incorporating carbon reduction, renewable energy, grey water and sustainable materials. This also encompasses ‘Secured by Design’ and ‘Lifetime Homes Standards.’ • Non-domestic elements would be built to BREEAM ‘very good’ standard. • Two storey village Hall/community building facing onto village green (300-400 sq. m.). • Up to 400m2 of commercial floor space in the form of two, two storey buildings accommodating A1 (shop use, potentially for specialist provision) and A2 (office, potentially financial/professional service use, incorporating conference type facilities). • One or two storey building incorporating a crèche or day nursery (200 sq.m) with outside area. • Provision of a new village green, allowing for various configurations which could provide for a range of sport and recreation uses and additional general amenity space of various types, including childrens play areas. This would total 1.92 hectares in size.. 4. Approval of the proposed vehicular access is sought from the A1052 to the southern side of the site. It is proposed to provide access to the majority of the development from a simple priority junction on the A1052 near the eastern end, closet to the proposed village centre. A separate access for five executive houses on a private road would be provided at a further priority junction near the western end of the site frontage. Internal roads would be designed along the ‘home zone’ principle. 5. The design concept is to develop a high quality sustainability led extension to Bournmoor, creating a diverse mix of housing options, some of which are not available in Bournmoor as well as providing a community hub of facilities to address current deficiencies and to provide an ‘exemplar scheme’. 6. The submitted masterplan approach ‘feathers out’ away from Bournmoor, reducing in density from east to west. The community hub would be created close to the front eastern edge, adjacent the main entrance which branches off to serve ‘pods’ (areas of housing) which would be defined by green informal woodland routes. Hedgerows would be retained and enhanced and a larger pond created in the north eastern corner, as well as smaller ponds created adjacent some of the housing areas. A gateway building would be created at the site entrance. 7. The community buildings would be located to the site frontage grouped around a central courtyard to the western side of the access. It is also envisaged that a dedicated outdoor space for young people would be provided, perhaps taking the form of a football pitch, skate park or all weather multi-purpose court with changing facilities potentially being located in the intended community centre. 8. The application is reported to committee because it constitutes a major residential and mixed use development. PLANNING HISTORY 9. A similar application was withdrawn in early 2012. PLANNING POLICY NATIONAL POLICY NATIONAL PLANNING FRAMEWORK 10. The Government has consolidated all planning policy statements, guidance notes and many circulars into a single policy statement, the National Planning Policy Framework (NPPF), although the majority of supporting Annexes to the planning policy statements are retained. The overriding message is that new development that is sustainable should go ahead without delay. It defines the role of planning in achieving sustainable development under three topic headings – economic, social and environmental, each mutually dependant. 11. The presumption in favour of sustainable development set out in the NPPF requires local planning authorities to approach development management decisions positively, utilising twelve ‘core planning principles’; The following elements of the NPPF are considered relevant to this proposal: 12. The NPPF outlines in paragraph 19 that significant weight should be placed on the need to support economic growth through the planning system. Paragraph 6 of the NPPF sets out that the purpose of the planning system is to contribute to the achievement of sustainable development. Paragraph 7 goes on to set out the three dimensions to sustainable development: economic, social and environmental. The economic role is to contribute to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure. 13. NPPF Part 1 –Building a Strong Competitive Economy - In delivering sustainable development the government is committed to building a strong, competitive economy, securing economic growth in order to create jobs and prosperity. The planning system should do everything it can to support sustainable economic growth. It should operate to encourage and not act as an impediment to sustainable growth. Significant weight should be placed on the need to support economic growth through the planning system. 14. NPPF Part 2 – Ensuring the Vitality of Town Centres -Paragraphs 23- 27 recognise town centres as being at the heart of communities, with the pursuit of their viability and vitality as being paramount. Planning applications for main town centre uses should be located in town centres firstly, then in edge of centre locations. Only when these are not available should out of centre locations be considered. 15 . NPPF Part 3 – Supporting a Prosperous Rural Economy – Paragraph 28 states that planning policies should support economic growth in rural areas in order to create jobs and prosperity by taking a positive approach to sustainable new development. 16 . NPPF Part 4 – Promoting Sustainable Transport- States that the transport system needs to be balanced in favour of sustainable transport modes, giving people a real choice about how they travel. It is recognised that different policies and measures will be required in different communities and opportunities to maximize sustainable transport solutions which will vary from urban to rural areas. Encouragement should be given to solutions which support reductions in greenhouse gas emissions and reduce congestion. 17 . 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. To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities, for example where development may support services and facilities in a nearby village.
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