Story Homes March 2021
Planning Statement
Land at Station Road, Middleton St George
Planning Statement Land at Station Road, Middleton St George
Contents
1. Introduction 1 2. Site and Context 4 3. The Proposed Development 6 4. Planning Policy Context 8 5. Public Consultation Update 17 6. The Planning Balance 19 7. Conclusions 30 Appendices 31 Appendix 1 – Site Location Plan 32
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Planning Statement Land at Station Road, Middleton St George
1. Introduction
1.1. This Planning Statement has been prepared by Savills UK Ltd on behalf of our client Story Homes (hereafter referred to as “the Applicant”). It supports a Full Planning Application submitted to Darlington Borough Council (hereafter referred to as “the Council”) for the delivery of 260 dwellings with associated access, estate roads, parking, landscaping and engineering works on 13.9ha of land off Station Road, Middleton St George (“the Site”).
1.2. The ‘proposed development’, as set out on the accompanying application form, is as follows:
“Full planning application for the development of 260 dwellings including access, open space, landscaping, Sustainable Drainage Systems and associated infrastructure”
1.3. The application is made in full with no matters reserved.
1.4. This Statement draws upon the findings of various technical information and should be read in conjunction with the accompanying application material to provide a comprehensive understanding of the proposal and its associated benefits.
Background
1.5. The Site, edged in red on the plan at Appendix 1, comprises a number of agricultural fields which are bound by trees and hedgerows which divide the site and create screening along parts of the site boundary.
1.6. Since 2016, there has been a live outline planning application for up to 260 dwellings on the site, also lodged by Story Homes (ref: 16/00976/OUT). Whilst the application was recommended for approval by officers in 2019, a decision by the Council was not taken and it remains with the planning authority undecided. The live outline application focusses on the principle of development and does not provide or seek approval for any detailed design proposals such as house types, landscaping and materials. Story Homes is now, in 2021, proposing to submit a full and detailed application (on the same site) for 260 dwellings which will, in effect, supersede the live outline application as well as providing a range of additional design information for the Council to consider.
Environmental Impact Assessment
1.7. The proposed development has been assessed in the context of Part 10b of Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 2017 (“the EIA Regulations”) as the proposed development falls above the screening thresholds of more than 1 hectare in size (1.41ha). It is the view of the applicant that this application is not EIA development and indeed, this was the view of the Council when it screened the outline application for up to 260 dwellings on this site in 2016.
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Planning Statement Land at Station Road, Middleton St George
Application Documents
1.8. The application submission has been prepared in line with national and local planning application validation requirements and agreed with Darlington Borough Council.
1.9. The following documents and plans have been submitted as part of this application package:
Document Prepared By 1. Application Forms and Certificates Savills (UK) Ltd 2. Planning Statement including Statement of Community Savills (UK) Ltd Involvement 3. Design and Access Statement Savills (UK) Ltd 4. Ground Investigations Sirius Group 5. Noise Assessment NJDEnvironmental 6. Air Quality Assessment NJDEnvironmental 7. Landscape and Visual Impact Assessment & Landscape Pegasus Landscape Architects Masterplan 8. Transport Statement and Travel Plan Tetra Tech 9. Tree Survey, AIA and AMS AllAboutTrees 10. Geophysical Survey + Written Scheme of Invesigation Durham University 11. Flood Risk Assessment and Drainage Details RWO Associates 12. Ecological Impact Assessment E3 Ecology 13. The following plans: PLN1. Site Location Plan PLN2. General Arrangement PLN3. Proposed External Finishes and Boundary Treatments PLN4. Site Execution Plan PLN5. Noise Mitigation Plan Story Homes PLN6. Ecology Mitigation Plan PLN7. Tree Protection Plan PLN8. Indicative Adoption/ManCo Plan PLN9. Affordable Units Plan PLN10. Public Right of Way Diversion Plan PLN11. Key Pedestrian Route Plan 14. Planning Booklets for the Following House Types: Beauford Branford Charlton Clifford Fraser Hartford Story Homes Langford Layton Masterton Newford Sanderson Standford Wilford Wilson
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Planning Statement Land at Station Road, Middleton St George
Pre-application Consultation
1.10. The Applicant has undertaken a comprehensive programme of consultation with representatives from the Council, local ward Councillors and the local community, amongst other interested groups, including public exhibitions, information leaflets, a website and a dedicated email address. This covers the principle of development (discussed in 2016 and summarised in the outline application submission) and the detailed design (through a leaflet drop with this 2021 full application).
1.11. Full details of the consultation undertaken are outlined later in this statement.
Section 106 Heads of Terms (Planning Obligations)
1.12. The Applicant will review the position with regards to a Section 106 Agreement (S.106) during the determination of the application, given the lack of adopted local policy relating to planning obligations. In doing so, the Applicant will take into account published local and national guidance on planning obligations as well as Regulation 122 of the Community Infrastructure Levy Regulations 2014. The National Planning Policy Framework confirms that planning obligations should only be sought where they meet the following tests:
Necessary to make the development acceptable in planning terms; Directly related to the development; and Fairly and reasonably related in scale and kind to the development.
1.13. In this respect the Council must be satisfied in reaching a decision on this application that the planning obligations meet the above tests.
Structure of Statement
1.14. Following this introductory chapter, this statement is structured as follows:
Section 2: Site and Context; Section 3: The Application Proposals; Section 4: Planning Policy Context; Section 5: Public Consultation Updates Section 6: Planning Analysis; and Section 7: Conclusions.
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Planning Statement Land at Station Road, Middleton St George
2. Site and Context
2.1. The Site is located south and west of Station Road, Middleton St George and extends to an area of approximately 13.9 hectares in total.
2.2. The site comprises of a number of agricultural fields with boundary trees and hedgerows which divide the site and create a visual screen. The site is crossed by a tributary of the River Tees which flows in a south westerly direction.
2.3. On the northern part of the site there are currently a number of farm buildings with vehicular access to the farm from Station Road to the north. There are also two Public Rights of Way which run from Station Road (east of the site) to the points on the southern boundary of the site.
2.4. To the north and east of the proposed development site are residential properties on and beyond Station Road. The south of the site is bound by the Middleton St George Water Park (balancing ponds) and to the west of the site there is agricultural land.
2.5. Middleton St. George Village Centre is approximately 0.5km from the site offering a range of shops and services including a hair salon, takeaway, restaurant, news agent and post office.
2.6. There are 4 bus stands on Station Road, at the perimeter of the site and Dinsdale Railway Station is located 0.6km from the site. These provide regular public transport services to Darlington, Newcastle and other surrounding areas. A summary of the public transport options available is provided in the Transport Assessment prepared by Tetra Tech.
2.7. The site is also within 2km of retail offer at Morton Park that includes a Morrison’s supermarket, hair salon, travel agent, news agent, dry cleaners, B&Q store, fast food, soft play, cafes and restaurants.
Designations
2.8. The suite of supporting documents accompanying the appeal confirm the site:
Is principally located within Flood Zone 1 with the exception of the stream that passes through the site. There is therefore a low risk that this development site will be affected by flooding; Is not designated locally, nationally or internationally for its geological or biological importance; Is not located within the Green Belt; Does not contain any locally or nationally listed buildings nor is it within or directly adjacent to a Conservation Area. Is not subject to any nationally significant designations, such as a National Park, Scheduled Ancient Monument or World Heritage Site.
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2.9. There are a number of trees around the perimeter of the Site and adjacent to the site boundaries. None of these trees are afforded specific protection. Further Arboricultural considerations are detailed within the Arboricultural Impact Assessment and Tree Survey documents which are submitted in support of this application.
Relevant Planning History
2.10. The only relevant planning history for the Site relates to a live 2016 outline planning application for up to 260 dwellings (16/00976/OUT) by the same applicant (Story Homes). This outline application seeks approval for the principle of up to 260 dwellings on the Site and was, in 2019, taken to planning committee with a recommendation for approval by officers. In the Committee Report officers concluded that despite the proposal being in conflict with 1997 Local Plan (Policy E2) “it is important that the Council continues to support and grant planning permissions on sites which have been identified as suitable for residential development and are proposed allocations in the emerging Local Plan. If this approach is not taken, there is the danger that the Council will not be able to demonstrate a five year housing land supply when the new Local Plan is adopted.” Consequently the Committee Report accepted the principle of development and recommended approval.
2.11. In respect of technical matters the Committee Report concluded that this application would “not result in any adverse impacts on highway safety, surface water drainage or on residential and visual amenity, with appropriate mitigation measures in place to be secured by planning conditions.” It identified no technical concerns or objections to the proposals. Notwithstanding this, at the committee officers amended their recommendation following legal advice, deciding that a number of applications should be held in abeyance until further progress was made with the emerging Local Plan. In addition, a Section 106 agreement was successfully made between the applicant, Darlington Borough Council and the landowners. This agreement was ready to be signed following approval of the scheme through committee.
2.12. A decision by members was therefore never taken and the outline application remains with the Council undetermined. It is anticipated that when the detailed application is approved the outline application will be withdrawn by the applicant, albeit no decision has been made on this to date.
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3. The Proposed Development
3.1. The following section provides a description of the proposed development. This text should be read in conjunction with other documentation submitted in support of the application, including the architectural plans for approval and the Design and Access Statement.
3.2. The description of development proposed, as set out on the accompanying planning application form, is as follows:
“Full planning application for the development of 260 dwellings including access, open space, landscaping, SuDS and associated infrastructure”
3.3. The application is made in full with no reserved matters.
3.4. Key elements and features of the proposed development include:
Erection of 260 dwellings of the following type: o 236 no. two story dwellings and 24 no. bungalows o 36 no. 2 bed dwellings, 71 no. 3 bed dwellings, 109 no. 4 bed dwellings and 44 no. 5 bed dwellings o 14 different house types; o 54 (20%) affordable homes; o 157 (61%) built to M4(2) Building Regulation Standard housetypes, with 24 of these (9%) built to M4(3) building regulation standards.
Up to 2 in-curtilage parking spaces per dwelling and 37 visitor parking spaces. Cycle parking will be provided in garages for all 4 and 5 bedroom properties, with the remaining properties all having spaces provided on plot; Hard and soft landscaping to create outdoor public space; A diverted Public Right of Way route through the site Infrastructure works (including drainage ponds, pumping station access from Station Road, internal estate roads and footpaths, underground utilities); and Site preparation and associated works.
The Proposed Built Form
3.5. This application seeks to create a high quality housing development with a rich range of house types and designs. The density of the estate also falls in keeping with the local area to promote integration into the village and was designed to incorporate the local green space and take advantage of its existing features. A consistent feature in a Story Homes design is the use of shared drives to allow plots to face outwards towards the boundary. This promotes a strong frontage and gives increased visual permeability of the
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estate, while also minimising the visual impact on its local area. Use of shared drives feeding smaller batches of properties also gives a feeling of semi-private groupings, providing exclusivity while promoting neighbourly engagement.
Access and Connectivity
3.6. Vehicle access is from Station Road, roughly in the same location as the existing farm access near St George’s Gate. There will also be a footpath onto Station Road at this location.
3.7. Pedestrian access is also provided through onto Station Road to the east (opposite 13 to 16 Station Road) maintaining a pedestrian connection through the site in line with the existing Public Right of Way.
3.8. Please refer to the accompanying Design & Access Statement and Transport Assessment enclosed for further information.
Green Infrastructure
3.9. The applicant is fully cognisant of the contribution that areas of open space make to the well-being of existing and future users as a community resource and to the overall visual amenity of a development to ensure it is integrated with the surrounding area.
3.10. The proposals will see a new public realm created with green corridors running through the site east to west (from Station Road), north to south (along the western boundary of the site) and along the route of the existing stream. Public open spaces have also been incorporated on the southeast, northeast and northern boundaries, providing visual amenity within the site. The site also includes two large SuDS basins on the west of the site which will be provided and managed to promote species rich wet habitats within the site. Finally a landscape buffer will be maintained along the watercourse, with habitats within this to be enhanced to maintain its value as a wildlife corridor.
3.11. Existing trees and landscape features will be retained, where possible, as shown on the accompanying landscape proposals and within the Tree Survey and Design & Access Statement.
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4. Planning Policy Context
The Development Plan
4.1. As reaffirmed by the National Planning Policy Framework (the NPPF) at paragraph 2, Section 38(6) of the Planning and Compulsory Purchase Act 2004 directs Local Planning Authorities (LPA’s) to determine planning applications in line with the policies of the Development Plan unless material considerations indicate otherwise. Section 38(3) of the Act provides that the Development Plan includes the “development plan documents (taken as a whole) which have been adopted or approved in relation to that area”.
4.2. The adopted statutory Development Plan for the application Site comprises Darlington Borough Core Strategy Development Plan adopted in 2011 and the saved policies from the adopted Local Plan (1997, alterations 2001).
4.3. However, the NPPF makes clear at paragraph 213 that existing local plan policies must be assessed to identify their degree of consistency with the Framework when establishing whether they are out-of-date or not.
“However, existing policies should not be considered out-of-date simply because they were adopted or made prior to the publication of this Framework. Due weight should be given to them, according to their degree of consistency with this Framework (the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given).”
4.4. The Darlington Local Plan and Core Strategy was adopted pre-NPPF and therefore the policies outlined below should be reviewed against paragraph 213 when assessing the proposed development.
4.5. The principal relevant policies of the Darlington Development Plan are:
Darlington Local Plan: o Policy E2 (Development Limits) states that “Most new development will for the plan period be located inside the development limits defined on the proposals map.” o Policy E12 (Trees and Development) requires development proposals to “…take full account of trees, woodlands and hedgerows on and adjacent to the site. The layout and design of the development should wherever possible avoid the need to remove trees and hedgerows and provide for their successful retention and protection during development.” The policy subsequently requires where removal of tree is unavoidable, for any loss of amenity to be mitigated on or off the development site. o Policy H7 (Areas of Housing Development Restraint) states that “In the countryside, outside the development limits, new residential development will be permitted where: 1. It is essential for the proper functioning of a farm or forestry enterprise for a farm or forestry worker to live at or in the immediate vicinity of his / her place of work; or
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2. It involves the conversion of an existing structurally sound building without adversely affecting its character or that of its setting; or 3. It involves the subdivision of an existing residential building; or 4. It extends an existing residential building without materially detracting from its character or that of its setting.”
Darlington Core Strategy o Policy CS1 (Darlington’s Sub-Regional Role and Locational Strategy) sets out Darlington’s role and the types of development which will be encouraged and supported within the borough. This policy also identifies Middleton St George as falling outside of the “Main Urban Area”. o Policy CS2 (Achieving High Quality, Sustainable Design) states that “High quality, safe, sustainable and inclusive design will be promoted in all new developments.” The policy then sets out a list of design criteria which all development proposals should follow. o Policy CS3 (Promoting Renewable Energy) sets out a requirement to provide decentralised and renewable or low carbon sources of energy. o Policy CS4 (Developer Contributions) states that development contributions will be negotiated to secure the necessary physical, social and environmental infrastructure required as a consequence of development. o Policy CS10 (New Housing Development) sets out provision for average net additions to the dwelling stock in the borough until 2026, with the following distribution . 2011-2016: “about 350” dpa . 2016-2021: “about 350” dpa . 2021-2026: “about 400” dpa The policy additionally sets out a distribution of housing development by location within the borough. . Policy CS11 (Meeting Housing Need) states that on all developments of 5 dwellings (or 0.2ha) or more outside of the main Urban Area will be required to provide, or contribute towards the provision of, an appropriate mix of housing to meet identified needs, includingaffordable housing, housing for people with disabilities, anddetached family housing containing four or more bedrooms. o Policy CS14 (Promoting Local Character and Distinctiveness) sets out measures through which the distinctive character of the Borough will be protection and, where appropriate, enhanced. o Policy CS15 (Protecting and Enhancing Biodiversity and Geodiversity) ensures that new development would not result in any net loss of existing biodiversity value by protecting and enhancing the priority habitats, biodiversity features and the geological network through the design of new development, including public and private spaces and landscaping. o Policy CS16 (Protecting Environmental Resources, Human Health and Safety) states that “New development should protect and, where possible, improve environmental resources, whilst ensuring
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there is no detrimental impact on the environment, general amenity and the health and safety of the community.” o Policy CS17 (Delivering a Multifunctional Green Infrastructure Network) states that “the green infrastructure network will be protected and, where appropriate, enhanced and extended to provide a quality, accessible and safe network of well connected, multifunctional green spaces” o Policy CS19 (Improving Transport Infrastructure and Creating a Sustainable Transport Network) states that The Council and its partners will work together, where appropriate with the aid of developer contributions, to make the best use of and improve existing transport infrastructure within and connecting to the Borough.
Other Material Considerations
4.6. The following material considerations are relevant to this planning application and are considered in turn below:
National policy contained within the National Planning Policy Framework (February 2019) and the supporting national Planning Practice Guidance (‘the PPG’); The Council’s emerging Development Plan; The Council’s emerging Development Plan Evidence Base; and The emerging Middleton St George Neighbourhood Plan.
The Framework
4.7. The NPPF sets out the Government’s policies for the planning system and is clear that these should be applied positively and proactively to deliver sustainable development. Indeed, the NPPF states that achieving sustainable development means that the planning system has three overarching objectives that are interdependent:
. an economic objective – to help build a strong, responsive and competitive economy, by ensuring that sufficient land of the right types is available in the right places and at the right time to support growth, innovation and improved productivity; and by identifying and coordinating the provision of infrastructure;
. a social objective – to support strong, vibrant and healthy communities, by ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future generations; and by fostering a well-designed and safe built environment, with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being; and
. an environmental objective – to contribute to protecting and enhancing our natural, built and historic environment; including making effective use of land, helping to improve biodiversity, using natural resources prudently, minimising waste and pollution, and mitigating and adapting to climate change, including moving to a low carbon economy.
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4.8. The NPPF places a strong presumption in favour of sustainable development at the heart of policy making.
4.9. Importantly, for decision taking paragraph 11 confirms that development which accords with an up to date Development Plan should be approved without delay. Furthermore, where there are no relevant development plan policies or where they are out-of-date, planning permission should be granted unless:
. the application of policies in the NPPF that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or
. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole.
4.10. The NPPF applies these principles to various topics which are considered in further detail below.
Delivering a Sufficient Supply of Homes
4.11. Paragraph 59 of the NPPF supports the Government’s objective of significantly boosting the supply of homes, stating specifically that the needs of groups with specific housing requirements are addressed and that land with permission is developed without unnecessary delay.
4.12. Within this context, the NPPF states at Paragraph 61 that the size, type and tenure of housing needed for different groups in the community should be assessed and reflected in planning policies (including, but not limited to, those who require affordable housing, families with children, older people, students, people with disabilities, service families, travellers, people who rent their homes and people wishing to commission or build their own homes.
Promoting Sustainable Transport
4.13. Paragraph 111 of the NPPF requires those developments expected to generate a significant amount of movements to be accompanied by a Travel Plan and a Transport Statement or Transport Assessment which identifies opportunities for sustainable transport modes; demonstrates how safe and suitable access to the Site can be achieved; and identifies those improvements that can be made within the transport network to reduce associated impacts.
4.14. Development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highways safety, or if the residual cumulative impacts on the road network would be severe (paragraph 109).
4.15. Within this context, paragraph 110 of the NPPF requires developments to:
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. Give priority to pedestrian and cycle movements, both within the scheme and neighbouring areas and secondly, facilitating access to high quality public transport either through maximising the catchment area for public transport or including facilities that encourage public transport use; . Address the needs of people with disabilities and reduced mobility; . Create safe, secure and attractive places that minimise conflicts between pedestrians, cyclists and vehicles and respond to local character; . Allow for efficient access by goods and emergency vehicles; . Enable the charging of plug in and low emission vehicles.
Achieving well-designed places
4.16. The NPPF recognises that the creation of high quality buildings and places is fundamental to what the planning and development process should achieve. While paragraph 127 requires all development to plan positively to achieve high quality and inclusive design, with further design guidance set out at paragraphs 127 to 132.
4.17. Design quality should be considered throughout the evolution and assessment of individual proposals. Early discussion between applicants, the local planning authority and local community about the design and style of emerging schemes is important for clarifying expectations and reconciling local and commercial interests (paragraph 128).
4.18. Paragraph 127 sets out the core principles of good design which should ensure that developments:
. Will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development; . Are visually attractive as a result of good architecture, layout and appropriate and effective landscaping: . Are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities); . Establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit; . Optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and . Create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.
Promoting Healthy and Safe Communities
4.19. The NPPF states at paragraphs 91 and 92 that decisions should plan positively for the use of shared spaces, community facilities to enhance the sustainability of communities. Indeed, social interaction, including opportunities for meetings between people who might not otherwise come into contact are encouraged.
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4.20. Development should be safe and accessible to ensure that crime or the fear of crime do not undermine the quality of life or community cohesion.
Meeting the challenge of climate change, flooding and coastal change
4.21. The NPPF seeks to avoid inappropriate development in areas at risk of flooding and direct development to areas with the lowest risk of flooding. As such, development within areas at risk from flooding must be subject to a sequential test and where appropriate an exceptions test.
4.22. The aim of the sequential test is to steer new development to areas with the lowest risk of flooding. Development should not be allocated or permitted if there are reasonably available sites appropriate for the proposed development in areas with a lower risk of flooding.
4.23. If it is not possible for development to be located in zones with a lower risk of flooding (taking into account wider sustainable development objectives), the exception test may have to be applied (paragraph 159). For the exception test to be passed it should be demonstrated that:
. The development would provide wider sustainability benefits to the community that outweigh the flood risk; and . The development will be safe for its lifetime taking account of the vulnerability of its users, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall.
4.24. Moreover, development should avoid increased vulnerability to the range of impacts ranging from climate change. This includes the reduction of greenhouse gas emissions through location, orientation and design.
Conserving and enhancing the Natural Environment
4.25. Paragraph 170 requires decisions to protect and enhance valued landscapes, minimise impacts on and provide net gains for biodiversity and recognising the intrinsic character and beauty of the countryside and the wider benefits from natural capital including trees and woodland.
4.26. Decisions should also prevent new and existing development from contributing to, being put at unacceptable risk from, or being adversely affected by, unacceptable levels of soil, air, water or noise pollution or land instability. Remediating and mitigating despoiled, degraded or contaminated land where appropriate.
Conserving and enhancing the Historic Environment
4.27. Paragraph 189 of the NPPF requires applicants to assess the significance of any heritage assets affected by a development proposal., including the contribution made by their setting. The assessment is proportionate to the assets importance and no more than is sufficient to understand the potential impact of the proposal on their significance.
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4.28. Where a site on which development is proposed includes, or has the potential to include, heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.
4.29. Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use.
The Emerging Darlington Local Plan
4.30. The Council are in the process of preparing a new Local Plan to replace the existing Local Plan saved policies and Core Strategy. The new plan will set out the development planned for the Borough and also policies for determining planning applications. A Regulation 19 Draft Plan was published in August 2020 and consulted on for six weeks. This plan was submitted to the secretary of state for Examination in December 2020 and there is scheduled to be an examination into the emerging Local Plan in Summer 2021.
4.31. Within the Darlington Regulation 19 Plan the principal policy of note is Policy H2 which sets out the housing allocations for the plan period. It identifies the application Site (called Maxgate Farm (Site 99)) as a proposed allocation with an indicative site yield of 260 dwellings. The site is identified on the Regulation 19 proposals map as a draft allocation (see Figure 4.1)
Figure 4.1: Darlington Regulation 19 Proposal Map Extract (Site in red)
4.32. There are also a number of other emerging policies contained within the Regulation 19 Draft Plan that are relevant to the proposed development, as set out below:
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. Policy SD 1 Presumption in Favour of Sustainable Development (Strategic Policy) . Policy SH 1 Settlement Hierarchy (Strategic Policy) . Policy DC 1 Sustainable Design Principles and Climate Change (Strategic Policy) . Policy DC 2 Flood Risk & Water Management (Strategic Policy) . Policy DC 3 Health and Wellbeing . Policy DC 4 Safeguarding Amenity . Policy DC 5 Skills and Training . Policy H 1 Housing Requirement (Strategic Policy) . Policy H 2 Housing Allocations (Strategic Policy) . Policy H 3 Development Limits (Strategic Policy) . Policy H 4 Housing Mix . Policy H 5 Affordable Housing (Strategic Policy) . Policy ENV 3 Local Landscape Character (Strategic Policy) . Policy ENV 4 Green and Blue Infrastructure (Strategic Policy) . Policy ENV 5 Green Infrastructure Standards . Policy ENV 6 Local Green Space . Policy ENV 7 Biodiversity and Geodiversity and Development (Strategic Policy) . Policy ENV 8 Assessing a Development's Impact on Biodiversity . Policy IN 1 Delivering a Sustainable Transport Network (Strategic Policy) . Policy IN 2 Improving Access and Accessibility (Strategic Policy) . Policy IN 3 Transport Assessments and Travel Plans . Policy IN 4 Parking Provision including Electric Vehicle Charging . Policy IN 6 Utilities Infrastructure (Strategic Policy) . Policy IN 7 Telecommunication Masts . Policy IN 8 Broadband Infrastructure . Policy IN 9 Renewable Energy Infrastructure (Strategic Policy) . Policy IN 10 Supporting the Delivery of Community and Social Infrastructure (Strategic Policy)
The Emerging County Durham Plan Evidence Base
4.33. Within the evidence base for the Darlington Regulation 19 Local Plan, a document has been prepared called the Housing and Economic Land Availability Assessment. This document identifies the site (site 99) as suitable, available and achievable for housing.
Middleton St George Neighbourhood Plan
4.34. The Middleton St George Neighbourhood Plan was published for consultation as part of Regulation 14 of the Neighbourhood Planning Regulation 2012 in November 2020. This means that the plan is still at an early stage in its preparation having not been assessed by the planning authority, consulted on as part of the Regulation 18 stage or examined by an examiner.
4.35. The Regulation 14 consultation Neighbourhood Plan identifies the site as in the open countryside and beyond the settlement boundary of Middleton St George (Draft Policy MSG4) with active travel routes crossing the
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site (Draft Policy MSG19). The Neighbourhood Plan is therefore in conflict the proposed allocation of the site in the emerging Local Plan.
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5. Public Consultation Update
5.1. The NPPF sets out the importance of pre-application engagement and front loading in the planning process. The advice confirms (paragraphs 39-46) that good quality pre-application discussion enables better co- ordination between public and private resources and improved outcomes for the community. The Applicant has considered this guidance when structuring its public consultation strategy, specifically by:
. Informing the community of its emerging proposals; . Enabling the community to put forward ideas and opinions; and . Ensuring ‘accessible’ consultation took place prior to the submission of the Planning Application. *We note given the ongoing COVID-19 situation, a physical consultation was not held in this instance.
5.2. A previous public consultation exercise was held in 2016 for the aforementioned outline planning application (ref: 16/00976/OUT). This consultation exercise included an exhibition event at which feedback from residents was received and discussion could be had with the project team. Furthermore, statutory consultation has taken place on the outline application through the Council’s planning application public notifications. The live outline application currently has 13 comments of objection and 1 comment of support.
5.3. Prior to the submission of this Full Planning Application, a significant area (1,400 addresses) of Middleton St George nearby to the site was contacted by leaflet drop and provided with an update of the planning position at the site and the opportunity to comment on the proposals.
5.4. Due to the ongoing restrictions as a result of COVID-19, the public consultation took the form of a leaflet drop to residents in the village. This leaflet contained information regarding both the scale of the scheme and proposed details. To provide residents with an opportunity to comment, the leaflets invited any response or comments to be made by email or submitted by post. Comments received have been carefully considered by the applicant and have been summarised in this statement.
Summary of Responses Received
5.5. The leaflet was distributed to residents in Middleton St George on 14 March 2021, with a deadline for any comments received set at 24 March. This allowed residents ten days to return any comments or queries to the applicant. Approximately 1,400 leaflets were distributed to the local community and 11 responses were received from 10 residents, resulting in a response rate of approximately 0.7%. One other response was received directly by the applicant which comprised a general enquiry expressing interest in potential upcoming plots at the site.
5.6. The low response rate demonstrates that a significant proportion of the residents contacted felt that the proposals and their impact did not warrant further written comments (perhaps having provided comments at the outline application stage) or that they were‘neutral’ in their opinion of the proposals.
5.7. The 10 responses received raised the following matters within their comments:
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. Concerns about road safety as a result of the additional traffic . Concerns about parking provision . General concern about overdevelopment of Middleton St George . Issues raised as a result of increased pressure on local facilities . Worries regarding the impact on wildlife on the site . Queries regarding potential amenity concerns . Issues regarding lack of green space provision
5.8. Each of the above matters raised has been considered by the design team during the preparation of the final layout. The applicant has also undertaken a range of detailed assessments and investigations (including highways, ecology and landscape) in order to investigate and address the identified concerns and to demonstrate that a sustainable and high quality development can be delivered which will not unacceptably impact upon the local area of Middleton St George.
5.9. The surveys and reports were undertaken following the delivery of the leaflets, and the layout was subsequently changed from that initially consulted on within the leaflet, whilst also taking in to consideration the comments received.
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6. The Planning Balance
6.1. Section 38 (6) of the 2004 Act provides that all decisions must be determined in accordance with the Development Plan, when taken as a whole, unless other material considerations indicate otherwise. Section 39 of the Act requires decision makers to exercise their functions with the objective of contributing to the achievement of sustainable development.
6.2. The Development Plan is described at Section 4 of this Statement. Further material considerations exist in the form of the NPPF and its supplementary Planning Guidance, the Council’s emerging Development Plan and Evidence Base and the draft Middleton St George Neighbourhood Plan as described at Section 4.
6.3. Mindful of the above requirements, and the presumption in favour of sustainable development outlined in paragraph 14 of the NPPF, this section of the Statement identifies those key issues that are material to the planning balance required in respect of this scheme, and presents the case in its favour under the following headings:
Principle of Development: Compliance with, and weight to be afforded to, the Development Plan;
Development Management Considerations, including: . Design & Layout . Cultural Heritage & Archaeology . Landscape & Visual Impact . Ecology . Flood Risk & Drainage . Transport & Parking . Trees . Ground Conditions . Noise & Air Quality . Socio-Economics . Planning Obligations
Presumption in Favour of Sustainable Development: . Economic; . Social; and . Environmental
The overall planning balance
Principle of Development: Compliance with and weight to be afforded to the Development Plan
6.4. Policy E2 seeks to direct new development to within development limits and to safeguard the character and appearance of the countryside. The application site is located beyond the development limits of Middleton
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St George in the extant plan and therefore residential development would be contrary to saved policy E2 (Development Limits) of the Darlington Local Plan and Policy CS1 (Darlington’s Sub-Regional Role and Locational Strategy) of the Core Strategy. Although the application is contrary to Policy E2 there are other material considerations which should be considered in respect of the principle of development.
The Council is currently preparing a new Local Plan and several draft versions have been published and consulted upon including the Regulation 19 Publication Draft. The local plan has therefore passed through a number of informal and formal stages and the Council (officers and members) have submitted the plan to the Secretary of State and consider it to be sound: A Local Plan Strategic Framework was published in 2017 which set out the Vision, Aims and Objectives for new development in Darlington Borough and provided the key reference point for the development of the Local Plan; A Draft Local Plan (equivalent to a preferred options draft) was published in August 2018 and consulted on under Regulation 18 of the Town and Country Planning (Local Planning) Regulations 2012; and A Draft Local Plan (equivalent to a submission draft) was published in August 2020 and consulted on under Regulation 19 of the Town and County Planning (Local Planning) Regulations 2012
6.5. The content of these plans is highly relevant. The 2017 Strategic Framework states that “the villages are expected to contribute to the short / medium term supply” of housing. The 2018 Draft Local Plan identified the application site (referred to as ‘Maxgate Farm’ (Site 99)) as a draft housing allocation. The 2020 Draft Local Plan identified the application site as a draft housing allocation with an increased indicative yield of 260 dwellings. The allocation policy sets out the following key issues and requirements for any development brought forward at the site:
a. Vehicular access is to be taken from Station Road. b. Site layout shall consider the two public rights of way which cross the southern part of the site. c. A beck valley crosses the site to the north and there are a number of mature hedgerows on the site particularly along the western side of the site. Site layout shall retain and incorporate these features. Opportunities should also be taken to enhance the green infrastructure network and link to the wider network. d. There is a non-designated public house related to the Stockton and Darlington Railway located adjacent to the site on the corner of Station Road and Sadberge Road. Any development scheme should look to incorporate interpretation of the historic route. e. An area of open space should be provided opposite the public house and design housing to face onto this to strengthen the 'village green' character.
6.6. The emerging plan has therefore been supportive of the principle of further growth in this location for the entirety of its progression and has, since 2018, supported the specific allocation of the application site for housing. The latest draft plan (August 2020) is a plan which, on 20 February 2020, the Full Council concluded was sound and should be published for consultation prior to being submitted to the Secretary of State under section 20 of the Planning and Compulsory Purchase Act 2004. By virtue of the Council’s corporate position
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alone on the plan, it carries some weight, however the level of weight it can be attributed in planning terms is indicated by the National Planning Policy Framework (2019). Paragraph 48 of the NPPF states that:
Local planning authorities may give weight to relevant policies in emerging plans according to:
. a) the stage of preparation of the emerging plan (the more advanced its preparation, the greater the weight that may be given); . b) the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given); and . c) the degree of consistency of the relevant policies in the emerging plan to this Framework (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given)
6.7. It is relevant to discuss each of these matters in respect of the Local Plan in Darlington and the Story Homes’ allocation within it.
The Stage of Preparation
6.8. The Local Plan is at an advanced stage in its preparation. The plan is ostensibly ‘prepared’ and has been a complete document since 2018. Indeed, the Council’s role now is less about preparing the plan and more about dealing with the procedure of its examination and adoption. Notwithstanding, the publication of the Regulation 19 draft Local Plan is a formal recognition that the Council is satisfied the plan is sound and should be sent to the Secretary of State (it is the Regulation 19 draft Local Plan that is examined). This allows the emerging Local Plan to be attributed weight as a material planning consideration.
The extent to which there are unresolved objections
6.9. We have reviewed the number of objections received at the Regulation 19 stage to Policy H2 (Site 99 Maxgate Farm). Maxgate Farm received just 1 objection (with a further 3 objections to the plan referencing Maxgate Farm in respect of other policies). Compare this to some allocations (H10 for example, which received over 100 objections) and it is clear that the extent of unresolved objections is low. Therefore, the low extent of objections to the relevant policy for Maxgate Farm allows the emerging Local Plan to be attributed weight as a material planning consideration.
Degree of consistency with the NPPF
6.10. The policy comprises a sustainable housing allocation on the edge of a service village and is commensurate with the size of its host settlement. The policy requires a range of design and infrastructure measures as part of any future development, which are in line with those supported by the NPPF. There are no footnote 6 constraints on the allocation which would indicate that national planning policy requires development to be restricted on the site. The draft allocation is consistent with the NPPF.
June 2019 Planning Committee
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6.11. In June 2019 the 2016 application was taken before Darlington Borough Council Planning Committee for determination. In the Committee Report officers concluded that despite the proposal being in conflict with Policy E2 of the 1997 Local Plan “it is important that the Council continues to support and grant planning permissions on sites which have been identified as suitable for residential development and are proposed allocations in the emerging Local Plan. If this approach is not taken, there is the danger that the Council will not be able to demonstrate a five year housing land supply when the new Local Plan is adopted.” Consequently the Committee Report accepted the principle of development and recommended approval.
6.12. When the Committee Report was published the Local Plan had only reached Regulation 18 Stage and members were advised to defer the application until greater clarify on the Local Plan had been obtained. As set out above, we now have this clarity and a decision can be made which complies with the emerging Local Plan and is lawfully robust given the weight that can be given to emerging plans by the NPPF. Furthermore the proposal cannot be said to be premature, as it has complied with the emerging plan for a number of years now and in any event is not of a scale which would undermine the plan-making process in Darlington (as required by paragraph 49 of the NPPF)
Summary
6.13. The draft Local Plan is at an advanced stage and has Full Council acknowledgement that it is sound and should form the basis for the examination in public this year. The emerging plan has been submitted to the Secretary of State for Examination and hearings are scheduled for this summer. Evidence base work to support the emerging Local Plan included an update to the Strategic Housing Market Assessment and HELAA. This work, which should be considered as a material consideration, indicated that 8,440 dwellings will be required over 2016 to 2036, an average of 422 dwellings per year. Furthermore, the Council has identified, through its Local Plan, a housing target to meet economic growth of 492 dwellings per annum. The housing requirement and target are significantly higher than the Government’s local housing need figure for Darlington and the Council considers that there is strong evidence to justify the higher housing requirement figure which has been used to assist preparation of the emerging Local Plan. The HELAA has identified the site as suitable, available and achievable for housing. There are very few objections to the emerging allocation and it is fully consistent with the NPPF. In this case, a considerable level of weight should be attributed to the draft allocation, moving us forward from the Committee Report of 2019. Overall, there are significant material considerations in favour of approving this application and reduced weight can be given to the settlement limits of Policy E2 (which was adopted in 1997). The balance therefore weighs in favour of the principle of development.
Development Management Considerations
6.14. The key considerations of the proposal are examined below, within the context of the prevailing Saved Development Plan Policies, where consistent with the NPPF, and national planning policy and guidance.
6.15. The Site comprises an open site which contains a public right of way, a small water course and a mosaic of common habitats (grassland, hedgerows, scrub and trees). Care has been taken to ensure that the impact
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upon the local and wider area is minimised and acceptable, through careful design and siting, and through the provision of appropriate mitigation, where necessary.
6.16. It is material that the Council considered the full suite of technical matters in 2019 when the outline application was taken to committee. In the committee report the Council concluded that:
“The proposal does not result in any adverse impacts on highway safety, surface water drainage or on residential and visual amenity, with appropriate mitigation measures in place to be secured by planning conditions. Appropriate planning obligations have also been negotiated and would be secured by a Section 106 Agreement, to mitigate against the impacts of the development.”
6.17. No objections were raised, from technical consultees or officers in the 2019 committee in respect of ecology, trees, ground conditions, agricultural land, heritage / archaeology or public rights of way. Again, this is a material consideration.
Housing Mix
6.18. Policy H4 as the submission draft of the Darlington Local Plan states that all developments must provide a proportion of dwellings which accord with standards from the Building Regulations Approved Document M: Volume 1, 47% Category M(2) and 9% Category M(3). To positively respond to this emerging policy, the scheme has provided 61% Category M(2) and 9% Category M(3) dwellings respectively.
6.19. In terms of affordable housing in the Borough, the latest evidence has informed draft Policy H5 of the submission draft Darlington Local Plan which sets out an affordable housing requirement of 20% within Middleton St George on all development of 10 dwellings or greater. The scheme has subsequently provided 20% affordable housing in order to appropriately respond to the local requirements of Middleton St George.
6.20. Given the above, it is therefore clear that the proposed development would make a positive contribution to the future housing needs of Middleton St George in accordance with draft Policies H4 & H5 of the submission Darlington Local Plan.
Design & Layout
6.21. The DAS demonstrates a high quality, contextual approach, to the new development and how it has evolved from conception, which accords with the aims and objectives of Core Strategy Policies CS2, CS10 and CS14, as well as paragraphs 56 and 57 of the NPPF. The proposed design will reflect and enhance Darlington’s distinctive nature; create a safe and secure environment; creating attractive, functional and integrated outdoor spaces that complement the built form; and relate well to the Borough’s green infrastructure network.
6.22. During the design process the applicant has undertaken consultation with the local community, relevant statutory consultees and the Council to ensure that a balanced scheme is put forward which addresses any issues identified. The house types proposed within this development have been specifically distributed to
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provide and appropriate mix of sizes, styles and designs, both to respond to differing needs in the village and provide a dynamic streetscape. The scheme has also made specific provision for Category M4 (3) accessible homes in accordance with Policy H4 of the draft Local Plan.
6.23. In depth technical investigations have informed the layout of the Site, as highlighted in the DAS. Following the consultation and detailed assessment of all the issues raised changes have been made to the scheme both to improve it and address specific concerns.
6.24. The Design and Access Statement also provides details of the materials that are to be used for the buildings roads and infrastructure. The materials have been selected to reflect the Sites context and setting whilst respecting the Sites village location. Specifically, the house types have incorporated similar brickwork, accent use of rendering, and on-site garages for dwellings, drawing from surrounding houses in the village.
6.25. The design has sought to respond directly to the matters raised within the latest “Issues and Requirements” appendix for the draft allocation within the Emerging Darlington Local Plan. The site has: included access from Station Road; diverted the existing Public Rights of Way previously located on the site (see the PROW Diversion plan submitted within this application package for further detail); retention of the existing beck valley which crosses the site; and incorporated the non-designated public house and route, including the provision of open space opposite.
6.26. It is considered that the proposed development creates a strong sense of place and responds positively to its context, including the integral open space. In this way, the proposed development meets with paragraphs 56 and 57 of the Framework, the saved policies of the Darlington Local Plan and Core Strategy and the Issues and Requirements of the submission draft Local Plan allocation.
Cultural Heritage & Archaeology
6.27. In terms of cultural heritage there are no designated heritage assets on the Site or in the immediate surrounding area. An Archaeological Desk Based Assessment (June 2016) and a Geophysical Survey (January 2017) both prepared by Archaeological Services Durham University are submitted in support of the application. The latter has identified some possible archaeological remains which will need confirming through trial trenching.
6.28. In the outline application Durham County Council’s Archaeology Team (the consultee for the Council) agreed, due to the site being in multiple ownerships, that there are limitations to any pre-determination works that could be undertaken, and that a planning condition could be attached to any approval to require post- determination evaluation works, and mitigation if necessary. This is the same position put forward by this application.
Landscape & Visual Impact
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6.29. Policy CS14 of the Core Strategy seeks to protect the distinctive character of the Borough’s built, historic, natural and environmental townscapes, landscapes and strong sense of place. This includes protecting and enhancing the separation and the intrinsic qualities of the openness between settlements. Saved Local Plan Policy E2 also relates to the protection and character of the countryside.
6.30. A Landscape and Visual Impact Assessment has been submitted in support of this application and considers the potential effects of the application on landscape character and visual amenity. This assessment concludes specifically that “From both a landscape and visual perspective the indicative proposed layout responds sympathetically to the wider landscape and urban character and has been designed so as to retain important landscape features and strengthen key characteristics of the surrounding landscape, where possible, whilst minimising visual intrusion.”
6.31. The site, which consists of agricultural land, adjoins the northern parts of Middleton St George and represents a logical extension to the built-up extent of the village. Station Road wraps around the northern and eastern boundaries of the site and is principally lined with housing. The site is largely seen in the context of existing housing to the northern and eastern boundaries, and the Water Park to the southern boundary. Whilst the western boundary is open to the countryside, the effects of development of this site would be contained by the existing heavy vegetation, and the site would predominantly be seen in the context of the existing built form.
6.32. The proposed landscape designs seek to incorporate and augment existing landscape features where possible, provide areas of open space, new planting, landscape corridor alongside the existing watercourse and at the western side of the site, all of which would mitigate any perceived impact as a result of development, alongside providing practical area of amenity space throughout the site and breaking up its built impact.
6.33. Overall, the proposal is well designed and cognisant of the character and appearance of the countryside surrounding the village. It is therefore in accordance with policy CS14 and E2 (in so far as Policy E2 protects the countryside) and policy ENV3 of the submission draft Local Plan
Ecology
6.34. Various ecological surveys have been conducted over the last five years with the most recent in 2021. Habitats within the site are dominated by poor semi-improved grassland indicative of grazing land. There is a small area of broad-leaved woodland along a watercourse in the north west of the site and extensive sections of mature hedgerow within and around the site including a number of trees within the field boundary hedgerows.
6.35. Eleven agricultural buildings are present within the site boundary; three portal framed barns with eight smaller buildings and containers. All of these buildings will be demolished as part of the proposed development and therefore have been assessed for their potential to support bats and barnowls. All of the buildings were considered to have low to negligible potential to contain roosting bats and bat activity across the site was low.
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6.36. In respect of other protected species, from the studies undertaken, white clawed crayfish, water vole, great crested newts and reptiles are considered most likely to be absent from the site. Bird populations are considered to be of up to district value if barn owl are breeding on or near to the site.
6.37. The following mitigation and avoidance strategies have been recommended as part of the proposals:
Existing trees and hedgerows have been retained on site, where possible. Further consideration will be given to opportunities to retain late maturity trees. Retained hedgerows will be enhanced and new areas replanted to replace those that are lost. A landscape buffer will be maintained along the watercourse, with habitats within this to be enhanced to maintain its value as a wildlife corridor. Bat roosting and bird nesting opportunities will be included within the development. Light spill along the watercourse and hedgerow at the site boundaries will be no greater than 2 lux.
6.38. Overall it is considered that the proposed development will conserve and enhance the natural environment, providing a qualitative net gain for biodiversity, in accordance with paragraph 175 of the NPPF, Core Strategy Policy CS15 and saved policy E21 the Darlington Local Plan.
Flood Risk & Drainage
6.39. The proposed development is situated within Flood Zone 1. The Environment Agency’s flood maps highlight a number of small areas across the site, associated with the water course. SuDs areas are identified within the layout.
6.40. A Flood Risk Assessment and Drainage Strategy has been submitted in support of the application which concludes that there is a very low chance of flooding from surrounding watercourses, surface water or groundwater. The report proposes a surface water and foul water drainage strategy.
6.41. As required by the NPPF, the proposed development would not increase the risk of flooding in other areas.
Transport & Parking
6.42. In accordance with paragraph 109 of the Framework, a Transport Assessment (TA) has been undertaken which confirms that the Site is in a highly sustainable location which benefits from an extensive range of public transport, pedestrian and cycle infrastructure.
6.43. A review of the personal injury accident data has been undertaken for the study area, which has shown that there are no specific accident concerns.
6.44. Access to the Development will be gained by Station Road, in roughly the same location as the existing farm access. In addition to the main vehicular access to the site, a separate pedestrian / cycle access point is proposed onto Station Road to the east of the site. This provides permeability through the site for pedestrian
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and cycle movements and increases accessibility from the site to the centre of Middleton St George. This route would also provide an alternative access to the site for emergency services.
6.45. Two Public Rights of Way (Footpaths No. 3 and No. 4 in the Parish of Low Dinsdale) cross the development site. It is proposed to divert the PROW as they cross the site. During the outline application the Public Rights of Way Officer raised no objections in principle to the indicative arrangements, subject to an application for a formal diversion of the routes. A PROW strategy has been submitted as part of this development which sets out the proposed timescales and position for the implementation of a new, diverted PROW.
Trees
6.46. An Arboricultural Impact Assessment undertaken by All About Trees (March 2021) has been submitted in support of the application together with an Arboricultural Method Statement, and a Tree Protection Plan. None of the trees within the site are protected.
6.47. The Arboricultural Impact Assessment concludes that, whilst a small number of trees and hedgerows would need to be removed to facilitate the development, all of the retained trees can be incorporated into the site design. Additionally, the reports conclude that subject to using the protective elements dictated by British Standard 5837, no significant damage should take place during the construction phase and the tree cover should flourish in the longer term.
6.48. As a result, we consider that the development successfully complies with the policies CS15 and CS16 of the Core Strategy and policy ENV4 of the draft submission Local Plan.
Ground Conditions
6.49. A Preliminary Investigation and a Phase II investigation at the site has been prepared by Sirius Group which identifies no major contamination issues because there has been no history of industrial land use on the site.
Noise & Air Quality
6.50. The application has been submitted with an Air Quality Assessment. The report considers the impact of the effects associated with the proposed development on receptors in the surrounding area. It has concluded that the impact of the development on the prevailing air quality in the area will be negligible for all existing and proposed receptors, and concludes that the site is suitable for the proposed development.
6.51. An Assessment of Noise Levels and Noise Amelioration Measures is submitted in support of the application It notes that the predominant noise source in the area was found to be road traffic noise on Station Road but that with standard building techniques (including standard ventilation) this noise source will not affect residential amenity for prospective residents.
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6.52. In summary it is considered that the development proposals comply with national and local policy for air quality and noise.
Socio-Economic
6.53. The Proposed Development will have a number of positive beneficial socio-economic effects, the key points of which are summarised below:
During the construction phase of the development there is the potential for a beneficial impact associated with construction employment and associated economic outputs, through the creation of employment on site and within the supply chain. Once completed, there is the potential for beneficial impacts associated with retail supported in the village as well as fiscal benefits to the Council (New Homes Bonus and Council Tax) Following the relocation of a significant part of the Treasury out of London as part of the Government’s plans to move more than 22,000 senior government civil servants out of the capital by 2030 as part of its levelling up agenda. This Site provides the opportunity to provide high quality housing which would support this economic growth.
6.54. There are no identified adverse socio-economic benefits of the Proposed Development and no mitigation measures are therefore considered necessary.
Planning Obligations
6.55. In accordance with the NPPF, the applicant will enter into dialogue with the council to agree a list of planning conditions and obligations in accordance with the three requirements of Regulation 122(2) of the Community Infrastructure Levy (CIL) Regulations 2010 (reflected by paragraph 204 of the Framework), i.e. the contributions are:
1. Necessary to make the development acceptable in planning terms; 2. Directly related to the development; and 3. Fairly and reasonably related in scale and kind to the development.
Presumption in Favour of Sustainable Development
6.56. Having established that the key technical considerations can be appropriately addressed and that the proposed development would not have any significant adverse impacts, the overall issue of whether the proposals constitute sustainable development must be afforded consideration.
6.57. Sustainable development is placed at the heart of the planning system by the NPPF and it is described by paragraph 8 as covering three dimensions: economic, social and environmental. As previously discussed, the site is in a sustainable location, immediately adjoining an existing settlement which benefits from community facilities including a community centre, primary school, chapel and a number convenience stores. Additionally the site benefits from hourly rail links to central Darlington and surrounding villages and bus links
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which services the entire eastern edge of the site every half an hour, providing immediate and consistent connections to central Darlington and surrounding villages.
6.58. The following section demonstrates how the proposals will secure a sustainable form of development in accordance with the NPPF and PPG guidance that should be wholly supported by the Council.
6.59. Set out below are a number of mutually inclusive economic, social and environmental benefits associated with the proposed development:
Economic Benefits (as per the HBF Housing Calculator):
Supporting the employment of 806 people £6,848,192 Spending in local shops £293,659 Council Tax provision Significant New Homes Bonus
Social Benefits:
New high quality housing Provision of 20% Affordable housing (52 dwellings) Provision of accessible homes and bungalows
Environmental Benefits:
Net ecological benefits to the site including habitat creation and protection Ecological improvements along the river corridor
6.60. The above assessment demonstrates how the proposed development will deliver sustainability benefits across the three dimensions defined by the NPPF. The NPPF clearly states that sustainable development should be approved without delay.
Planning Balance
6.61. The proposed development in this location would support economic development objectives and meet the aims and objectives of sustainable development, delivering substantial benefits across all three strands of sustainable development (economic, social and environmental). In accordance with paragraph 11 of the NPPF, the development proposal clearly constitutes ‘sustainable development’.
6.62. There are no technical matters which conflict with adopted or emerging policy and the principle of development is considered to be acceptable when the emerging local plan is considered in line with the NPPF. The planning balance indicates the this application can be approved without delay.
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7. Conclusions
7.1. This Planning Statement supports a full planning application submitted by Savills UK Ltd on behalf of Story Homes. The description of development being proposed is as follows:
““Full planning application for the development of 260 dwellings including access, open space, landscaping, SuDS and associated infrastructure”
7.2. The principles outlined within the DAS would secure a high quality scheme utilising a range of sustainable construction methods and techniques providing a wholly sustainable scheme.
7.3. As this Statement explains, in determining this planning application it is evident that:
. Whilst development at the site would be contrary to extant policies E2 of the ‘Saved’ Local Plan and CS1 of the Core Strategy there are significant material considerations which support the principle of development including: o the advanced state of preparation of the emerging Local Plan, in which the site has been proposed to be allocated for residential development and has been since 2018; o the previous consideration of the site for residential development as part of an ongoing outline planning application (ref: 16/00976/OUT). This application was subsequently found to be acceptable (in principle and technically) and recommended to be approved at planning committee by officers.
. Following the evidence submitted to support this application, it has been demonstrated that there are no technical constraints which would preclude the site from development.
7.4. In short, this Planning Statement has demonstrated that the site’s proposed allocation within the emerging local plan, the sustainability of the site and the previous ‘recommendation to grant’ at the site represent significant material considerations in favour of approval. The proposals accord with the principles of sustainable development as set out in national planning policy. As such, it is respectfully requested that planning consent is granted at the earliest opportunity.
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Appendices
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Appendix 1 – Site Location Plan
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