Proposed Modification to Green Belt Boundary

Proposed Modification to the Durham Green Belt

Land to West of Castlefields, Bournmoor, Chester-le-Street, County Durham

For Mrs H. McCall

CONTENTS

Introduction Purpose of Statement 3 Site Description and Location 3 Planning Policy Context 4 NPPF 4 Chester-le-Street Local Plan 4 Emerging Local Plan 5

Methodology Introduction 6 The Purpose of the Green Belt Around Bournmoor 6

Assessment Site Characteristics 7 Site Surroundings 7 Planning History 9 Openness and Visual Containment 9 Physical Containment 11 Relationship with Existing Urban Area 11 Historical Analysis 12 Separation of Settlements 14 Relationship with Future Planned Development 15 Landscape Impact 16 Development Constraints 17

Conclusions 18

2 Introduction

Purpose of Statement

This statement has been prepared to support the proposed modification of the Green Belt boundary surrounding Bournmoor to exclude land to the west of Castlefields. It is submitted in response to consultation of the recent Pre-Submission Draft Local Plan.

Site Description and Location

The subject site, as outlined opposite, is an agricultural field, roughly triangular in shape which extends to an area of 8.35 hectares (22 acres). The site lies to the west edge of the village of Bournmoor, approximately 2.6km to the west of the centre of Chester-le-Street.

The site is well related to the existing settlement although situated outside of the settlement limit established by the Chester-le-Street

Local Plan adopted in 2003. The site shares a significant boundary with the settlement envelope of Bournmoor to the east, extending to

280 metres in length.

The site is bounded by the A183 (Chester Road) to the north and beyond this lies the historic parkland landscape of the Lambton

Estate. To the west of the site lies a short terrace of houses known as Houghton Gate and beyond this lies open fields in agricultural use and the A1 dual carriageway.

The south edge of the side is defined by the A1052 (High Primrose

Hill) with open agricultural land and the A1 further to the south.

Satellite Image Of Site (Outlined Red) And Immediate Surroundings

3 Planning Policy Context

NPPF Chester-le-Street Local Plan (CLSLP)

Section 9 of the NPPF reaffirms the Governments commitment to Green Paragraph 85 of the NPPF also requires local planning authorities to have Although adopted back in 2003 the CLSLP provides the local policy

Belts as a strategic planning tool. The guidance states that there are 5 regard to the following when defining boundaries: framework for development management decisions in this part of County main purposes of the Green Belt: Durham. The accompanying proposals map further establishes the • ensure consistency with the Local Plan strategy for meeting boundaries for all planning related designations, including Green Belts. identified requirements for sustainable development; • to check the unrestricted sprawl of large built-up areas; • not include land which it is unnecessary to keep permanently open; • to prevent neighbouring towns merging into one another; • where necessary, identify in their plans areas of ‘safeguarded land’ • to assist in safeguarding the countryside from encroachment; between the urban area and the Green Belt, in order to meet • to preserve the setting and special character of historic towns; and longer-term development needs stretching well beyond the plan • to assist in urban regeneration, by encouraging the recycling of period; derelict and other urban land. • make clear that the safeguarded land is not allocated for

development at the present time. Planning permission for the The guidance does however recognise that, on occasion, it is necessary permanent development of safeguarded land should only be to review the boundaries of existing Green Belts in light of changing granted following a Local Plan review which proposes the circumstances. development;

Paragraph 83 of the NPPF states that amendments to existing Green Belt • satisfy themselves that Green Belt boundaries will not need to be boundaries should only be altered in ’exceptional circumstances’ through altered at the end of the development plan period; and the preparation or review of the Local Plan. During such times local • define boundaries clearly, using physical features that are readily planning authorities should consider the Green Belt boundaries having recognisable and likely to be permanent. The above insert for Bournmoor shows the settlement limit drawn tightly regard to their intended permanence in the long term, i.e. beyond the plan At paragraph 86, the guidance confirms that Green Belt designation around the main built from of the village. The designated Green Belt period.

should not be used as a means to prevent development affecting the surrounds the entirety of the village. The Green Belt separates

In reviewing Green Belt boundaries, local planning authorities are advised character of villages for which there are other controls available i.e. Bournmoor from the neighbouring village of Fencehouses to the south. to take account of the need to promote sustainable patterns of settlement limits and conservation areas. The designation affects all of the site. development.

Emerging Local Plan Lambton Park Estate Executive Housing

The emerging Local Plan for County Durham is at an advanced stage with Although agreeing that the site is well contained, the Council’s review has In response to the need to allocate a number of strategic housing sites to the recent publication of the Pre-Submission Draft, the fifth significant considered that the removal of the site from the Green Belt would meet the requirements of the emerging plan, an executive housing site stage for involvement in the local plan. The Pre-Submission Draft is immediately subject the site to increased development pressure which extending to 72.4 hectares is proposed to be allocated within the historic currently subject to consultation at the time of writing this statement. would ultimately impact upon the openness of the Green Belt. As such park of the Lambton Estate, just to the north of the subject site (see map

the local planning authority are not currently minded to amend the Green below). This allocated housing site is currently in the Green Belt and has As part of the evolution of the emerging plan, exceptional circumstances Belt boundary to exclude the site. a close physical relationship with the site. It is therefore particularly have been identified which have led to the removal of land from the Green relevant in consideration of the proposed modification. Belt across the County. This is balanced with the expansion of the Green Policy 14 County Durham Plan Pre-Submission Draft Belt to the North West of the County around Burnopfield, Medomsley and The annotated satellite image below is taken from the Lambton Estate Hamsterley. The local planning authority have therefore reviewed existing Policy 14 of the County Durham Plan Pre-Submission Draft states that Supplementary Planning Document which provides the framework for the Green Belt boundaries for appropriateness to ensure they are fit for ‘Within the Green Belt, as shown on the Proposals Map, the construction future development of the Lambton Park Allocation. This indicates purpose in regards to their permanence for a duration beyond the plan of new buildings will be regarded as inappropriate and will not be significant new residential and employment areas within the site and period. The review of the existing Green Belt has considered minor permitted. ’ The policy states that there are exceptions to this where such potential access points, one being adjacent to Houghton Gate to the west. amendments in addition to strategic site alterations. Any amendments proposals accord with other policies in that are proposed will be subject to a Sustainability Appraisal and the the Plan and minimise impact on

Habitats Regulations Assessment. openness through appropriate

landscaping, design, scale, siting and

Site Review appropriate use of materials. The

policy lists these exceptions (a-k). The subject site at Bournmoor has been assessed through the process of reviewing Green Belt boundaries, most recently through the Non-Strategic

Green Belt Modifications (October 2013) paper, to support Policy 14 of the

County Durham Plan Pre-Submission Draft. This evidence paper states that the purpose of the Green Belt around Bournmoor is to ‘maintain the ► Satellite Image illustrating the open countryside around and between settlements’. development Framework of the Lambton

Park Estate. (Source : Figure 27 of the Lambton Estate SPD)

5 Methodology

Introduction In addition to these 4 requirements, the Council have used other specific tightly around the main built up area of the village which already serves

criteria to assess the appropriateness of sites where they are to be this purpose.

The basis for considering whether the subject site should be removed released for development purposes. This criteria has been used to To prevent neighbouring towns from merging - Bournmoor is a village from the Green Belt reflects the planning policy context, outlined earlier in consider non-strategic modifications to Green Belt boundaries and rather than a town and the nearest settlement is Fencehouses which is the statement and the Council’s own criteria for assessing sites and includes site characteristics, planning history, land use and environmental separated by around 250m of open countryside to the south. The site whether they should be excluded from the Green Belt. designations, relationship to the settlement, compatibility with adjoining therefore does not form part of the open ’buffer’ between Fencehouses

land uses and development constraints. This statement will utilise the and there are no other neighbouring settlements to the west. Firstly it is useful to consider what specific purpose the Green Belt around same criteria in assessing the site, where relevant. To assist in safeguarding the countryside - The site is agricultural in Bournmoor serves in response to the 5 main purposes of Green Belt, as nature and part of the surrounding countryside. It is however well set out at paragraph 80 of the NPPF. The statement will therefore contained by physical boundaries and existing landscaping to the consider each of these purposes in relation to Bournmoor and the site. The Purpose of the Green Belt periphery of the site.

The Council’s assessment methodology, used to review Green Belt The Councils ‘Non-Strategic Green Belt Modifications (2013)’ paper states To preserve the setting and special character of historic towns - boundaries in relation to non-strategic sites, has acknowledged that any that the purpose of the Durham Green Belt was primarily designed to Bournmoor is not a historic settlement although does have a Conservation proposed amendments should not impede any of the 5 purposes of Green prevent unrestricted sprawl within the Tyne and Wear Conurbation. It also Area to the north of the village. The Bournmoor Conservation Area is

Belts. The Council’s evidence paper ‘Non-Strategic Green Belt served to protect the status of Durham City as a World Heritage Site by remote from the site and the site has no value to the setting of the

Modifications’ has assessed sites based on the advice within the NPPF, safeguarding the setting and special quality of the City, and assisted in the Conservation Area. identifying the following requirements to ensure that any modifications to urban regeneration in surrounding settlements. To assist in urban regeneration - There are very few, if any, brownfield the Green Belt are sound: or derelict sites within Bournmoor which could be an indication of the In regards to Bournmoor specifically, the Non-Strategic Green Belt effectiveness of the Green Belt since it was first designated. Given the • Ensure consistency with the County Durham Plan for meeting Modifications Paper states that the purpose of the Green Belt is to lack of derelict sites at present, however, the Green Belt is not currently identified requirements for sustainable development; ‘maintain the open countryside around and between settlements’ . serving to assist in the urban regeneration of Bournmoor.

• Not include land which is unnecessary to keep permanently open; The NPPF states that there are 5 main purposes for Green Belt and this In light of the above, it is suggested that the primary purpose of the Green • The boundary will not be altered at the end of the plan period; and, first part of the assessment briefly considers each of these in relation to Belt around Bournmoor is to prevent coalescence with Fencehouses and • Define boundaries using physical features that are readily Bournmoor and the site. maintain open countryside around the village, presumably to preserve its recognisable and likely to be permanent. To check unrestricted sprawl - This could account for the purpose of the form and character. The existing terrace of houses at Houghton Gate are

Green Belt surrounding Bournmoor although it will be noted that the not defined as a settlement and are already within the Green Belt.

Current CLSLP Proposals Map already includes a settlement limit drawn

6 Assessment

Site Characteristics Site Surroundings

The site is generally even although there are a number of low lying ridges The site lies adjacent to the existing settlement boundary to the east, and across the site which cause an undulating effect noticeable in the is bordered by a suburban housing estate constructed around the 1990’s. panoramic photograph below. Topographical surveys of the site would These are predominantly two storey properties arranged in a series of cul- suggest that there is a general fall towards the north east corner of the site de-sacs around a central estate road. The remaining development in where there appears to be an existing drainage ditch. There is a public Bournmoor lies predominantly to the east. This is a mixture of private combined sewer running inside the site adjacent to the southern site housing and ex-local authority housing constructed between 1920 and boundary which enters the Castlefields Estate. 1950. Local Facilities include a school, church, community building, public Distant Views of Penshaw Monument

house, cricket club and a small number of shops. The site is entirely open although there is existing structure planting to each of the site boundaries as described later in this statement. To the south of the site the land is open pasture land which offers distant

views towards Chester-le-Street. To the north, the landscape is The site is currently in agricultural use for the production of crops and dominated by the Lambton Park Estate and its associated woodland areas there is no evidence of any previous alternative use or activity. interspersed with open grassland.

The site benefits from an existing field access from the A1052 to the To the east of the site is Houghton Gate, a short terrace of residential south. From within the site, it is possible to obtain views of a number of properties and beyond this are open fields used for pasturage. local landmarks including Penshaw Monument to the north east. Open Views Towards Chester le Street to South

Ridge of Terraced Properties at Houghton Gate (Beyond Tree Line) Castlefields Estate (Edge of Settlement)

Panoramic Photograph of Site (Taken from Existing Field Access with A1052)

Annotated Satellite Image Showing Site Surroundings

River Wear Chester New Bridge Existing Copse of Trees

Church of St. Barnabas Woodland Edge to Lambton Park Estate

Cricket Club Former Lambton Lion Park

SHINEY ROW Lake

School

Community Building

A1 BOURNMOOR

Local Shop

Hair Dressers

Lumley Castle Houghton Gate

Existing Field Access (A1052)

The Dun Cow Inn (PH)

Bus Stop FENCEHOUSES Woodland Corridor Riverside Ground (DCC)

River Wear Industrial Site

Planning History

The site has been the subject of a recent outline planning application for North Boundary (A183) - Boundary defined by an existing 4m high The topography of surrounding land and the existing vegetative cover the erection of 168 dwellings together with community facilities, hedge interspersed with 8-12 metre high individual species. There is no along the site boundaries ensure that any views into the site are limited to commercial floorspace, landscaping works, open space and associated existing field access to this boundary and vegetation passing glimpses along the A1052. infrastructure (ref. 2/12/00217/OUT). South Boundary (A1052) - Boundary defined by a 3 metre high hedge of

mixed species (largely hawthorn) and wire mesh fence. There is a single Views into the site from houses on the western edge of the Castlefields The recent planning application was refused in December 2012 due to the field access and other gaps within this hedgerow. Estate are made possible by virtue of the close relationship with the site location of the site beyond the established settlement limit and within the East Boundary - Boundary is designed with a immature 5 metre wide tree and the land of any substantial landscape screening along the east site Green Belt. The application was also refused on the grounds that the site belt and garden fences to properties on the west edge of the Castlefields boundary. The east site boundary is also the designated Green Belt was considered to be an unsustainable location. Estate. boundary and is not a boundary that is defined by strong physical

features. Openness and Visual Containment West Boundary - The west tip of the site is occupied by a mature copse of trees.

The photographs on the following page provide a clear impression of the Whilst the site is undeveloped and open in character, its openness is not Existing landscaping features to the north, south and west boundaries existing site boundaries. significantly beneficial to the wider Green Belt by virtue of the lack of therefore ensure the site is visually well contained from adjacent highways public views into the site. This is mainly attributable to the existing site and neighbouring land offers no elevated views into the site. boundaries which are well defined and can be described as follows:

Internal View From the North of the Site Looking South Along East Site Boundary

1 2 3

View towards Houghton Gate Along A1052 (Site Frontage to Right) Footpath and Hedgerow to A1052 Frontage Copse of Mature Trees at West End of Site

4 5 Photographs 1 - 5 opposite provide a visual

description of the various site boundaries and

how these are currently defined. It is evident

that dense planting to boundaries of the site

adjacent to the A1052 and A183 provide

effective screening in views travelling along

these routes. This compares with the open field

boundary (photograph 4) to the south side of

the A1052 which offers unrestricted views into

the open countryside to the south of the site.

Open Boundary with Sparse Tree Planting to Field to South of Site (A1052) Site Frontage With A183 Chester Road (Site to Right)

Physical Containment Relationship with Existing Urban Area

An essential characteristic of Green Belts is their permanence which can The site borders the existing urban edge of Bournmoor and therefore has With reference to historical maps on the following pages, it is apparent only be achieved through establishing boundaries that are both logical and a strong physical relationship with the settlement envelope. that the western edge of Bournmoor, insofar as it relates to the site has defensible. The site is physically well contained by virtue of the existing previously been redrawn following previous residential development, firstly The eastern boundary of the Green Belt, which abuts the western edge of road infrastructure surrounding the site. This includes the A183 Chester through The Meadows estate and more recently through the Castlefields the Castlefields Estate, is both artificial and arbitrary, following no obvious Road and A1052 High Primrose Hill, significant physical features which Estate, granted on appeal in 1989. The Meadows development was physical or natural boundary. Although there is a narrow strip of planting already detract from the openness of the area. The site borders the granted on the basis that it rounded off the settlement but was later along this boundary, the settlement edge is weak and poorly defined. As existing urban edge of Bournmoor and is therefore already contained by followed by the Castlefields Estate further to the west. Development limits the photomontage below shows, existing landscaping offers only limited existing development to the east. were subsequently extended to include the Castlefields Development. screening or buffering to this urban edge.

The removal of the site from the Green Belt would therefore leave a The release of the site from the Green Belt, to enable possible future clearly defined boundary based on physical features that are readily development is therefore entirely consistent with the historical growth recognisable and permanent in the long term. pattern of Bournmoor.

Photomontage Showing the Western Boundary of the Castlefields Estate Adjacent to the Site

11 Historical Analysis

1862 1898 1921

1862 - 1967

The earliest historical maps show the nucleus of Bournmoor (previously

called Wapping until 1865) to the north east of the site with the Lambton

estate clearly outlined to the north. The current route of the A183 (Chester

Road) and the A1052 (High Primrose Hill) are clearly distinguishable and

frame the site. The 1862 map records terraces of housing (used as staff

housing for the Lambton Estate) and a school at the village centre whilst

the 1898 map records St. Barnabas Church (built in 1867). The 1921 map

records further development and a cricket ground to the east of the church.

Between 1921 and 1951 map, there is significant housing development to

the south of the historic core of the village with the construction of

properties known as the flowers estate comprising of Lilac Terrace, Rose

Crescent, Marigold Crescent and Lilac Square. Between 1951 and 1967 1951 1967 there is little change in the village envelope although there is some evidence of infill development.

1973-1976 1981 1987-1989

1973 - 2006

The 1973 - 1976 map records significant housing development to the east

of the ‘flowers estate’ (Lambourne Close, Medwyn Court and Alwyn Close)

with significant private housing to the west of Rose Crescent (Ellesmere,

Beaumaris and St. Barnabas). The 1981 map shows little change in

regards to the settlement or the site.

The 1987-1989 map shows further development to the west of the

settlement with the development of The Meadows estate which narrows the

gap between the settlement and the site. The 2000 map records the

development of the Castlefields estate, providing a new western edge to

the settlement and removing any gap with the site.

Historical maps have therefore shown significant development of the village 2000 2006 from between 1921 and 2000, with more recent development extending the western limits of the settlement.

Separation of Settlements

Of primary significance to the purpose of the Green Belt serving Bournmoor is to protect open Shiney Row countryside between Bournmoor itself and neighbouring settlements to retain their existing form, character and identity.

Site Bournmoor is situated to the north east of the County near to the boundary with Sunderland City Bournmoor

Council. The nearest settlement is Fencehouses to the south which is separated by around 250 metres of open land within the Green Belt.

The County boundary, defined by the former railway line, lies to the east of Bournmoor with the settlement of Shiney Row approximately 650 metres away. There are no neighbouring settlements to the north or west of Bournmoor. The nearest settlement to the west is Chester le Street at a distance of around 2.2km. KEY Fencehouses The site is located to the west of the village and as such would have no impact in narrowing or Green Belt

Settlement Limit (Durham only) reducing the Green Belt between settlements. The identity of both Bournmoor and Fencehouses

County Boundary would therefore be unaffected by the proposed Green Belt modification.

The terrace of dwellings at Houghton Gate are already within the Green Belt and is too small to be a Green Belt around Bournmoor settlement. There is no reason why any future development of the site should not retain the existing landscape buffer at the west end of the site.

The form, character and identity of Bournmoor itself would be unaffected by the removal of the site from the Green Belt. The western edge of Bournmoor has already been extended a number of times as the settlement has grown with the addition of new housing. Further expansion of the settlement to the west would therefore be entirely in keeping with the pattern of growth over the last 30-40 years.

The proposed Executive Housing allocation at Lambton Park, comprising of around 400 executive dwellings would have far greater impact on the character, identify and form of Bournmoor by virtue of the scale and the close proximity to Bournmoor. Terrace of Dwellings at Houghton Gate Entrance to Castlefields Estate

Relationship With Future Planned Development KEY

Lambton Estate Executive Housing In addition to considering the relationship with existing development The plan opposite shows the site in relation to the extent of the Green Site (Outlined Blue) within Bournmoor, it is also appropriate to consider any future planned Belt as proposed in the Pre-Submission Draft of the County Durham Village Envelope (Yellow)

Site (Shaded Red) developments that have an impact upon the Green Belt around the Plan. In view of the proposed deletion of land within the Lambton settlement. Estate, the extent of the site to the west of Castlefields is small by

comparison. In addition, the removal of the site and the redrafting of In response to an identified need for executive housing, the Pre- the boundary to follow the A1052 and wood land areas adjacent to the Submission Draft Local Plan proposes the allocation of an executive A183 forms a more natural and permanent boundary. housing site within the Lambton Estate, immediately north of the site.

To accommodate this, the emerging Local Plan proposes the deletion of 72.4 hectares of land from the Green Belt. The Green Belt boundary would subsequently be redrawn around this future development site following a number of existing highways and woodland edges. The Lambton Estate SPD, already shows how development could be accommodated with significant new build elements extending to the north of the site, adjacent to the A183.

A significant part of the southern boundary of the proposed allocation would be formed by the A183 Chester Road and the development limit to the north of Bournmoor. The deletion of this allocated site from the

Green Belt, together with the village envelope, which is already excluded from the Green Belt, create a significant hole in the Green

Belt adjacent to the site.

The openness of the surrounding landscape to the north and north- SITE east of the site will therefore be significantly diminished by the executive housing development as indicated within the SPD. The openness is already reduced by the terrace of dwellings at Houghton

Gate to the west, at a prominent corner of the A183 Chester Road. Lambton Park Executive Housing Allocation (Source: Lambton Estate SPD, October 2013)

KEY KEY

Green Belt Green Belt

AOHLV AOHLV

Green Belt Boundary as Proposed by Emerging Local Plan Green Belt Boundary with Land to West of Castlefields Removed

Landscape Impact characteristics of the Wear Lowlands is the number of historic parklands The site is not subject to any landscape designation, in fact the Proposals

and associated castles and country houses which occupy the attractive Map of the CLSLP specifically excludes the site from the Area of High Whilst Green Belt is a designation that protects land purely for spatial valley landscapes of the River Wear. These align the route of the valley Landscape Value (AHLV) which surrounds the site and includes the open planning reasons, and the quality of land or the landscape is not usually a from Brancepeth in the south to Lambton and Lumley in the north. fields to the south and west, and the historic parkland to the north. primary factor in their designation, it is appropriate to consider the landscape context of the site. The Wear Lowlands is divided into two broad landscape types which The site is located within a wider area allocated for the implementation of

include the incised valley landscape which follows the course of the River a community forest and Policy CM2 of the CLSLP requires any The County Durham Landscape Character Assessment identifies the site Wear and the lowland valley terraces which lie either side of it. The site development of the site to support the Council’s long term commitment to as lying within the Wear Lowlands County Character Area. This forms occupies part a flatter terrace which lies above the more scenic valley the Great North Forest Strategy. The Great North Forest is not a part of the Tyne and Wear Lowlands National Character Area. landscape of the River Wear. This valley landscape cuts through the protective policy however and any future development within the site could

The Wear Lowlands is a settled lowland valley which has forms an centre of the Lambton Estate to the north of the site. Given the site does include areas of significant tree planting to link with existing woodland important north-south communications corridor. One of the key not form part of a valley landscape it is much less sensitive as a result. areas which characterise land within the Lambton Estate to the north.

Potential Development Constraints Flood Risk

Although the main focus of this statement has been to consider The site is not currently within an area that is at significant risk whether the site should remain within the Green Belt, having of flooding. As will be noted from the extract from the regard to the various relevant policy considerations, this section Environment Agency’s Flood Maps (opposite and below), the looks briefly at any potential constraints that might preclude any site is within Flood Zone 1 which is not at risk of flooding from future development of the site. either the sea or the river Wear to the south.

The main development constraints in this case are access, There is also no land adjacent to the site which is at risk of flood risk, ecology and archaeology. flooding. Given the topography of the site, surface water flows

are likely to be discharged at a reduced rate to existing Access drainage channels to the north of the site although there is also

As well as providing strong physical containment of the site, the potential to use sustainable urban drainage techniques.

A1052 and A183 ensure that there is good potential Visibility Looking East Along A1052 from Existing Field Access connectivity with the adopted public highway network. The Ecology

A1052 is considered to offer the best means for accessing the The site has been the subject to ecological assessment that site at a point close to the existing field access. This position has confirmed that the development of the site is highly unlikely offers good levels of visibility in either direction. to have an impact upon wildlife, protected species or any local

A Transport Assessment, prepared for the previous mixed use or national sites of nature conservation importance. Additional scheme, confirms that development of the site could be served tree planting could be provided through any development of the from a simple priority junction. Furthermore, it is confirmed that site to increase natural habitat and the biodiversity of the site. the junction of the A183/A1052 would operate well below capacity when accounting for development of the site. Through Archaeology improvement of the A183 Picktree Lane node, the Transport There are no significant archaeological sites within the Assessment has shown that it is possible to mitigate the immediate vicinity of the site. The risk to potential important transport impacts associated with the development of the site. archaeological remains is therefore low. Archaeological

As such there are no access issues that should be considered assessment of the site could be undertaken to aid an a constraint to the potential future development of the site. understanding of the potential effects upon archaeology. Extract from Environment Agency Flood Maps (Site Circled)

Conclusions

• In view of the proposed deletion of land within the Lambton Estate, the extent This statement has considered the relevant planning policy framework in relation to of the site is small by comparison. Green Belts and their designation. The statement has considered the site in relation to the 5 main purposes of the Green Belt as outlined in the NPPF and has assessed • The provision of significant housing following the modification of the Green the site in regards to the Council’s criteria for considering deletions and Belt Boundary to accommodate executive housing at Lambton Estate would modifications to the Green Belt as part of the review of the Green Belt. This have a far greater impact on the character and identify of Bournmoor and the submission is made in response to consultation in respect of the Pre-Submission openness of land to the west of the settlement. Regardless of any

Draft of the Local Plan. exceptional circumstances that might justify this executive housing allocation,

the character and openness of the landscape to the north of the site will be Through this statement it is submitted that there are exceptional circumstances for permanently changed. the removal of the site from the Green Belt. These circumstances are set out in this • The site is not sensitive in landscape terms, occupying a flatter terrace above statement and outlined below: the more scenic valley landscape of the River Wear. The site is not subject to

any landscape designation and is outside of the AOHLV which surrounds the • The primary purpose of the Green Belt around Bournmoor is to prevent site and Bournmoor itself. coalescence with Fencehouses and maintain open countryside around the • There is scope to improve landscape character through additional tree village. planting to link with existing woodland areas and support the Council’s long • Existing landscaping to each of the exposed boundaries ensure the site is term commitment to the Great North Forest Strategy, in accordance with visually well contained with views into the site limited to passing glimpses Policy CM2 of the CLSLP. along the A1052. • There are no development constraints that would preclude any future • The site is physically well contained and removal of the site from the Green development of the site. Belt would leave a clearly defined boundary based on physical features that

are readily recognisable and permanent in the long term. This statement has therefore shown that there is a strong basis for the proposed

• The site borders the existing urban edge of Bournmoor and has a strong modification of the Green Belt boundary around Bournmoor, to remove land to the

physical relationship with the settlement envelope. west of Castlefields as identified. This land does not currently serve any clear

• The site is located to the west of the village and as such would have no Green Belt purpose, as defined by the NPPF, and in view of the proposed future

impact in narrowing or reducing the Green Belt between settlements. The deletion at Lambton Park, there is no need to keep this land permanently open.

purpose of the Green Belt and the identity of Bournmoor and neighbouring We therefore respectfully request that the Council gives its full and detailed settlements would therefore be unaffected by the Green Belt modification as consideration to this statement in support of the proposed modification. proposed.