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111020-Ceplanning-Item5a-Tiana Lane, Item

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111020-Ceplanning-Item5a-Tiana Lane, Item Planning Services COMMITTEE REPORT APPLICATION DETAILS APPLICATION NO: DM/20/02163/FPA FULL APPLICATION Erection of a single storey dwelling DESCRIPTION: NAME OF APPLICANT: Chantelle Morrison Tiana Lane, Pittington Road, Rainton Gate, Houghton- ADDRESS: le-Spring, DH5 9RG ELECTORAL DIVISION: Sherburn John Russell (Senior Policy Officer) CASE OFFICER: Tel: 03000 263 428 Email: [email protected] DESCRIPTION OF THE SITE AND PROPOSALS The Site 1. The application site comprises of an area of greenfield land approximately 1,815.60 square metres located within the green belt off Pittington Road, Rainton Gate, Houghton-le-Spring. The site lies behind and on the very edge of a sporadic group of houses fronting along Pittington Road. The site in question has detailed planning history including enquiries for various uses and refusal for full planning permission for a detached bungalow, which was also dismissed at appeal by the Planning Inspectorate in 1997. 2. The application site falls outside of existing defined settlement boundaries within the County Durham Plan. Therefore, as this site is outside of existing defined settlement boundaries it would be classed as development in the open countryside. This is in addition to the site being located within the Durham City Green Belt. The Durham City Green Belt was designated in the County Structure Plan Review (adopted 1999) with boundaries established in 2004 through the Durham City Plan (adopted 2004). Policy 20 in the County Durham Plan defines the Green Belt boundary on the proposals map and sets out policy restrictions. 3. The existing housing development in effect forms ribbon/linear development. The closest property to the application site, The Rowans, was constructed in the late 1960’s early 1970’s, prior to the establishment of the Green Belt. The application site is not considered to be infill development and furthermore it is not considered that the existing houses constitute a defined settlement. 4. Access to the site is taken via a short length of private track which connects to Pittington Road. On completing the site visit it was noted that works creating an access off Pittington Road had been completed with tarmacadam. It was further noted that a form of temporary accommodation was situated at the northern edge of the site and has not received any planning consent. The Proposal 5. Planning permission is sought for the erection of a single storey dwelling located within the Green Belt. The dwelling is proposed to be constructed in red facing brick, interlocking concrete tiles, double glazed UPVC windows, composite doors and gravel finished driveway. The proposed dwelling will contain 3 bedrooms, one with en-suite, and a family bathroom. 6. National Policy states that exceptional circumstances must be demonstrated for inappropriate development to be approved in the Green Belt, no details regarding exceptional circumstances have been provided. The Design and Access statement states that the site has previously been developed. Furthermore, the statement assumes that the proposal is in compliance with the NPPF due to it be previously developed land at paragraph 145 (g) relating to Green Belt exceptions. Whilst the site has a detailed planning history as identified below, planning history below shows that no approvals for development have been granted, Therefore, it is incorrect to assume that the land has been previously developed in accordance with the Town and Country Planning Act. 7. The application is reported to Planning Committee at the request of Councillor Hall who wishes to support the application and to allow the committee to be given the opportunity to consider the full context and suitability of the application in relation to this modest family home in keeping with its residential setting on that street. PLANNING HISTORY 8. A planning application (4/96/00265/OUT) for the erection of bungalow (outline) was refused 25th June 1996 and a subsequent appeal dismissed by the Planning Inspectorate on the 20th May 1997 9. A planning application (4/03/00798/OUT) for an outline application for residential development comprising one dwelling was refused 30th September 2003. 10. A planning application (DM/14/02682/FPA) was submitted for the erection of stable block and laying of hardstanding to create yard and was subsequently withdrawn on the 4th March 2015. 11. A planning application (DM/15/02099/FPA) was submitted for change of use of land to equestrian and block of stables (2 stables and tack room) (description amended 26/08/2015) which was a resubmission of DM/14/02682/FPA and was refused 1st September 2015. 12. A certificate of lawful existing use (DM/16/01952/CLU) was submitted for equestrian use exceeding 10 year use and was refused 27th February 2017. PLANNING POLICY NATIONAL POLICY 13. The Government has consolidated all planning policy statements, guidance notes and many circulars into a single policy statement, the National Planning Policy Framework (NPPF), although the majority of supporting Annexes to the planning policy statements are retained. The overriding message is that new development that is sustainable should go ahead without delay. It defines the role of planning in achieving sustainable development under three topic headings – economic, social and environmental, each mutually dependent. 14. The presumption in favour of sustainable development set out in the NPPF requires local planning authorities to approach development management decisions positively, utilising twelve ‘core planning principles’. The following elements of the NPPF are considered relevant to this proposal; 15. NPPF Part 6 Building a Strong, Competitive Economy: The Government is committed to ensuring the planning system does everything it can to support sustainable economic growth. Planning should operate to encourage and not act as an impediment to sustainable growth. Therefore significant weight should be placed on the need to support economic growth through the planning system. 16. NPPF Part 9 Promoting Sustainable Transport: Encouragement should be given to solutions which support reductions in greenhouse gas emissions and reduce congestion. Developments that generate significant movement should be located where the need to travel will be minimised and the use of sustainable transport modes maximised. 17. NPPF Part 12 Achieving Well Designed Places: The Government attaches great importance to the design of the built environment, with good design a key aspect of sustainable development, indivisible from good planning. 18. NPPF Part 15 Conserving and Enhancing the Natural Environment: Planning policies and decisions should aim to avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development and mitigate and reduce to a minimum other adverse impacts on health and quality of life arising from noise from new development, including through the use of conditions. LOCAL PLAN POLICY: 19. The County Durham Plan (CDP) was adopted by Full Council on the 21st October 2020. The following policies of the CDP are considered relevant to the determination of this application. 20. Policy 6 (Development on Unallocated Sites) states the development on sites not allocated in the Plan or Neighbourhood Plan, but which are either within the built-up area or outside the built up area but well related to a settlement will be permitted provided it: is compatible with use on adjacent land; does not result in coalescence with neighbouring settlements; does not result in loss of land of recreational, ecological, or heritage value; is appropriate in scale, design etc to character of the settlement; it is not prejudicial to highway safety; provides access to sustainable modes of transport; retains the settlement’s valued facilities; considers climate change implications; makes use of previously developed land and reflects priorities for urban regeneration 21. Policy 10 (Development in the Countryside) will not be permitted unless allowed for by specific policies in the Plan or Neighbourhood Plan or unless it relates to exceptions for development necessary to support economic development and infrastructure development such as: agricultural or rural land based enterprise; undertaking of non- commercial agricultural activity adjacent to applicant’s residential curtilage; essential infrastructure, provision or enhancement of community facilities or other countryside based recreation or leisure activity. All development to be of design and scale suitable to intended use. 22. Policy 20 (Green Belt) Development proposals within the Green Belt will be determined in accordance with national planning policy. There is a presumption against inappropriate development in the Green Belt unless very special circumstances can be demonstrated. The National Planning Policy Framework (NPPF) sets out a number of exceptions: buildings for agriculture and forestry; appropriate facilities for outdoor sport, outdoor recreation and for cemeteries; proportionate extensions or alterations of a building; replacement buildings which are not materially larger; limited infilling and limited affordable housing for community needs and partial or complete redevelopment of previously developed land which do not have a greater impact on openness. The NPPF also sets out other forms of development which may not be inappropriate in the Green Belt including mineral extraction; engineering operations and transport infrastructure. 23. Policy 21 (Delivering Sustainable Transport) requires
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