Examination into the County Durham Plan

Examination Statement Matter 3

Representations on behalf of Mr Stuart Smith (Land North of Braeside, Edmondsley)

October 2019

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Our Ref: BHPD00026 County Durham Plan - Examination Statement for Matter 3 on behalf of Mr Stuart Smith (Land North of Braeside, Edmondsley) ______

1. Introduction

1.1 This statement has been prepared by BH Planning & Design on behalf of Mr Stuart Smith who has a land interest north of Braeside at Edmondsley. The land is typical of an edge-of-settlement site with an urbanised effect along its northern and eastern boundaries. It is considered that there is strong justification for the allocation of this site for housing in the emerging County Durham Plan to allow for the delivery of much needed housing growth in a high value location and in a settlement that is sustainable and close to an excellent range of employment opportunities and transport links.

1.2 The statement has been prepared in response to the Inspector’s Matters, Issues and Questions (MIQ’s) published in September 2019 and specifically responds to:

• Matter 3 - Strategic Approach to Accommodating Development

1.3 Representations have been made on behalf of our client throughout the production of the County Durham Plan and this statement summarises and expands upon earlier submissions.

1.4 The statement has been prepared in recognition of prevailing planning policy and guidance, particularly the National Planning Policy Framework (NPPF) and Planning Practice Guidance (PPG), and it considers the Inspectors’ questions in this context.

1.5 The statement responds to those questions raised by the Inspector in relation to the matters identified above and insofar as they are of relevance to Mr Smith’s interests.

1.6 The representations have been considered in the context of the tests of “soundness” as set out at paragraph 35 of the NPPF which requires that a Local Plan is:

a) Positively Prepared - providing a strategy which, as a minimum, seeks to meet the area’s objectively assessed needs; and is informed by agreements with other authorities, so that unmet need from neighbouring areas is accommodated where it is practical to do so and is consistent with achieving sustainable development;

b) Justified - an appropriate strategy, taking into account the reasonable alternatives, and based on proportionate evidence;

c) Effective - deliverable over the plan period, and based on effective joint working on cross-boundary strategic matters that have been dealt with rather than deferred, as evidenced by the statement of common ground; and

d) Consistent with National Policy - enabling the delivery of sustainable development in accordance with the policies in this Framework.

County Durham Plan - Examination Statement for Matter 3 on behalf of Mr Stuart Smith (Land North of Braeside, Edmondsley) ______

2. Matter 3 - Strategic Approach to Accommodating Development

a) Spatial Vision, Objectives and Sustainable Development Statement

Are the spatial vision, objectives and sustainable development statement set out in Chapter 3 of the Plan justified and consistent with national policy?

2.1 The overall aims and objectives of the County Durham Plan, particularly its spatial vision which explains the aspiration that by 2035 the County will have a thriving economy and be a top location for business and tourism, are generally supported. The Council’s commitment to creating sustainable and regenerated communities, with key developments being located to achieve sustainable patterns of development, the most effective use of land and to support the vitality and vibrancy of existing centres, is also welcomed and is consistent with the overarching aims of the NPPF published in February 2019.

2.2 The vision quite rightly reflects the fact that there are clear links between new housing and economic growth and that a well designed range and choice of good quality housing is essential to compliment a thriving economy and meet the needs of all existing and future residents. This is further articulated in the sustainable development statement where it is clearly recognised that in order to secure balanced communities, development should deliver economic growth and new job opportunities, supported by an appropriate scale and mix of housing which meets identified need and is located in places where people wish to live. Again, this is considered to be justified and wholly consistent with national policy in these respects.

b) Broad Spatial Distribution of Development

Is the broad spatial distribution of housing and economic development proposed in the Plan, both through allocations and policies relating to non-allocated sites, justified? Will it contribute to the achievement of sustainable development?

2.3 The emerging County Durham Plan and its accompanying evidence base suggests that the 24,852 net additional dwellings being proposed for the period 2016 - 2035 will be distributed across the County as follows:

• Durham City 14% 3,479 • Central Durham 12% 2,982 • North Durham 8% 1,988 • North West Durham 12% 2,982 • Mid Durham 16% 3,976 • South Durham 16% 3,976 • South East Durham 2% 498 • East Durham 16% 3,976 • West Durham 4% 995

2.4 It is not the intention to comment on the distribution of housing envisaged for each individual delivery area. However, and notwithstanding support for the overarching spatial vision, objectives and sustainable development statement as set out in the emerging Plan, it is considered that appropriate levels of housing should be proposed in the highest value areas to ensure that new homes are delivered to meet the needs and aspirations of the County’s existing and future resident population.

County Durham Plan - Examination Statement for Matter 3 on behalf of Mr Stuart Smith (Land North of Braeside, Edmondsley) ______

2.5 There is clear recognition in the emerging Plan that the County Durham housing market needs to be rebalanced to ensure delivery of the right type of housing in the right locations and, to this end, the release of land in high value areas is imperative. It also forms part of the Council’s exceptional circumstances case justifying Green Belt release in certain locations. Providing housing in the right areas is seen as essential to the continued success of key employment locations such as Durham City, Newton Aycliffe, Bishop Auckland, Consett, Peterlee and Chester-le-Street which together account for over half of all jobs in the County. Durham City and Chester-le-Street in particular have the highest level of demand for housing in the whole of the County and it has been recognised by the Council that high land values in these areas provide a good opportunity to secure affordable housing and investment in key infrastructure that otherwise could not be achieved elsewhere.

2.6 In this context, whilst the proposed allocation for Durham City at 3,479 dwellings over the Plan period is considered to be appropriate and proportionate to this highly attractive market area, for the North Durham area (in which Mr Smith’s land interest at Edmondsley is located) the proposed allocation of 1,988 units equates to just 105 dwellings per annum and only 8% of the overall housing requirement for the County. These are very small numbers given the strong housing market conditions in the Chester-le-Street area which the Council clearly recognises in the emerging Plan is an area of high demand.

2.7 Further, the Durham Residential Development Market Review (June 2018) which forms part of the evidence base underpinning the emerging County Durham Plan shows that just over 10% of County Durham’s new housing stock between 2011 and January 2017 was delivered in the North Durham delivery area. The housing target of 1,988 dwellings for this area for the period 2016 - 2035 (8% of the County-wide target of 24,852 new homes) therefore appears disproportionately low and additional housing land should therefore be allocated in this attractive and high value part of the County to support local employment growth.

2.8 The North Durham delivery area can support substantially more housing growth, including aspirational larger new homes, and act as a focus and catalyst for new housing and economic investment. Further, the allocation of additional sites would provide flexibility in supply, greater choice in the housing market and also provide greater certainty of delivery in addressing the identified housing need. This position should be reflected in the emerging County Durham Plan.

2.9 The average values for new build properties in the North Durham delivery area are generally higher than for the rest of County Durham with the exception of Durham City where inevitably new build dwellings carry a significantly higher value and inflate the overall County average figure of £162,166. Average values in Edmondsley and the surrounding area are as follows:

• Waldridge £156,999 • Edmondsley £140,479 • Witton Gilbert £133,185 • Pelton Fell £124,938 • Sacriston £117,824 • Nettlesworth £110,601

2.10 In comparing the above average new build property values in Edmondsley with those key employment locations identified in the emerging County Durham Plan, the Residential Development Market Review shows significantly higher average values for new build properties in Edmondsley demonstrating its market attractiveness:

County Durham Plan - Examination Statement for Matter 3 on behalf of Mr Stuart Smith (Land North of Braeside, Edmondsley) ______

• Chester-le-Street £153,028 • Newton Aycliffe £142,473 • Bishop Auckland £123,509 • Spennymoor £127,428 • Consett £132,344 • Peterlee £91,588

2.11 Bringing forward housing land in Edmondsley would therefore build on the existing strengths of the village, help to reverse the recent decline in the range of local services and facilities supporting it, and also help to retain existing and attract new households that might otherwise look to move to other suburban locations in Tyne and Wear.

2.12 The village has had a tight settlement boundary drawn around it in the Chester-le-Street Local Plan since 2003 and the emerging County Durham Plan proposes to retain the existing settlement boundary with no proposed site allocations or relaxations in the boundary to allow for proportionate and sustainable housing growth that is sensitive to the needs of the local community. The emerging County Durham Plan would in effect stifle any growth in the village until beyond 2035 which would mean that no new housing would have been provided there for more than 30 years and over two plan periods. This conflicts strongly with both the NPPF and statements made elsewhere in the County Durham Plan in terms of allowing and supporting smaller communities to become more sustainable and resilient. Without an element of growth being allowed in settlements such as Edmondsley, this objective will simply never be achieved. It is a settlement that can support a proportionate level of housing growth that can also deliver significant environmental and community benefits and help to reverse recent decline in local services and facilities. The allocation of housing land in the village would also help to provide flexibility in supply, greater choice in the local housing market and provide greater certainty of delivery in addressing the County’s overall identified housing need. This position should be reflected in the emerging County Durham Plan and is particularly important in meeting the sustainable development and growth objectives of the NPPF.