Agenda item

24/00926/FUL - Part demolition of existing house to facilitate change of use of agricultural land for tourist accommodation including the siting of 3 No. holiday lodges and 3 No. hot tub enclosures with car parking, associated landscaping and gravel pathways including the creation of secondary access. Conversion of storeroom to form kitchen/office and garage together with landscaping and associated works (part retrospective).

(In making its decision, the Committee took into consideration the Planning Officer’s report (previously circulated), the views of the Council’s Highways Engineer, Environmental Health Officer and Ecologist. Twenty four letters of support and a letter of support from the Chair of Bishopton Parish Council were taken into consideration, alongside written representation from the applicant).

RESOLVED – That planning permission be refused for the following reasons:

1.      The development is prejudicial to highway safety by reason of the creation of an additional access for the associated traffic generation which does not include a safe level of visibility.  No evidence has been provided by the applicant to demonstrate that visibility standards in accordance with national guidance are achievable.  The proposed development conflicts with Policy DC1 (Sustainable Design Principles and Climate Change) and Policy E4 (Economic Development in the Open Countryside) of the Darlington Local Plan 2016-2036 and the National Planning Policy Framework.

2.      The assumptions and inputs used by the applicant within the submitted nitrate calculators are not considered by the Competent Authority to be satisfactory and are not an accurate reflection of the site and its location. No mitigation has been appropriately secured and therefore there is not sufficient certainty that this proposal for 3 lodges would not increase the total annual nitrogen load.  Consequently, appropriate mitigation measures are not able to be secured at the necessary points in time to adequately mitigate the effects of the proposal and ensure the proposed development will not result in an increase in nitrogen reaching the Teesmouth and Cleveland Coast Special Protection Area.  So, it is concluded that the proposal will adversely affect the integrity of the Teesmouth and Cleveland Coast Special Protection Area and conflicts with Policies DC2, ENV7 and ENV8 of the Darlington Local Plan 2016-2036 and the relevant Habitat Regulations.

3.      Insufficient information has been submitted to enable an assessment of the impact of the proposed development on bats (a European protected species protected under the Conservation of Habitats and Species Regulations 2017) contrary to Policies ENV7 and ENV8 of the Darlington Local Plan 2016-2036, and guidance both within the National Planning Policy Framework and Planning Practice Guidance.