Agenda item

18/00994/FUL – Erection of 25 No. dwellings. (In reaching its decision, the Committee took into consideration the Planning Officer’s report (previously circulated), six letters of objection, seven letters of representation in support of the application, the objections of Sadberge Parish Council, the concerns raised by the Council’s Highways Officer and the Conservation Officer, the views of the Local Lead Flood Authority, the issues highlighted by the Council’s Sustainable Transport Officer, and the views of the Applicant and a Supporter, whom the Committee heard).

It was reported that the Council’s Senior Arboricultural Officer had identified a potential impact on trees within the site, and that the Architectural Liaison Officer raised a number of issues).

RESOLVED – That Planning Permission be refused for the following reasons:

1.    The application site is located outside of the development limits as identified in the Borough of Darlington Local Plan 1997.  The development limits are intended to maintain well defined settlement boundaries and safeguard the character and appearance of the countryside.  The proposal is therefore considered to be contrary to Policy CS1 (Darlington’s Sub-Regional Role and Locational Strategy) of the Darlington Core Strategy (2011), Saved Policy E2 (Development Limits) and Saved Policy H7 (Areas of Housing Development Restraint) of the Borough of Darlington Local Plan (1997).

2.    The proposal would be harmful to the character and significance of the Sadberge Conservation Area by developing a site which contributes to its setting.  The application site helps maintain the setting of the conservation area and provides a visible link to the surrounding countryside which is integral to the area’s character.  The proposal does not sustain or enhance the conservation area, nor does it make a positive contribution to its local character and distinctiveness.  The proposal is therefore considered to be contrary Policy CS14 (Promoting Local Character and Distinctiveness) of the Darlington Core Strategy (2011) and Chapter 16 of the National Planning Policy Framework (2019).  The Council does not believe that the harm to the Conservation Area is outweighed by the public benefits of the proposal.

3.    The proposed design and layout does not reflect and / or enhance the natural, built and historic characteristics that positively contribute to the character of the local area and its sense of place, nor has it been informed by the Revised Design of New Development Supplementary Planning Document (2011).  The proposal will cause harm to the character and appearance of the area and is contrary to policy CS2 (Achieving High Quality, Sustainable Design) and Policy CS14 (Promoting Local Character and Distinctiveness) of the Darlington Core Strategy (2011), would not contribute to or enhance the natural and local environment by recognising the intrinsic beauty of the countryside (paragraph 170 of the National Planning Policy Framework (2019)) and is contrary to chapter 12 of the National Planning Policy Framework (2019).

4.    The proposed dwellings, by reason of their scale, and position in relation to each other would result in an adverse impact on the residential amenity of occupants of the proposed scheme and would therefore be contrary to Policy CS2 (Achieving High Quality, Sustainable Design) of the Darlington Core Strategy (2011) and the Revised Design of New Development Supplementary Planning Document (2011) and paragraph 127 of the National Planning Policy Framework (2019).

5.    The proposed access and internal highway layout fails to meet accepted design standards in respect of, car parking / driveways and carriageway geometry and the application does not demonstrate that the internal network will operate satisfactorily for all expected vehicles entering the development.  The proposed development would thereby have an adverse impact on highway safety and would therefore be contrary to Policy CS2 (Achieving High Quality Sustainable Design) and CS19 (Improving Transport Infrastructure and Creating a Sustainable Transport Network) of the Darlington Core Strategy (2011) and chapter 9 of the National Planning Policy Framework (2019).

6.    The application has provided insufficient information to demonstrate that the noise levels in the proposed garden areas closest to Stockton Road are within suitable criteria for outdoor recreational space and whether mitigation measures are needed to establish a suitable acoustic environment in all plots across the site.  The proposal is therefore contrary to Policy CS16 (Protecting Environmental Resources, Human Health and Safety) of the Darlington Core Strategy (2011) and paragraph 127 of the National Planning Policy Framework (2019)

7.    The proposed development will result in an overall net loss of biodiversity and does not strengthen biodiversity and fails to demonstrate how this harm can be mitigated to secure net gains for biodiversity.  The proposal is contrary to Policy CS15 (Protecting and Enhancing Biodoversity and Geodiversity) of the Darlington Core Strategy (2011) and paragraph 170 and 175 of the National Planning Policy Framework (2019).

8.    In the Council’s judgement, there are no other material considerations sufficient to indicate that planning permission should be granted contrary to the development plan.