The County Planning Committee of Durham County Council met on Friday 10 January 2025 to discuss several applications. The committee approved the development of 170 residential dwellings with associated infrastructure and open space at Land to the east of Fern Dene, Knitsley Lane, Templetown¹. They also approved the creation of a Data Centre and ancillary office space on Plot D at Aykley Heads, Durham², and the construction of a solar farm with a Battery Energy Storage System on land south-west of West Farm, Stainton³.

Land to the East of Fern Dene, Knitsley Lane, Templetown

The committee approved the proposed development of 170 residential dwellings, a reduction from the original 201 units. The development will include a mix of two, three, four, and five-bedroom properties, comprising bungalows, houses, and townhouses. Vehicular access will be provided via Ovington Court, with non-vehicular connections proposed to the north, south, east, and west, including a direct link to the Lanchester Valley Railway Path. Concerns were raised regarding the lack of a bus service within 400 metres of the site, with Go North East estimating a subsidy of £1.2 million would be required for a shuttle service to Consett Bus Station. Despite this, the committee noted the provision of enhanced walking and cycling routes and contributions towards local infrastructure, education, and healthcare. Councillor Angela Sterling, the local member, spoke in support of the development, highlighting the applicant's engagement with the community and the benefits of the improved footpath and cycleway connections. Local resident Patrick O'Sullivan raised concerns about the potential increase in traffic on Knitsley Lane, a narrow rural lane, and the associated accident risks. The Highways Authority confirmed they were content with the traffic assessment, stating the additional traffic generated would be proportionately small. The application was recommended for approval subject to the completion of a legal agreement and conditions, which was subsequently approved unanimously.

Plot D, Land At Aykley Heads, Durham

The committee considered two applications relating to Plot D at Aykley Heads: a variation of conditions to allow for a Data Centre and associated works, and a Reserved Matters submission for the detailed design of this proposal. The principle of developing Plot D for employment uses, including a Data Centre, was considered acceptable, with officers noting that a change of use from office to Data Centre would not require planning permission as both fall under Use Class E. The applicant, Durham University, stated that Plot D was considered the most suitable location for the Data Centre, which would support their advanced research computing potential and act as a catalyst for further development at Aykley Heads. Concerns were raised by the City of Durham Parish Council and the City of Durham Trust regarding the significant increase in building footprint compared to the original outline consent, the reduced job creation potential, and the lack of detail on waste heat utilisation. The Design and Conservation Officer advised that the impact on heritage assets was considered negligible and that the scale and appearance of the building would not have an adverse impact on the wider landscape due to existing tree cover. The Highways Authority raised no objection, and the Ecology Officer confirmed no concerns regarding protected species. The applications were recommended for approval subject to conditions and the completion of a legal agreement, which was subsequently approved.

Land West of Units 1-3, Admiralty Way, Seaham

The committee considered an application for the installation of a ground-mounted photovoltaic solar farm with associated infrastructure. The site, located in open countryside, features a prominent ridge line. The proposal includes solar panels, substations, drainage swales, and proposed tree planting for screening. While the Landscape Officer raised concerns about the visual impact at both local and wider landscape levels, they did not formally object. No public representations were received, which was noted as unusual for such developments. The proposal was considered to conflict with Policy 39 of the County Durham Plan and Part 15 of the NPPF due to identified harm from visual impact. However, the committee noted the public benefits, including the generation of enough electricity to power approximately 3,169 homes, a 192% biodiversity net gain on site, and the government's push for solar development. The applicant also proposed community benefits, including a funded solar system for the Dawdon Sports Pavilion and additional defibrillators. After considering the planning balance, officers concluded that the identified harm was justified and recommended approval, subject to conditions and a legal agreement for biodiversity monitoring. This recommendation was subsequently approved.

Land South-West of West Farm, Stainton, DL12 8RD

The committee considered an application for the construction of a solar farm of approximately 16MW, including a Battery Energy Storage System (BESS) and associated infrastructure. The site is agricultural land located between Barnard Castle and Stainton. The proposal aims to directly power the nearby GSK factory, providing approximately 52% of its electricity demand and reducing its carbon footprint. Concerns were raised by objectors regarding the impact on the landscape, particularly views from public rights of way and the Area of High Landscape Value (AHLV), as well as the loss of agricultural land. The applicant highlighted the temporary nature of the development, the significant biodiversity net gain (68% for habitat and 168% for hedgerows), and the direct economic benefits to GSK and the local community. The Landscape Officer noted substantial adverse landscape effects at the site level but moderate adverse effects in the wider area, concluding that the benefits outweighed the harm. The proposal was considered to comply with national and local policies supporting renewable energy development. The committee ultimately approved the application, subject to conditions and a Section 39 Agreement for biodiversity monitoring.