The Area Planning Committee (South and West) met to consider four planning applications. These included proposals for a housing development in Leeholme, the construction of an office and storage building in Wolsingham, and the conversion of outbuildings at Poppy Cottage in Romaldkirk.

Land East Of Buckingham Terrace, Leeholme

Councillors were scheduled to discuss an application for the erection of 70 dwellings and associated infrastructure on land east of Buckingham Terrace, Leeholme. The application from Miss Emily Scott of Gleeson Regeneration Ltd, included 8 two-bed bungalows, 3 two-bed semi-detached properties, 42 three-bed dwellings, and 17 four-bed dwellings, including 7 affordable homes.

The planning report noted that the site, comprising the former streets of Pembroke, Lincoln and Sussex, previously accommodated terraced housing until the 1980s. It is formally recognised as Amenity Green Space within the Open Space Needs Assessment (OSNA).

The report noted a number of objections to the proposal, including concerns about:

• The capacity of local schools and dentists
• Highway safety
• The risk of flooding and subsidence
• The loss of green space
• The impact on the character of the area

The planning report noted that the Council's Education Provision Lead Officer requested financial contributions of £58,786 towards the provision of Special Educational Needs (SEND) school places, and the NHS North East and North Cumbria Integrated Care Board requested £33,810 to increase GP surgery capacity.

The report stated that the Council's Affordable Housing Team were satisfied with the affordable homes to be provided in the form of Discount Market Sale and considered them to be well distributed throughout the site.

The planning report recommended that the application be approved subject to the completion of a Section 106 agreement¹ and a number of planning conditions.

Land East Of 1-6 Deneside Business Units, Wolsingham

The committee was scheduled to discuss an application for the construction of a two-storey office building and single-storey storage building on land east of 1-6 Deneside Business Units, Wolsingham. The application, from Mr R A Dalton, comprised 455sqm of office use, 161sqm of storage/distribution use and 132sqm of general office support use, a total of 748sqm on a site area of 0.26ha. The site is in an Area of Higher Landscape Value (AHLV) and a mineral safeguarding area for fluvial river sand and gravel. It is within the setting of a Grade II listed building and just outside the Wolsingham conservation area.

The planning report noted that the Council's Environmental Health team raised concerns about lighting, and requested details of external lighting/lighting units. The Council's landscape team noted that any new built form would locally impact the AHLV, and that visual effects would depend on materiality and detailing. Consideration should be given to appropriate screening of parking and turning areas. The turning area shown is extensive and has the potential for informal parking external storage that may be visually intrusive and difficult to control.

The Council's Public Rights of Way section noted that access to the proposal site is along Wolsingham Bridleway 129, an unadopted track of varying widths. The proposal would introduce an increase in vehicle traffic along a section of bridleway where its width is narrow and so the proposed widening of the track to allow for an increase in use by vehicles is welcomed.

The Council's Ecology team advised that the PEA undertaken for the site, alludes to the likely presence of OMH (Open Mosaic Habitats) onsite, together with 'sparsely vegetated land'. The survey undertaken is however not supported with a detailed species list, so it is difficult to understand whether the existing habitats meet the habitat definition for these identified habitats, and hence whether at least one is likely to be considered a priority habitat under Section 41 of the NERC Act 2006².

The planning report recommended that the application be refused, stating that the proposal fails to provide sufficient evidence that the scheme will not impact a priority habitat, and that the development will be suitably mitigated / compensated to ensure that a Biodiversity Net Gain can be achieved, and that biodiversity will be conserved or enhanced, contrary to Policies 10 and 41 of the County Durham Plan, Part 15 of the NPPF, and Section 40 of the Natural Environment and Rural Communities Act 2006.

Poppy Cottage, Romaldkirk, Barnard Castle

Two applications relating to Poppy Cottage, Romaldkirk, Barnard Castle were scheduled to be discussed. Both applications were from Stanier Properties Ltd.

One application sought full planning permission for the conversion of outbuildings to a holiday let and utilities room, erection of fencing and canopies, and a replacement rear extension to the dwelling. The other application sought listed building consent for a replacement rear extension and alterations to a stone outbuilding.

The planning report noted that the site is located within the village of Romaldkirk, to the North West of Barnard Castle. The host property, Poppy Cottage, forms the middle dwelling within a terrace of three houses all owned by the applicant, with Ivy Cottage to the west and South View Cottage to the east. The properties are all Grade II listed dating from c1800, finished in stone, and orientated to overlook the village green to the south. The site lies within the Romaldkirk Conservation Area, an Area of Higher Landscape Value, and the nutrient neutrality catchment area for the Teesmouth and Cleveland Coast SPA/Ramsar site³.

The planning report noted that Romaldkirk Parish Council objected due to the loss of a permanently occupied dwelling, the lack of need for visitor accommodation, noise and disruption, and lack of in-curtilage car parking provision. 27 letters of objection were received including a petition with 75 signatories, 1 letter of support, and 1 letter of neither objecting to nor supporting the application.

The planning report recommended that both applications be approved subject to conditions.