The County Planning Committee met to discuss four planning applications, including residential developments in Coundon and Wheatley Hill, a retail warehouse in Dragonville Retail Park, and the redevelopment of Framwellgate School. A decision on the application for land west of Gladstone Terrace in Coxhoe was deferred for further information.

Land West of Gladstone Terrace, Coxhoe

This application for the construction of 99 homes and a community park & stride on land west of Gladstone Terrace, Coxhoe was deferred to the next committee meeting. The committee sought more information on highway safety and education matters, and requested the attendance of relevant officers.

Councillor S Dunn, Chair of Coxhoe Parish Council, raised concerns about parking around Coxhoe Primary School, the need for Section 106 contributions¹ for primary education, and the ability to extend Coxhoe Primary School. He questioned the accuracy of the distance measurement to Bowburn Primary School, stating that officers had not followed the County Durham Plan (CDP) policy, which led to reduced developer contributions. He also suggested that there was a need for more bungalows for independent living, rather than five-bedroom houses for the elderly.

Councillor Jan Blakey, a local member, raised concerns about noise from the Stray Aid dog shelter affecting new residents, poor drainage, parking issues at peak school times, and the access into the development impacting emergency vehicle access. She also mentioned a Japanese knotweed problem on the site.

A local resident, Mr M Friedrichsen, raised concerns about traffic on the A177, the size of the park and stride, and the impact on utilities.

Mr S Hedley, representing the applicant, stated that they had worked with officers to provide a sustainable, high-quality scheme with a good level of residential amenity and a mix of housing types. He said that the development had been subject to significant engagement, and that there were no objections from council or statutory consultees.

Councillor Mark Wilkes raised concerns about the start time for work, access to the rear of Gladstone Terrace, the distance calculation to Bowburn Primary School, and highway safety. He suggested conditions to ensure a safe crossing was installed and the car park was available before the occupation of any houses, and that the traffic order should be amended to ensure that there was no loading at any time on the existing double yellow lines.

The Planning Development Manager clarified that the park and stride was a voluntary contribution, and that officers could only require Section 106 contributions or planning conditions if they were essential to make an application acceptable.

Councillor Kenny Hope acknowledged the benefits to Stray Aid dog shelter, but shared concerns that noise from the dogs would impact residents and lead to noise complaints.

Councillor Adrian Schulman suggested deferring the decision to allow further information to be provided to members.

The Planning Development Manager advised that deferral would give officers the opportunity to work with the applicant and provide more information with regards to noise, distance calculations and the adjacent land use.

Land North and West of Westerton Road, Coundon

This application sought full planning permission for 156 homes with associated landscaping and infrastructure on land north and west of Westerton Road, Coundon. The planning officer recommended that it be approved subject to conditions and a Section 106 agreement².

The main reasons for objection from the public included:

• Loss of the 'Township Field' dating from the 1843 OS maps.
• Scale of development not commensurate to the village of Coundon.
• Loss of agricultural land.
• Traffic chaos in rush hour from additional vehicles.
• Site suffers from existing flooding issues to the west, including A688.
• Lack of secondary school places.

The applicant stated that the development would deliver 15% on-site affordable housing, build new homes to at least EPC Rating B³, support 310 jobs per year throughout the construction period, and generate £20.1m of gross value added per year throughout the construction period.

The planning officer's report noted some conflict with part c) of Policy 6 in respect of the landscape effects of the proposed development. The site is not designated as an Area of Higher Landscape Value landscape and is not subject to any other landscape protection designations. There is no suggestion that this harm is significant, although it should be given some weight in the consideration of the application.

The Section 106 agreement would secure:

• 15% of Affordable housing on-site comprising 5 Discounted Sale, 11 Affordable Rent and 8 intermediate housing units.
• £194,447 contribution toward increasing Nursery / Early Years capacity.
• £117,572 contribution toward increasing capacity at SEND schools across the County.
• £75,390 contribution toward increasing NHS GP surgery capacity.
• £72,587 contribution toward improving public open spaces.
• An on-site Biodiversity Management and Monitoring Plan as well as long term management, maintenance and monitoring and associated fees.

Land to the North West of 17 Quilstyle Road, Wheatley Hill

This was a full planning application for 137 homes and associated infrastructure on land to the north west of 17 Quilstyle Road, Wheatley Hill. The planning officer recommended that it be approved subject to conditions and a Section 106 agreement.

The main reasons for objection from the public included:

• Site is not brownfield land, development should be directed to brownfield sites
• Wheatley Hill has seen previous housing developments approved
• Proposed access onto Quilstyle Road is unsafe
• Increased traffic from the development is unsafe
• Existing parking issues on Quilstyle Road caused by users of the adjacent sports field
• Lack of capacity of schools, GP surgeries and dentists
• Increased flood risk

The applicant stated that the site would contribute to the provision of a mix of housing size, types and affordability in Wheatley Hill, and that the proposals aim to deliver quality new homes to local people.

The Section 106 agreement would secure:

• 15% of Affordable housing on-site comprising 7 Discounted Sale and 7 Affordable Rent units.
• £176,770 contribution toward additional nursery teaching accommodation.
• £437,616 contribution toward the provision of secondary schools within the area.
• £117,572 contribution toward the provision of Special Educational Needs school places within County Durham.
• £66,171 contribution toward increasing the GP surgery capacity in the Electoral Division.
• £202,842.20 to go toward the provision of new and improvement of existing public open space within the Electoral Division.

Land to the East of Unit 7, Dragonville Retail Park, Dragon Lane, Durham

This was a full planning application for the erection of a retail warehouse for up to 3 units (Class E⁴) with access, parking and landscaping on land to the east of Unit 7, Dragonville Retail Park, Dragon Lane, Durham. The planning officer recommended that it be approved subject to conditions and a Section 106 agreement.

The main reasons for objection from the public included:

• Increased traffic
• Impact on amenity of neighbouring residents during the construction period and following the development being brought into use

The applicant stated that the site provides a sustainable development opportunity and would contribute to the provision of a mix of housing size, types and affordability in Wheatley Hill, particularly promoting family housing and appropriate dwellings which allow people to stay in their local community.

The Section 106 agreement would secure Biodiversity Net Gain monitoring fees.

Framwellgate School, Finchale Road, Framwellgate Moor, Durham

This was a full planning application for the demolition of existing school buildings and development of a replacement school, along with car parking, hard and soft landscaping, playing pitches and access arrangements at Framwellgate School, Finchale Road, Framwellgate Moor, Durham. The planning officer recommended that it be approved subject to conditions and a Section 106 agreement.

The main reasons for objection from the public included:

• The proposal should address the current issues with the drop off and pick up of students around Cragside which is said to be currently dangerous for vehicles and pedestrians and causing disturbance to and blocking access for residents to their properties.
• Concerns over access during construction.
• Privacy issues in terms of overlooking to Bede Way property.
• Impacts to amenity from noise.

The applicant stated that the proposed redevelopment is situated on the existing school site, and that the proposed design and layout of the school has been driven by the need to provide a state-of-the-art learning environment for pupils.

The Section 106 agreement would secure Biodiversity Net Gain monitoring fees.