The County Planning Committee met on Wednesday 03 September 2025 to determine four planning applications. The committee resolved to defer one application, approve three applications, and noted that one application was subject to a Section 106 agreement.

DM/23/01722/FPA - Land North and West of Westerton Road, Coundon, DL14 8HF

The committee resolved to APPROVE the application for the development of 156 dwellings, including access, associated landscaping, and infrastructure. This decision was made subject to conditions and the completion of a Section 106 agreement to secure various contributions and plans.

The application, located on greenfield land north of Coundon, was considered to be in a sustainable location well-related to the settlement. While officers noted some conflict with Policy 6c of the County Durham Plan (CDP) regarding the loss of open land contributing to the character of the locality, this was outweighed by the benefits of the development. These benefits included the provision of 15% on-site affordable housing (exceeding the 10% policy requirement), the delivery of high-quality, energy-efficient homes, significant capital investment, job creation, and a substantial Biodiversity Net Gain.

Key considerations included:

• Principle of Development: The site, though unallocated and in the countryside, was deemed a sustainable location well-related to Coundon.
• Landscape and Visual Impact: While some harm to the landscape was acknowledged, it was considered to be outweighed by the development's benefits.
• Housing Need: The proposal would contribute to the County's housing land supply, including affordable housing and bungalows to meet identified needs.
• Infrastructure and Contributions: Section 106 contributions were agreed for education (£312,019), healthcare (£75,390), and public open space (£72,587), along with fees for Biodiversity Net Gain monitoring (£2,812).
• Design and Layout: The design was considered acceptable, with improvements made during the application process.
• Ecology: The development would deliver a Biodiversity Net Gain exceeding policy requirements.
• Highways: No objections were raised by the Highways Authority, subject to conditions.

DM/24/01404/FPA - Land to the North West of 17 Quilstyle Road, Wheatley Hill, DH6 3RF

The committee resolved to APPROVE the full planning application for the erection of 137 dwellings and associated infrastructure. This approval was subject to conditions and the completion of a Section 106 agreement.

The site, an agricultural field on the northwestern edge of Wheatley Hill, was considered a sustainable location well-related to the settlement. The proposal was deemed to accord with relevant CDP policies, with benefits including the provision of 137 homes, 10% affordable housing (7 Discount Market Sale and 7 Affordable Rent units), and 10% bungalows to meet local needs.

Key considerations included:

• Principle of Development: The site was considered a sustainable location well-related to Wheatley Hill, despite being unallocated and in the countryside.
• Housing Need: The development would contribute to the County's housing land supply, including affordable housing and bungalows.
• Affordable Housing: 10% affordable housing was secured through a Section 106 agreement.
• Design and Layout: The design was considered acceptable, with improvements made during the application process, resulting in no 'Red' scores in the Building for Life assessment.
• Landscape and Visual Impact: No objections were raised by the Landscape officer.
• Ecology: A Biodiversity Net Gain would be delivered through off-site measures, secured by conditions and a legal agreement.
• Highways: No objection was raised by the Highways Authority, subject to conditions, including improvements at the B1279/Quilstyle Road/Woodlands Avenue junction.
• Infrastructure and Contributions: Section 106 contributions were agreed for education (£176,770 for nursery, £437,616 for secondary school, £117,572 for SEND), healthcare (£66,171), and public open space (£202,842.20).

DM/24/03284/FPA - Land to the East of Unit 7, Dragonville Retail Park, Dragon Lane, Durham, DH1 2WP

The committee resolved to APPROVE the application for the erection of a retail warehouse for up to 3 units (Class E), including access, servicing, car parking, and landscaping. This decision was subject to conditions and the completion of a Section 106 agreement for Biodiversity Net Gain monitoring fees.

The proposal involved the redevelopment of a prominent brownfield site within the Dragonville Retail Park, which had been vacant for a substantial period. The development would facilitate the retention and upsizing of Aldi, a key retailer, within the District Centre, creating around 100 jobs and representing significant private sector investment. The sequential test and retail impact assessment were considered to be passed, with no significant adverse impacts anticipated on defined centres.

Key considerations included:

• Principle of Development: The site was considered a sustainable location on previously developed land, with a valid fallback position from a previous outline consent for retail development.
• Sequential Test and Retail Impact: The proposal was deemed to satisfy the sequential test and would not have a significant adverse impact on town centres. A condition was recommended to restrict the use of two smaller units to 'bulky goods' retailers.
• Design and Layout: The design was considered acceptable and reflected the appearance of adjacent retail units. A BREEAM 'Very Good' rating was targeted, with a condition to secure this.
• Highways: No objection was raised by the Highways Authority or National Highways, as the impact fell within previously consented levels.
• Ecology: A Biodiversity Net Gain would be delivered through off-site credits.
• Residential Amenity: Conditions were recommended to secure details of retaining walls and boundary fencing to mitigate impacts on nearby residential properties.
• Energy Efficiency: The proposal aimed for Net Zero Carbon in Operation, with PV panels and ground source heat pumps.

DM/25/01185/FPA - Framwellgate School, Finchale Road, Framwellgate Moor, Durham, DH1 5BQ

The committee resolved to APPROVE the application for the demolition of existing school buildings and the development of a replacement school, including car parking, landscaping, playing pitches, and access arrangements. This approval was subject to conditions and the completion of a Section 106 agreement for Biodiversity Net Gain monitoring fees.

The proposal, part of the Department for Education's School Rebuilding Programme, was considered necessary to address the urgent need for redevelopment of Framwellgate School. The new three-storey building would provide a modern, high-quality learning environment and accommodate an increased pupil admission number to future-proof the school's capacity. The development would result in a net increase in open space and playing fields on the site.

Key considerations included:

• Educational Need: Great weight was given to the need for the school's redevelopment and expansion, aligning with national policy and the UN Convention on the Rights of the Child.
• Design and Layout: The design was considered acceptable, with officers noting the mix of materials and the glazed feature element helping to break down the mass of the building. The proposal achieved a Biodiversity Net Gain exceeding the 10% policy requirement.
• Residential Amenity: While temporary disturbance during construction was acknowledged, mitigation measures and conditions were deemed sufficient to protect residential amenity.
• Sustainable Transport: While there was some conflict with parking and cycle parking standards, the overall sustainability of the location and the provision of improved facilities were considered.
• Highways: No significant impact on highway safety or capacity was anticipated.
• Playing Fields: The proposal would result in a net increase in open space and playing fields, with conditions to ensure the quality and community use of sports facilities.
• Ecology: A Biodiversity Net Gain exceeding the 10% requirement would be achieved, secured by conditions and a legal agreement.
• Energy Efficiency: The proposal aimed for Net Zero Carbon in Operation, with ground source heat pumps and photovoltaic panels, although it did not explicitly meet BREEAM 'Very Good' standards. This was considered acceptable given the educational context and higher energy efficiency targets.
• Flood Risk and Drainage: The drainage strategy was deemed acceptable, with conditions to ensure adherence to the submitted plans.
• Heritage: No harm to designated or non-designated heritage assets was anticipated.
• Land Stability and Contamination: Conditions were recommended to secure remediation works and verification reports.
• Mineral Safeguarding: The proposal was considered exempt from mineral safeguarding requirements due to overriding need and practical difficulties of extraction.

DM/24/02602/FPA - Land West of Gladstone Terrace, Coxhoe

The committee resolved to DEFER this application for the construction of 99 dwellings and a community park and stride. The deferral was requested to allow for further information to be provided on highway safety and education matters, and for relevant officers to attend the meeting.

Significant concerns were raised by Coxhoe Parish Council and local residents regarding:

• Education Contributions: Discrepancies in the calculation of distances to the nearest primary school (Bowburn Primary School) and the need for Section 106 contributions for additional school places at Coxhoe Primary School.
• Parking: Issues around Coxhoe Primary School and the proposed reduction in the size of the community park and stride facility.
• Highway Safety: Concerns about traffic, particularly HGVs from local quarries, and hazardous parking near the school.
• Noise: Potential noise impacts from the adjacent Stray Aid dog shelter.
• Housing for the Elderly: A suggestion that future developments should focus on bungalows for independent living.

The applicant's representative highlighted the benefits of the scheme, including quality homes, economic benefits, and the provision of a park and stride facility. However, the committee felt further information was required to address the outstanding concerns.