The Area Planning Committee (Central and East) met to discuss several planning applications, including residential developments and changes of use for properties in the County Durham area. The meeting was scheduled to cover apologies, substitutions, and the minutes from a previous meeting held on 9 September 2025¹.

Land South of 28 Station Road, West Rainton

The committee was scheduled to consider an application for the development of 14 bungalows and a retail unit on land to the south of 28 Station Road, West Rainton. The applicant, Woodside Commercial Developments Limited, sought permission for a 0.62-hectare site that is part of a wider field with extant planning permission for a larger residential development.

The application site was historically in agricultural use, though benefits from an extant consent for a community hub and is now surrounded by residential development.

The proposal included 14 two-bedroom bungalows, with two designated as affordable rental units, and a 205 sq.m. retail unit at the northwestern corner of the site. Vehicular access would be via the adjacent Banks development, using a previously approved access onto Station Road. Each dwelling would have private parking bays and an electric vehicle charging point.

The report pack noted that a previous application for 20 affordable dwellings on the site (DM/21/02156/FPA) was refused due to insufficient information demonstrating the harm arising from the failure to deliver a previously approved community hub. This decision was under appeal at the time of writing the report.

The report pack stated that the council's Spatial Policy team raised no concerns with the inclusion of a retail unit, and that the proposed 14 single story bungalows exceeded the requirement for 10% of total dwellings to be homes suitable for older people.

The report pack stated that the council's Education officer advised that the development would require contributions of £17,677 towards nursery provision, £48,624 towards secondary school provision, and £11,757 towards special educational needs and disability (SEND) provision.

The report pack stated that the council's Ecology officer advised that the proposal would result in a net loss in habitat biodiversity units of 0.79 units (a 63% loss), and a net gain in hedgerow biodiversity units of 0.12 units (a 31% gain), and that the applicant intended to purchase additional BNG units from an off-site provider in order to achieve the mandatory 10% BNG.

The report pack stated that the council's Highways officer raised no objections.

The report pack included a statement from the applicant, which said that the site had been actively marketed for commercial use since 2014, but that retailers are unwilling to invest here - primarily due to insufficient local population density, or as they put it, a lack of 'chimney pots' in West Rainton.

6 Goodyear Crescent, Sherburn Road Estate, Durham

The committee was also scheduled to discuss an application (DM/25/02015/FPA) concerning 6 Goodyear Crescent, Sherburn Road Estate, Durham, seeking a change of use from a dwellinghouse (Use Class C3²) to a flexible arrangement. This would allow the property to alternate between a dwellinghouse and a House in Multiple Occupation (HMO) (Use Class C4³) under the provisions of Class V of Part 3 of the GPDO⁴.

The application was brought to the committee due to concerns about the increase in HMOs in the area and the associated loss of amenity, as requested by Councillor Ellie Hopgood.

The report pack stated that the council's HMO Data officer confirmed that within a 100m radius of the property, 6.3% of properties are Class N exempt student properties as defined by Council Tax records.

The report pack stated that the council's Environmental Health Nuisance Action team raised no objections subject to conditions relating to sound proofing measures and management plans.

The report pack stated that the council's Highway Authority raised no objection.

The report pack included a statement from the applicant, which said that the property lies within an area where not more than 10% of properties within a 100m radius are Class N exempt, and that the flexible use being sought will enable flexibility in future lettings to accommodate the needs of individuals seeking accessible, affordable and high quality accommodation, including both student and non-student tenants.

43 Oak Avenue, Sherburn Road Estate, Durham

The committee was scheduled to consider a similar application (DM/25/02066/FPA) for 43 Oak Avenue, Sherburn Road Estate, Durham, also seeking a flexible use permission as a HMO (Use Class C4) and a dwellinghouse (Use Class C3) under the provisions of Class V of Part 3 of the GPDO. This application also included the erection of a single-storey extension to the rear and provision of cycle and bin storage.

The application was brought to the committee due to concerns about the increase in HMOs in the area and the associated loss of amenity, as requested by Councillor Ellie Hopgood.

The report pack stated that the council's HMO Data officer confirmed that within a 100m radius of the property, 5.3% of properties are Class N exempt student properties as defined by Council Tax records.

The report pack stated that the council's Environmental Health nuisance Action Team raised no objection subject to conditions regarding soundproofing and management plans.

The report pack stated that the council's Highway Authority noted that the proposal did not meet the council's Parking and Accessibility SPD⁵ but did not consider that a deficiency of one space would result in any highway safety impact sufficient to sustain refusal of the application on those grounds.

The report pack included a statement from the applicant, which said that the property lies within an area where not more than 10% of properties within a 100m radius are Class N exempt, and that the flexible use being sought will enable flexibility in future lettings to accommodate the needs of individuals seeking accessible, affordable and high quality accommodation, including both student and non-student tenants.