Agenda item

Consideration was given to planning application 22/0334/EIS Land At Summerville Farm, Harrowgate Lane, Stockton-on-Tees.

 

The application site was located on the western fringe of Stockton and formed part of the West Stockton Strategic Urban Extension (WSSUE) which totalled 2,150 new homes across the Local Plan period. The application site formed one of the larger parcels of land within the northern parcel of the Strategic Urban Extension which was situated to south of Letch Lane and north of Outwood Academy.

 

A hybrid planning permission was sought, with part of the proposals seeking a full planning approval for 385 dwellings with associated infrastructure and the second element seeking outline planning approval for 285 dwellings. The planning application was supported by an Environmental Statement (ES) and was considered under the Environmental Impact Assessment regulations.

 

The detailed part of the proposed development would provide a mix of two, three and four bedroomed properties over a mix of small terraces, semi-detached and detached dwellings with a mix of tenure types. The outline part of the application sought consent forming the south western proportion of the site, with only the means of access being considered at this stage. Access into the site would be via two new access points from Harrowgate Lane which would serve each development parcel.

 

The consultees that had been notified and the comments that had been received were detailed within the main report.

 

Neighbours were notified and the comments received were detailed within the main report.

 

The planning policies and material planning considerations that were relevant to the consideration of the application were contained within the main report.

 

The Planning Officers report concluded that the application site formed part of the West Stockton Strategic Urban Extension which alongside housing delivery at Wynyard, the WSSUE formed a key housing site within the adopted Local Plan. The principle of housing on the site had already been accepted and established within the adopted Local Plan and therefore the proposed development was in accordance with those aims and requirements of the development plan. Delivery of housing on the site would also contribute to and help to maintain the Council’s delivery of 5 year housing land supply.

 

With regards to the detailed part of this planning application, the proposed appearance, scale and layout of the development was considered to be acceptable and would allow for the creation of a development which included an attractive environment and acceptable level of the amenity for future occupiers. Equally the development could be accommodated without any undue impact on the amenity of any adjacent neighbours and as detailed in the Officers report, there were no technical reasons why the proposals would be unacceptable.

 

As detailed within the main report, in view of the fact that the proposal was acceptable in planning terms (subject to the identified condition and the outcomes of any viability appraisal) the application was put before members to consider the agreement to the principle of the development with the outcomes of the viability of the appraisal being delegated to the Director of Finance, Transformation & Performance, in conjunction with the Planning Services Manager as detailed below.

 

The Applicant attended the meeting and was given the opportunity to make representation. Their comments could be summarised as follows:

 

. The application had been submitted by part of the Mistry Group Ltd which was the largest contractor for affordable housing which delivered quality homes.

 

. 93% of it’s residents would recommend Mistry Group Ltd.’s product.

 

. Summerville Farm would be developed alongside other partners delivering new homes on a single site, consisting of private homes, build to rent homes and affordable homes.

 

. The Applicant informed Members that they built homes far quicker than the competition resulting in faster return in revenue for the Council in terms of council tax.

 

. The Homes would be the Linden Home brand.

 

. The Applicant went far in excess of policy when delivering the number of affordable houses.

 

. Since the original application submission in 2022 the Applicant had worked closely with council officers in terms of redesign and meeting the Councils wider technical policy.

 

. All houses would meet national standards in terms of accessibility and adaptability.

 

. All homes would have gas free heat pumps and solar panels, aligning with the Councils emission targets, delivering energy efficient homes.

 

. The Applicant was ready to proceed regards nutrient neutrality which was approved by Natural England.

 

. Should the application be approved, the development would commence in 2024.

 

. The Applicant would work constructively with Officers to reach a suitable S106 solution.

 

Members were given the opportunity to ask questions / make comments. These could be summarised as follows: -

 

. Clarity was sought regards whether there would be access from the housing development onto Castle Eden Walkway.

 

. This would be a great site for the residents of Stockton and some Members were happy to leave some of the detailed decisions to qualified Officers.

 

. The developer appreciated what affordable, accessible, and adaptable housing were.

 

. The application was a full planning application for 385 dwellings as well as an outline planning application for a further 285 dwellings, however the viability assessment for the outline planning application was still undecided, and the application lacked detail.

 

. Were all the properties shown on the perimeter of the site consulted?

 

. Clarity was sought as to where the access locations on the site were.

 

. Concerns around whether junctions at the development site were adequate for the additional traffic, and also what the timeline would be for junction upgrades.

 

. Questions were raised relating to the identification of the trees on the site and whether they would remain?

 

. Ancient Hedgerows mut be kept to mitigate against noise.

 

. There were current issues regards traffic backing up on Harrowgate Lane from the Harrowgate Lane development. Would the Harrowgate Lane develoment be completed prior to the proposed Summverville Farm development?

 

. The current plans showed concrete fronts to the proposed dwellings for carparking, this would have a massive effect on drainage.

 

. There should have already been a detailed single drainage plan for this development. There had already been 3 development sites developed by Persimmon Homes and Taylor Wimpey where residents had occupied properties prior to drainage plans being agreed.

 

. Which one of the 17 Service Treatment Plans be used, and when would it be completed, this needed completing asap due to close proximity to local becks.

 

. There was no certainty that 20% affordable housing would be delivered, neither the house type, tenure, or provider. There were also concerns around the viability assessment.

 

. The size of the development would impact on access to GP surgeries.

 

. 18 of the house types did not have active side elevations which the police had recommended to increase informal surveillance of the planned environment.

 

. The Councils own Housing Manager had raised concerns in terms of what was actually being offered and it appeared that Officers were asking the Committee to vote against policy.

 

. The Applicant had stated that they would build the development quicker, if so, then why could the Committee not have sight of the developments detailed information?

 

. The Council receiving council tax revenue quicker due to a faster build was not a material planning consideration.

 

Officers were given the opportunity to respond to comments/issues raised. Their responses could be summarised as follows: -

 

. Officers confirmed that there would be access to Castle Eden Walkway via the top and bottom of the development.

 

. All residents effected by the development were written to.

 

. As many Trees and Hedgerows as possible would be retained which was conditioned.

 

. There were conditions regards consultation around discharge and this included the Service Water Team and Landscape Team and Officers would ensure that The Ramblers Association would be consulted regards access to walkways

 

. The Applicant was proposing to provide 20% affordable housing on phase 1 of the development, however, it would depend on whether the Council would be prepared to accept a possible reduction in the outcome of the viability assessment from £8.5 million to £5 million. If that was to happen, then the Planning Committee would be advised, and a decision would need to be made whether there would be a reduction in affordable housing or financial contribution.

 

. The NHS were keen to secure a financial contribution, however it was difficult for Officers to assess the actual need of the NHS’s requirement.

 

. Officers felt that the development would include swales and tree planting to address nutrient neutrality.

 

. All site Junctions had been assessed as part of the Yarm Back Lane business model and both Junctions had adequate capacity for the level of housing proposed.

 

. An uncontrolled crossing would be provided at the northern end of the site and a signal-controlled crossing would be provided at the southern end.

 

.  There was another application coming forward at Tithebarn and it had been suggested that there would be access to the footway adjacent to Tithebarn as well as existing links at the Mitre, therefore there would be pedestrian links to the western side of Harrowgate Lane. A cycle lane had been conditioned going around the perimeter of the site which was in accordance with the latest guidance.

 

. In terms of parking and drainage this would be the responsibility of the developer and  Northumbrian Water as the Council would not allow water to spill onto the highway.

 

. This was a single application in 2 parts, and the second part required further information and details. The outline planning application would establish the principle of development and would establish the provision of 285 houses including open space in the northern area. There were also numerous controls in place to make sure the Planning Authority had assurances in terms of infrastructure.

 

. Officers acknowledged and appreciated the concerns the Affordable Housing Manager had expressed, however once the viability assessment / appraisal outcome was known assurances would be looked at.

 

. Paragraph 7 of the planning report detailed that there would be a broad housing type / tenure mix.

 

. The application accorded with Planning Policy within the Local Plan.

 

A motion was proposed and seconded that the application be deferred to a future meeting of the Planning Committee due to a lack of detailed information.

 

A vote took place, and the motion was not carried.

 

A vote took place to approve the application as recommended in the Officers report and the application was approved.

 

 

 

RESOLVED that Members be minded to approve planning application 22/0334/EIS, with the decision being delegated to the Director of Finance, Transformation & Performance, in conjunction with the Planning Services Manager and the Chair of the Planning Committee, subject to conditions and informatives, the removal of the holding direction by National Highways and agreement being reached on the Heads of Terms.

 

The list of planning conditions and associated informatives are contained at Appendix 1 of the main report.

 

HEADS OF TERMS

 

The developer is required to enter into a section 106 agreement in accordance with the terms highlighted within West Stockton Strategic Urban Extension (SUE) Masterplan and policy and subject to those terms identified below;

 

• To contribute towards the proportionate share of required infrastructure in broad accordance with the West Stockton Masterplan.

 

• To secure the identified off-site nutrient neutrality mitigation

 

• To enter into a section 278 agree for delivery of highway infrastructure

 

• Local labour agreement

 

With the detailed breakdown of such terms and contributions to be delegated to the Director of Finance, Transformation & Performance, in conjunction with the Planning Services Manager and the Chair of Planning Committee for final agreement. The proportionate share may be used to prioritise and bring forward any key piece(s) of infrastructure in line with the requirements of the West Stockton Masterplan.