Agenda item

Consideration was given to planning application 22/2579/FUL Land at Wynyard Village.

 

The application site was situated towards the south west of the existing Wynyard residential estate and parkland surrounding Wynyard Hall. The land predominately consisted of a series of agricultural fields with woodland plantations (conifers).

 

The site had previously benefited from an outline application with all matters reserved was approved for the construction of up to 500 houses, Primary School (inc Sport Facilities) and nursery, Retail Units (up to 500 sqm), Doctors Surgery, Community Facilities, access and associated landscaping, footpaths and open space under application refence 13/0342/EIS. That application has been developed without this area of land being required and was included as a housing commitment site within the adopted Local Plan.

 

A further outline planning approval with all matters reserved except access for residential development for up to 130 units and new local centre was agreed by planning committee and approved in December 2022 with the subsequent reserved matters planning application (ref; 22/2561/REM) for the housing element being approved last summer. In March an application for that local centre was submitted and remains under consideration (ref; 24/0430/REM).

 

The application sought planning approval for 135 residential properties and would provide a mix of 2, 3, 4 and 5 bedroomed properties which were predominately two storey in scale, although 11 of the properties would be single storey. The submitted plans indicated the application being developed by the applicant Cameron Hall Developments and Banks Homes.

 

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 proposed development site sat within the defined settlement limits and was identified as an area of housing land within the Local Plan and Wynyard Masterplan. It was acknowledged that the proposals would result in an addition 135 units coming forward and that combined with an additional phase already approved (refs; 20/2408/OUT, 22/2561/REM and 23/0888/OUT) this would result in an uplift in housing of 267 units compared to the local plan housing commitment. However, the overall density along this housing commitment would remain less than 10 dwellings per hectare and would retain the ‘executive housing’ character of Wynyard Village.

 

As detailed within the officer’s report, the proposed development was considered to be visually acceptable, and it was not considered that the proposed development would have any adverse impacts on levels of residential amenity or highway safety to justify a refusal of the application.

 

The proposed scheme was therefore in accordance with the relevant local and national planning policies and was recommended for approval subject to those conditions outlined within the report with the final wording of those conditions delegated to the Planning Services Manager to allow for minor amendments to working to allow for phasing.

 

Prior to the officer’s presentation and Committee debate and with the agreement of the Chair, additional information was circulated to Members for consideration which had been provided by a member of the public. The information contained the following:

 

. plan N81 2192PL02 REV D for previous planning application 13/0342/EIS

 

. a drawing of land set aside from outline planning permission site 13/0342/EIS

 

. a drawing of the A689 and the A19 interchange including Wynyard Avenue, Hansard and Meadows roundabouts.

 

Officers also highlighted that since the main report additional information had been e mailed from Wynard Residents Association on 7 May 2024 seeking clarity as to why the number of dwellings on the Wynard Village Extension had increased, which officers confirmed was due to traffic improvements.

 

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

 

. This was a detailed scheme for 135 high quality homes where the principle of development had been approved.

 

. It was envisaged that Cameron Hall Developments and Banks Homes would complete the development.

 

. A brief overview of the developer’s history was given, and it was highlighted that the house builder delivered high quality homes with space and extended cycle lanes etc.

 

. There would be a wide range of housing types which would be aerated homes using solar panels and heat pumps.

 

. The site had previously benefited from an outline application with all matters reserved for the construction of community facilities such as a medical centre, primary school, retail units including café and restaurant,  which would be of great benefit to residents.

 

. No statutory consultees or council professionals had objected to the proposal.

 

. There would be increased employment and revenue should the application be approved.

 

Objectors attended the meeting and were given the opportunity to make representation. Their comments could be summarised as follows:

 

. Planning application 20/2408/EIS for 130 houses and planning application 23/0888/OUT for 2 dwellings alongside this application for 135 homes violated the conditions of planning application 13/0342/EIS which was for the original 500 homes for the Wynyard Village Extension, and where it stated that 500 homes would not be exceeded.

 

. The increase from 500 to 767 homes was done without notification to residents.

 

. The proposed retail development had not been delivered and neither had the pedestrian footbridge nor the road network improvements.

 

. Concerns were raised relating to the number of properties that were outside of the red line edge and questions raised as to what formal authority officers had to justify that decision.

 

. The number of dwellings were increasing on smaller plots increasing the density of the homes.

 

. The information within the officer’s report was challenged in terms of the circumstances the site was acquired, surplus to requirements.

 

. There was contradictory information in terms of the density of the development which was reported to increase from 6 to 9 dwellings per hectare and calculated using the gross area of the site. The net area of 49 hectares gave an increase from 10 to 16 dwellings per hectare.

 

. The proposed development was inappropriate.

 

. Smaller plots and smaller homes with increased density increased yield and return.

 

. Questions were raised relating to the decision made to relax the 500 homes maxima due to traffic improvements and clarity sought as to who had made that decision and where were the documents to back it up?

 

. There were 3 roundabouts south of the A689 (Wynard Avenue, Hansard and Meadows) which were all part of a S106 agreement from the original 500 homes application. The trigger points for works to be carried out on these roundabouts had come and gone with only the Meadows being completed, therefore it was felt that until all of the works had been honoured no relaxation to road traffic capacity should have been considered.

 

. It was also believed that the A19 Junction improvements had not been finalised which was directly linked to the Wynyard developments and therefore this and previous plans should not have been validated.

 

. Pedestrian cycle path and bridge crossing had yet to be delivered.

 

. It was believed there should be an internal investigation due to dubious contact with those charged with making those decisions.

 

. The application should be rejected due to the failure to deliver S106 agreement.

 

The Parliamentary Candidate for Stockton North, Councillor Niall Innes attended the meeting and was given the opportunity to make representation. His comments could be summarised as follows:

 

. Stockton Borough Council failed to keep a Central Local Validation List.

 

. During September / October 2023 he had been given an undertaking by senior council officers to look at how planning applications were processed. There was still no response.

 

. There were 500 dwellings on the original Local Plan. The Masterplan stated the Wynyard Village Extension would have 500 homes maxima due to highway capacity.

 

. This application would add to highway capacity.

 

. This Council turned a blind eye, trying to cram as many houses as possible onto plots neglecting Stockton Borough Council Town Centre.

 

. The unique characteristics of Wynyard attracted businesses and helped to improve the local economy.

 

. There were issues surrounding agricultural land and green spaces.

 

. Stop allowing illogical applications and reject the proposal and support local residents.

 

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

 

. The original application was for 650 homes however this was downgraded to 500 units due to road network capacity.

 

. The applicant and National Highways had entered into interim discussions and National Highways found the additional housing acceptable.

 

. There was no approval for layout in the red line, it was just approved as a plot to develop.

 

. The proposal was the final element of the red line consent.

 

. The overall capacity had increased.

 

. The look, landscaping, density etc was in keeping with surrounding areas. Further development of this parcel of land was acceptable.

 

. All developments at Wynyard had been through traffic modelling. There was a scheme at the A19 and A689 which had increased road traffic capacity. Until then mitigation was in place to reach that capacity.

 

. There had been negotiations with the applicant regards S106 coming forward, however unprecedented circumstances such as the war in Ukraine had impacted on the cost of delivering some of the S106 schemes.

 

. In terms of the Local Plan in Stockton, the A689 West of Amazon and the 1200 houses in Hartlepool, National Highways were satisfied there was road traffic capacity with mitigation.

 

. Officers confirmed that the Council did not currently have a Local Validation List, however this did not control the determination of a planning application. Planning applications would go through a consultation process making sure they were delivered without any impacts on the local area.

 

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

 

. Concerns were raised relating to overdevelopment.

 

. The proposed application was more than an extension to Wynyard Village and there were also real concerns regarding the impact on traffic capacity.

 

. It was felt that when Members approved outline planning applications, further applications would be submitted increasing the number of dwellings. This could be totally different to the original outline plan and the difference in size untenable. Outline plans should be stuck too.

 

. Comparisons were made to various housing developments within Ingleby Barwick, where community facilities had been promised and had not been delivered.

 

. Members queried the trigger points for the delivery of the play park.

 

. There appeared to be breaches in terms of the Local Plan and the S106 agreements as well as grave concerns regarding the increase in housing density. Was the density increased from 6 to 9 or 10 to 16 dwellings per hectare?

 

. Clarity was sought relating to Northumbrian Water’s response to consultation, (detailed within the report), and how Committee Members could determine the application without sufficient details relating to the management of foul and surface water.

 

. Timelines were requested in terms of highway improvements particularly at the roundabouts on the A689.

 

. An open and transparent discussion needed to be had regarding the planning decisions officers were making.

 

. Members asked where the £2.1 million of affordable houses would be located?

 

. It was suggested, by a Member, that a Bio-diversity report was needed to set a benchmark and to eventually measure any net gains and ascertain Nitrate Neutrality.

 

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

 

. Officers confirmed that there was a condition within the main report relating to the play area. The developer would inform the Local Authority how the play area would be managed and maintained going forward which was standard procedure.

 

. In terms of drainage, Officers were satisfied that a suitable scheme was achievable.

 

. Regards density of the site, calculations could be based on the gross site or the whole area, however even if there were to be 16 dwellings per hectare this was still considered low density.

 

. Officers could not confirm where the affordable houses would be located.

 

. Officers confirmed that the application was prior to net gain legislation.

 

A vote took place, and the application was refused.

 

RESOLVED that the planning committee refuse application 22/2579/FUL, Land At Wynyard Village, Erection of 135 residential dwellings with associated landscaping and ancillary works for the following reasons:

 

In the opinion of the Local Planning Authority the proposed development represents a deviation from the original masterplan/vision as set out in the ‘Wynyard Village Extension’ outline application. The proposals are considered to be an overdevelopment of the Wynyard Village Extension due to increases in the housing density, scale of development and insufficient supporting infrastructure, adversely affecting the characteristics of Wynyard Village contrary to policy SD8 (criterion 1 and 2) and paragraphs 128(d) and 135 of the NPPF.