Strategic Planning Committee - 5 July 2016

Application No: 16/00860/FUL

Proposal: Demolition of existing bungalow and new build 50 no. 4, 5 and 6 bedroom detached houses with associated infrastructure and landscape works (as amended by revised plans for layout including installation of 6 no. underground LPG tanks, siting of electricity substation, and revisions to house types)

Site Address Land North East Of Green Rigg, Medburn, Northumberland

Applicant: Mr Edward Burton, Miller Homes NE Ltd., Nautilus House, Redburn Court, Earl Grey Way, Royal Quays, North Shields NE29 6AR

Agent: Mr Darren Blake, Blake Hopkinson Architecture, 11 New Quay, North Shields, NE29 6LQ

Ward Ponteland West Parish Ponteland

Valid Date: 23 March 2016 Expiry Date:

22 July 2016

Case Officer Details:

Name: Mr Neil Armstrong

Job Title: Senior Planning Officer

Tel No: 01670 622697

Email: neil.armstrong@northumberland.gov.uk

This material has been reproduced from Ordnance Survey digital map data with the permission of the Controller of Her Majesty’s Stationery Office © Crown Copyright (Not to Scale)

1. Introduction 1.1 Under the provisions of the Council's current Scheme of Delegation, where

applications raise significant planning issues and objection from a Town or Parish Council, they are referred to the Senior Manager (Development & Delivery) and Chairman of the relevant Planning Committee for consideration to be given as to whether the application should be referred to a Planning Committee for determination. The matter has been duly considered under these provisions at which time it was confirmed that as this is a major application with a significant increase in the quantum of development it raises concerns about the scale of the proposal in the context of the village of Medburn. The arguments about the sustainability of locations as well as appropriate scale of development need further consideration by the Committee.

2. Description of the Proposals 2.1 The application seeks full planning permission for the development of 50

dwellings on a 4.43 hectare area of greenfield land at Medburn near Ponteland. The site has the benefit of outline planning permission for 33 dwellings under two extant approvals for the western half (13/03542/OUT - 18 dwellings) and the eastern half (15/00557/OUT - 15 dwellings). Both of these approvals were granted subject to Section 106 agreements that sought off-site affordable housing contributions of £350,000 and £267,000 respectively.

2.2 The site is located within the defined settlement boundary of Medburn as

identified within the Castle Morpeth Local Plan. The site is bounded to the north by open fields, to the east by a paddock with recent new housing development constructed and under construction at Prospect Farm beyond this, and by dwellings to the south. The description of development refers to the demolition of an existing bungalow, Greenrigg, which would also include demolition of an associated annexe to the rear, in order to make way for the proposed vehicular access from the C345 highway. This property and adjacent dwellings that front the C345 form the western boundary of the site. The land which bounds the site to the north is Green Belt, which surrounds the village with Medburn being inset within the Green Belt.

3. Planning History

Reference Number: C/89/D/482

Description: Outline application for the development of existing settlement

incorporating residential development and provision of ancillary facilities on

34.7 ha

Status: Objection

Reference Number: 13/03542/OUT

Description: Outline Application for residential development of up to 18 no. houses

Status: Approved

Reference Number: 15/00557/OUT

Description: Outline application for the erection of 15 dwelling houses (all matters

reserved)

Status: Approved

Reference Number: CM/99/D/524

Description: Residential Development 39 dwellings

Status: SOS

Reference Number: CM/87/D/530

Description: OUTLINE RESIDENTIAL AND ANCILLARY DEVELOPMENT

INCLUDING THE PROVISION OF SEWAGE DISPOSAL FACILITIES

Status: Refused

4. Consultee Responses

Ponteland Town Council

OBJECTION: We are very disappointed and perturbed that the housing numbers proposed in the previous outline permissions have been greatly increased; by 50%. The proposal is contrary to Policy MBH2 of the Castle Morpeth District Local Plan as the site is neither brownfield nor infill and is not within the curtilage of existing properties. The construction of 50 dwellings on agricultural land would constitute new housing development on greenfield land in a part of Medburn where only infill development on brownfield sites is permitted. The construction of 50 dwellings in this location would have a detrimental impact on the agricultural/rural and undeveloped character present in this part of the settlement, contrary to Policy H15 of the Castle Morpeth District Local Plan. The house style and road layout create a new estate format whose appearance is out of character with the rest of Medburn, which has an uneven pattern of residential development in the rural setting. The proposed house heights are in excess of previous applications and conditions. We are concerned about the lack of endings to many roads, which would seem to facilitate further development creeping into adjacent greenfield, rural/agricultural open areas. Medburn is a small settlement without any services, only a limited bus service and poor paths for cyclists and pedestrians. The construction of 50 more dwellings in addition to the recently approved construction of at least 23 new dwellings would have an overwhelming and adverse impact on this small settlement and the C345, which is a narrow country lane and the only access road.

NCC Highways No objection subject to conditions.

NCC Public Protection

No objection subject to conditions.

NCC Countryside/Rights Of Way

No comments.

NCC County Ecologist

Ongoing survey work is required to be submitted for consideration before application can be determined.

NCC Lead Local Flood Authority

No objection subject to conditions.

Environment Agency No objection subject to condition.

Northumbrian Water No objection subject to condition.

Architectural Liaison Officer - Police

No objection to layout although no mention of security measures for properties, however these can be considered under Building Regulations. The applicant is advised to discuss further with Liaison Officer. Raises some concern with number of dwellings in terms of increased traffic and effects on road safety.

Fire & Rescue Service

No objection.

NCC County Archaeologist

No objections and no further archaeological work will be required.

5. Public Responses Neighbour Notification

Number of Neighbours Notified 35

Number of Objections 20

Number of Support 0

Number of General Comments 3

Copies of all representations received are available in the Member’s Lounge and will also be made available at the meeting of the Committee. Notices Site Notice - 5th April 2016 Press Notice - Morpeth Herald 7 April 2016 Summary of Responses:

23 representations have been received from 15 properties during the course of the application. 20 of objection from 13 properties have been received, as well as an objection from the local ward councillor. These raise comments in relation to the scale of development in relation to Medburn; height of house types; estate layout is out of character with settlement; lack of services and public transport; flood risk and drainage; additional traffic and road/pedestrian safety; new housing on greenfield land; impacts during construction; noise and light pollution; not sustainable development; five year housing land supply; possibility of further development; preparation of Neighbourhood Plan; no need for executive housing; impacts on wildlife; impacts on residential amenity; need for footpath links and improvements; and safety concerns regarding siting of LPG tanks and electricity sub-station. Three representations from two properties have been received that do not state there are objections but raise comments and concerns in respect of the height of new dwellings; scale of development, limited services and public transport; impacts on adjacent dwellings; and support for new access arrangements. The above is a summary of the comments. The full written text is available on our website at: http://publicaccess.northumberland.gov.uk/online-applications//applicationDetails.do?activeTab=summary&keyVal=O42P68QSGGJ00 6. Planning Policy 6.1 National Planning Policy National Planning Policy Framework (March 2012) National Planning Practice Guidance (2014, as updated) 6.2 Development Plan Policy RE5 Surface water run-off and flood defences - Castle Morpeth District Local Plan MBC1 Settlement boundary - Castle Morpeth District Local Plan MBH1 Infill development - Castle Morpeth District Local Plan MBH2 Infill development - Castle Morpeth District Local Plan H6 Special executive housing H15 New housing developments - Castle Morpeth District Local Plan Northumberland Local Development Plan Core Strategy Pre-Submission Draft (Schedule of proposed major and minor modifications June 2016) 1 Sustainable development 2 High quality sustainable design 3 Spatial distribution 15 Housing provision – scale and distribution 18 Planning for housing 19 Delivering affordable housing 28 Principles for the environment 29 Biodiversity and geodiversity 30 Landscape 33 Historic environment and heritage assets 35 Water quality 36 Water supply and sewerage 37 Flooding

38 Sustainable Drainage Systems 40 Unstable and contaminated land 41 Promoting sustainable connections 43 The effects of development on the road network 49 Community services and facilities 50 Open space and facilities for sport and recreation 70 Planning conditions and obligations 6.3 Other Documents/Strategies Northumberland Landscape Character Assessment (2010) Northumberland Five Year Housing Land Supply (2015 - 2020) 7. Appraisal 7.1 The main issues for consideration in determining this application are as

follows:

Principle of development

Affordable housing

Impact on the character and appearance of Medburn

Residential amenity

Highway safety

Flooding and drainage

Ecology and biodiversity

Planning obligations

Other matters

Principle of development 7.2 The application site is comprised predominantly of two open fields separated

by a hedgerow running north to south, as well as the dwelling, Greenrigg, and its residential curtilage, which combined extend to around 4.43 ha in area. The site is located within the settlement boundary of Medburn as defined by Policies C1 and MBC1 of the Local Plan. The purpose of the settlement boundary is to exclude Medburn from the Green Belt, the boundary of which runs along the northern boundary of the application site, in order to allow for sensitive development to take place within the village, whilst retaining the main characteristics of buildings set in a largely rural landscape. In this respect the intention behind Local Plan Policies C1 and MBC1 aligns with up-to-date national planning guidance set out in the NPPF.

7.3 The site is located mainly within an area defined by Local Plan Policy MBH2

with the access road located within the area covered by Policy MBH1. Local Plan Policy MBH2 considers development as being appropriate, in principle, for infill development on previously developed land. The site is not previously developed and the construction of new dwellings on the site is not considered to constitute infill development. As such, whilst the site may lie within the wider settlement boundary for Medburn, the proposal would be contrary to the provisions of Local Plan Policy MBH2.

7.4 During consideration of the two most recent applications granted consent on

the site the Council was not able to demonstrate a five year supply of

deliverable housing land within the Central Delivery Area. The NPPF states that in such cases where a five year supply of deliverable housing sites cannot be demonstrated by a Local Planning Authority, relevant policies for the supply of housing should not be considered up to date. Therefore the lack of a 5 year housing land supply at the time and the contribution which the application would make was a material consideration given weight in favour of the proposals. In addition to this, paragraph 14 of the NPPF states that there is a presumption in favour of sustainable development. In taking decisions within the context of this presumption, the NPPF makes clear that where relevant policies are out of date then permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in the NPPF taken as a whole.

7.5 The Council’s most recent published assessment of its five year housing land

supply position is contained within the document Northumberland Five Year Supply of Deliverable Sites 2015 - 2020 (October 2015). This identifies that in the Central Delivery Area there is a deliverable five year housing supply equivalent to 6.1 years supply of housing (123%) and 5.3 years supply across the County as a whole. The change in the supply position from the December 2014 publication is largely attributable to development starting on recent consents in Morpeth.

7.6 Under the NPPF sustainable development has three dimensions: economic,

social and environmental. These roles should be sought jointly and simultaneously through the planning system. As with the previous applications it is considered that the proposal would fulfil an economic role by contributing to building a strong, responsive and competitive economy.

7.7 The previous applications highlighted that Medburn as a settlement is poorly

served by services/facilities with no shops, school, pub, community centre or other such community facilities. However, weight had been given to two appeal decisions within Medburn, one for five dwellings and one for 14 dwellings, which both determined that although Medburn itself has no services of its own, it is not a remote or unsustainable location by virtue of its close proximity and connectivity to Ponteland and its range of services. For the appeal against five dwellings at Prospect Farm (planning application ref: 11/01959/OUT, appeal decision dated 22nd October 2012) the Inspector determined that:

"The Local Plan indicates that limited housing development is acceptable at Medburn with the clear implication that it is not considered to be an unsustainable location for limited new housing. Although the small settlement has no facilities of its own, it is not a remote rural location. Whilst it appears that residents generally have private cars and the site is outside convenient walking distance of the shopping, social, educational and employment facilities at Ponteland and Darras Hall, the site appears to be within cycling distance of such facilities and there is a limited regular bus service and school transport. Therefore, the site offers scope for accessing facilities and services by means other than private cars."

7.8 In the appeal against the development of 14 dwellings on land to the east of The Nursery (application no. 12/00892/OUT) the Inspector agreed with this position and stated that:

"The appeal site in this instance is close to Prospect Farm. It is within easy reach of a bus stop, a bridleway and a cycleway, and I am in agreement with that Inspector with regard to the accessibility of Medburn to the service facilities of nearby Ponteland. In addition, the bus service from Medburn to the nearest Metro Station, notwithstanding the Council's argument regarding frequency, would provide suitable links to the employment, shopping and leisure facilities to be found in the wider Tyne and Wear area."

7.9 Whilst the NPPF provides a strong presumption in favour of sustainable

development, it also recognises at paragraph 55 that in cases where a number of settlements are closely grouped together, new housing in one village may support services in an adjacent settlement. The close proximity of Medburn to Ponteland is one such example where new housing development on the application site could potentially lend support to the wide range of services in Ponteland village centre, and clearly this has played a key part in the decisions made by the Inspectors in both appeal cases. Therefore, as the proposed scheme would provide new housing development in a location that is not remote from Ponteland and Darras Hall, which would support the existing services and facilities in an adjacent settlement, and which has reasonable access to such services and facilities by means other than the private car, it is considered that new housing in Medburn would accord, in principle, with paragraph 55 of the NPPF and be generally consistent with the approach taken by the Inspectors in determining the recent Prospect Farm and Land East of The Nursery appeals.

7.10 It was considered in assessing the previous applications that the proposals

would improve the tenure mix in the area by providing both executive housing and a contribution to affordable units for which there was considered a need, and the dwellings would be subject to the sustainability standards imposed by the Building Regulations.

7.11 Whilst the Local Plan was adopted in February 2003 (with some policies

saved in 2007) and therefore significantly pre-dates the publication of the NPPF, the collective intention behind the housing policies in the Local Plan was to ensure the delivery of a wide choice of homes in the former Castle Morpeth District. To this end it was also considered that the saved housing policies of the Local Plan, including Policy H6 relating specifically to executive style housing, generally align with paragraphs 47 and 50 of the NPPF which similarly seek to widen housing mix and opportunities for home ownership.

7.12 The previous officer reports also identified that there was not a

comprehensive or robust definition of what constitutes an "executive home", however the dwelling and plot sizes were felt to be broadly comparable with existing executive style properties in Medburn and on the nearby Darras Hall Estate. Evidence provided with the planning application relating to land east of The Nursery demonstrated that there was a significantly lower proportion of executive housing in the north east than in other parts of the country. This shortage was also recognised by the Northumberland Housing Strategy 2011 - 2012 (September 2011) which suggests that high value areas in the prime

commuter belt, such as Ponteland and the area surrounding it, offer opportunities to provide greater housing choice through the type and mix of new housing. Again this would align with the guidance set out in paragraphs 47 and 50 of the NPPF as explained above.

7.13 Although the previous proposals were not considered to be infill and would not

be on previously developed land, it was considered that the development would accord with the NPPF, particularly with paragraphs 14 and 55 and would serve to redress the shortfall in the five year housing land supply in the County while delivering executive style and affordable housing units to an area where there is a strong identifiable need.

7.14 For the purposes of this current application the extant planning permissions

are a significant material consideration and as such the principle of residential development on the site is already established. If implemented these would result in a development of 33 dwellings, whilst the proposal seeks consent for a total of 50 dwellings, although this would also include the loss of an existing dwelling through the demolition of Greenrigg in order to provide an improved vehicular access to the site. Whilst the principle of housing development on the site is established and would deliver sustainable development, the key considerations to assess further in this case are the increase in the number of units on the site and the effects on the character and appearance of Medburn, the amenity of residents and other environmental aspects.

7.15 Having regard to the emerging Core Strategy, Policy 1 sets out criteria in

respect of achieving sustainable development, as required by the NPPF. Policy 3 relates to the spatial distribution of development and part (e) sets out development principles for settlements such as Medburn that are not Main Towns or Service Centres. This sets out that recognising the need to take a positive view of development that improves the sustainability of smaller settlements and the communities within them, in smaller settlements development will be allowed which demonstrates that it:

i. Meets the identified and defined social, economic and/or cultural needs of the local community; ii. Can be accommodated within or if necessary next to the settlement without adversely impacting on its character; iii. Is of an appropriate scale for the size of the settlement; iv. Maintains or enhances local services and facilities, including those located outside the particular settlement in which the proposed development will be located; v. Provides appropriate mitigation to minimise harm to the countryside; and vi. Protects the countryside from widespread new development.

7.16 During pre-application discussions and the course of the application officers

have raised the increase in numbers from the approved schemes as an important material consideration. This is also reflected in the representations received on the application in terms of the impacts upon Medburn. Information provided with the application states that following market research by the developer, in order for the site to be delivered an increased density is required from that approved by the extant outline permissions. This suggests that the market requirements for the area are properties in the region of 149m² - 250m² consisting of larger 4 and 5 bedroom dwellings with estimated sales

values of £450,000 and a maximum of £600,000. The dwellings proposed are in the region of 158m² - 247m².

7.17 The applicants have also provided additional supporting information at the

request of officers on this specific aspect of the increase in scale. It is stated that market research suggested that properties over the above values would be difficult, if not unviable, to sell in the area and demand for such properties is elsewhere in the county, most notably at Darras Hall to the east of Medburn. In light of the above it is considered that the increase in numbers and proposed nature of housing would be generally acceptable in principle in this location having regard to the Local Plan, emerging Core Strategy and NPPF. However, an important material consideration in this instance is the potential environmental impact of the development on the character and appearance of Medburn, as covered later in this report.

Affordable Housing

7.18 In terms of affordable housing supply there are no saved Local Plan policies

which require the provision of affordable housing. The former Castle Morpeth Borough Council therefore adopted an Interim Planning Policy for Affordable Housing (IPPAH) in February 2008 pending adoption of its Core Strategy. Subsequently, the Core Strategy was not adopted prior to Local Government Reorganisation in Northumberland in 2009. The IPPAH now forms part of the Northumberland Consolidated Planning Policy Framework, however it is a non-statutory policy document, albeit one which is formally adopted. The Council's Legal Services Team has previously advised that, whilst the requirements of the IPPAH can be used as a starting point in negotiations on affordable housing provision in the former Castle Morpeth District, very limited weight can be attached to it for the purpose of insisting on a higher proportion of affordable housing than a developer is willing to provide.

7.19 Policy 19 of the emerging Core Strategy sets out that 15% of homes on new

permissions will be expected to be affordable to meet the overall target of 30% within the plan period. A contribution in excess of the 15% target would be expected if the overall plan target is not being met or where there is an identified local need which justifies a higher contribution and viability permits.

7.20 As referred to earlier the extant planning permissions secured financial

contributions to off-site affordable housing totalling £617,000 based on 30% provision rather than seeking any provision on-site. During the course of pre-application discussions on the current proposals officers have accepted that a financial contribution would be appropriate in this instance having regard to the location and nature of the proposed development. The applicants are in discussions with officers in order to agree this figure, which it should be noted will be based on the current policy context of 15% affordable housing provision and is likely to be around £450,000. Subject to securing an appropriate contribution through a Section 106 Agreement the proposal would be in accordance with Policy 19 of the emerging Core Strategy.

Impacts upon the character and appearance of Medburn

7.21 The Government attaches great importance to the design of the built

environment and, through the NPPF, recognises that good design is a key

aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people. Paragraph 57 of the NPPF stresses the importance of planning positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces and wider area development schemes. Paragraph 60 continues by stating that planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is recognised however that it is proper to seek to promote and reinforce local distinctiveness.

7.22 At the local level, and in specific relation to new housing development, despite

significantly pre-dating the NPPF Policy H15 of the Local Plan firmly aligns with the design objectives of the NPPF by setting out a number of criteria for new residential developments to satisfy in the interests of achieving high quality living environments. Policy 2 of the emerging Core Strategy also refers to high quality sustainable design, including responding to the character of the wider setting, whilst Policy 3 requires development to be accommodated within or if necessary next to the settlement without adversely impacting on its character and it should be of an appropriate scale for the size of the settlement.

7.23 The indicative layouts provided with the previous applications show a low

density of around 9 – 10 dwellings per hectare consistent with the general form of development in Medburn, which is characterised by large dwellings on spacious plots. An assessment of density submitted by the applicants identifies that the overall density of Medburn as existing equates to approximately 5.1 dwellings per hectare, although there are variations in character within the settlement. It should also be noted that whilst matters of layout, scale and appearance of the dwellings were reserved, both of the extant outline permissions restricted the height of the dwellings to no more than two storeys in the interests of neighbour and visual amenity.

7.24 The proposed development would equate to around 11 dwellings per hectare

on the site and introduces development in a generally more formal estate plan layout than existing development, although with new areas of landscaping and open space. There is a mix of scale and design of house type within the area as well as use of materials, including stone, brick and render with grey and red roofing materials prevalent. The proposed house types are larger two-storey properties, although one type does include second floor accommodation within the roof space. The materials would largely use brick, although stone cladding is proposed to some elevations throughout the site, as well as sections of render. There would also be a mix of grey and red roof tiles introducing variety to the roofscape and reflecting the character of the settlement.

7.25 During the course of the application officers have sought to secure

improvements to the layout and design of housing where considered appropriate. This included trying to ensure that development adjacent to existing property boundaries better reflected the character of the existing housing. An amended plan has been received at the time of finalising this report that alters the layout to the south-western corner of the site where three

properties instead of four are now proposed adjacent to the boundary with existing properties at Woodhill, The Orchard and Moss Thorn. The layout has also been altered to the south-eastern corner adjacent to Alderview, Aldersyde and Field House with three houses abutting this boundary instead of four in order to try and improve the relationship between the existing and proposed houses. Whilst there has been some discussion around reducing the number of units on the site, the applicants are clear that the development should be considered for 50 dwellings as submitted, and highlight that this has been reduced from earlier proposals for 55 units presented at the pre-application stage. It is officer opinion that the proposal for 50 units in this location is acceptable on the basis of the submitted plans. This revised layout is considered to result in improvements and an acceptable form of development, however due to the changes it will be necessary to reconsult with adjacent residents and officers will update Members at the committee meeting of any further responses received.

7.26 In terms of the wider landscape impact of the proposal, the site is at present

relatively well screened from areas to the north, south and west by the existing houses which line the C345 and The Avenue. There are longer-range views from the north towards the site from the public right of way. Additional landscaping is also proposed within and to the site boundaries. The dwellings on the site would therefore be viewed in the context of adjacent properties on the C345 and The Avenue. A number of representations have highlighted that one of the proposed house types (The Oakland – eaves height 5.2 metres and ridge height 10.2 metres) includes a second floor of accommodation within the roof and therefore exceeds the limit on two-storeys as restricted by condition on the outline applications. However, as this is a full application the designs need to be considered on their merits in terms of their impact. There are seven of these six bedroom properties within the scheme, and the layout does not propose any of these to be located in more prominent positions to the edges of the development or immediately adjacent to existing properties. On this basis it is not considered that these house types would result in demonstrable harm to the character of the area. Overall, it is considered that the proposal would result in an acceptable form of development in terms of layout, scale and design that would be assimilated into its surroundings without resulting in any significant or adverse impacts on the character and appearance of Medburn, as well as the openness and setting of the immediately adjacent Green Belt.

7.27 The issue of encroachment into the countryside has also been considered

when assessing the likely impact of the proposed development on the landscape setting of Medburn as a whole. In this respect it must first be acknowledged that the proposal would involve the development of a greenfield site to the east of the dwellings on the C345 and north of The Avenue. However, the site lies within the settlement boundary for Medburn as defined by Policy MBC1 of the Local Plan, rather than being outside of the settlement boundary in the open countryside and Green Belt. This is a particularly important distinction to make in assessing the impact of the development on the landscape. Whilst the proposal would inevitably result in built development on a site which lies beyond the existing built-up part of the village, the defined settlement boundary is an important part of the existing character of Medburn and a clear representation of the natural boundaries to the settlement. The proposed development would sit entirely within the

defined settlement boundary and is considered to be would be contained from areas beyond the site by adjacent dwellings.

7.28 In addition, it is officer opinion that the scale and layout of the scheme, the

proposed house types, use of materials, areas of open space and landscaping would result in an acceptable form of development that would not result in any significant harm or adverse impacts upon the character and appearance of the area. It is therefore considered that a development of the scale being proposed could be accommodated on the site without causing an unacceptable intrusion into the open countryside and Green Belt, or resulting in an adverse effect on the landscape character of the area within which Medburn is located or the setting of the village. The proposal would therefore be in accordance with Policy H15 of the Local Plan, Policies S2 and S3 of the emerging Core Strategy and the NPPF.

Impacts on residential amenity

7.29 The impacts upon the amenity of residents that lie adjacent to and within the

vicinity of the site have been carefully considered having particular regard to the means of access, the layout and scale of the new dwellings and the siting of LPG tanks and electricity substation introduced around the entrance to the site during the course of the application.

7.30 It is considered that the proposed development, by virtue of its relatively low

density nature of around 11 dwellings per hectare, characterised by larger dwellings on correspondingly large plots, has achieved sufficient separation distances between existing and proposed properties to ensure that there would be no resultant adverse impacts on the neighbouring occupiers through loss of light, outlook or privacy, or in terms of visual intrusion and overbearing development. The most recent amendments to the layout would also improve the situation for some of the existing properties to the western boundary where three dwellings are now proposed instead of four along this section.

7.31 Whilst the proposed access is in a similar location to the position previously

identified in the outline planning applications, which would have used an existing access to the field, the demolition of Greenrigg would result in an improved arrangement for adjacent residents to the north, which has been acknowledged in representations received. This is on the basis that the access would not be immediately adjacent to the adjacent properties, and would incorporate a landscaped area either side acting as a form of buffer to the existing dwellings. Given the scale of development and position of the proposed access it is not considered that there would be any adverse impacts upon the amenity of adjacent residents in this respect.

7.32 Public Protection have also been consulted on the application, including in

relation to the introduction of the underground LPG tanks and electricity substation around the entrance to the site that would be adjacent to existing dwellings. No objections have been raised on these aspects, although conditions have been recommended in relation to impacts from noise and dust during the construction period that can be attached to mitigate any impacts on amenity. In light of all of the above the proposal is therefore considered to be acceptable in relation to potential effects on amenity, and would be in accordance with Policy H15 of the Local Plan.

Highway Safety 7.33 Policy H15 of the Local Plan sets out criteria to be satisfied in relation to

parking, access and highway safety. Policy 41 of the emerging Core Strategy looks to promote sustainable connections and Policy 43 considers the effects of development on the road network. Paragraph 32 of the NPPF advises that development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe.

7.34 A number of concerns have been raised through representations in respect of

the additional traffic as a result of the proposed development in combination with existing levels, and the potential impacts on safety within the village. It is important to ensure that the local highway network can accommodate any additional trip generation; that there is adequate parking/manoeuvring space provided within the curtilage of the site; that appropriate access can be achieved and that the highway remains unobstructed for the safe passage of all road users.

7.35 The application has been accompanied by a Transport Statement that

considers issues such as trip generation over and above the approved schemes, public transport links, and vehicular access arrangements.

7.36 Following consultation with Highways officers no objections have been raised

subject to conditions, although the applicants have been asked to look at potential servicing requirements of the proposed LPG tanks. It is accepted by Highways that the proposed increase in dwellings and associated vehicle movements would be acceptable in highway terms. There are public transport links with bus services stopping in Medburn along the C345 highway. No objection has been raised with regard to the position and design of the proposed vehicular access. The layout of the estate road and parking provision within the site is considered to be acceptable. No objections are therefore raised on highway grounds to the development subject to conditions in relation to securing construction details of the access and estate road, parking, cycle parking, construction method statement and refuse storage. The proposal would therefore be in accordance with Policy H15 of the Local Plan and Policy 43 of the emerging Core Strategy.

7.37 Whilst the development itself does not affect any rights of way in the vicinity of

the site, officers have been in discussions with the applicant to secure a contribution to surface improvements to a section of the public bridleway to the north of the site that links Medburn with Darras Hall and Ponteland. It is considered that this would be a reasonable contribution to secure as a planning obligation in order to improve sustainable links from Medburn to services and facilities in these areas. The applicant is prepared to make a contribution towards this and discussions are ongoing with officers to secure this as part of the Section 106 Agreement.

Ecology and biodiversity

7.38 Paragraph 118 of the NPPF seeks to conserve and enhance biodiversity and

sets out that assessment of potential impacts from development should be undertaken. The application has been submitted with some initial survey work,

although following discussion with the Council’s ecologists additional work has been programmed and will need to be submitted for consideration prior to the application being determined. At the time of writing this report officers are awaiting the next stage of assessment to be submitted, which will need to be considered by the ecologists. It is hoped that a further update can be provided at committee, and if Members are minded to approve the application then any decision can be issued when these aspects and any identified mitigation can be secured by planning conditions where necessary.

Surface water drainage and flood risk

7.39 Part 10 of the NPPF advises that development should be directed towards

areas at lowest risk from flooding and that Local Planning Authorities should ensure that development does not increase flood risk elsewhere. The site lies predominantly within Flood Zone 1, although an area to the northern boundary of the site at the Med Burn lies within Flood Zones 2 and 3, although no housing is proposed in this area. In order to address flood risk given the size of the site, the applicant has submitted a Flood Risk Assessment (FRA).

7.40 The FRA identifies that surface water is to be discharged to the Med Burn at a

restricted rate and surface water attenuation will be provided in an attenuation pond before flows discharge to the Med Burn. The Environment Agency (EA) has raised no objection to the proposal following the submission of the FRA subject to a condition that the development is submitted in accordance with submitted details. Following an initial objection and request for additional information the Lead Local Flood Authority (LLFA) has discussed with the applicant’s consultants and received further detail, which have subsequently enable the objection to be removed. No objection is therefore raised subject to conditions that would require submission of detailed drainage scheme, adoption and maintenance of all SuDS features and disposal of surface water during the construction phase.

7.41 With regard to foul drainage Northumbrian Water (NWL) has advised that the

developer has submitted a pre-development enquiry to ascertain suitable connection points to the foul sewerage network. NWL comment that at present the surrounding network is unable to accommodate additional flows, although if permission is granted NWL will begin its investment process and undertake further modelling of the network to determine what measures are required to alleviate flooding concerns. However, NWL raise no objection to the application subject to a condition requiring submission of details relating to foul drainage before development commences. NWL will also liaise directly with the developer regarding the location of existing sewers within the site.

7.42 Subject to the conditions requested by the EA, LLFA and NWL, it is

considered that the proposal is acceptable in relation to drainage, flood risk and foul sewage, in accordance with Policy RE5 of the Local Plan, Policies 36, 37 and 38 of the emerging Core Strategy and Part 10 of the NPPF.

Other Matters 7.43 On other matters no objections have been raised by NCC Public Protection in

relation to contamination subject to conditions to secure submission of further

details. The Conservation Team has advised that no further archaeological work is required for the development.

7.44 The Council’s Education team has been consulted given this is a major

development. Initial comments received highlighted that although this was deemed to be a relatively small development, it could contribute to the oversubscription already experienced by schools in the Ponteland partnership. However, following further consideration officers have been advised by Education that there would be no requirement in this instance to seek any contribution as a result of the development.

Planning Obligations

7.45 When considering the potential content of a Section 106 legal agreement

regard must be had to the tests set out in the Community Infrastructure Levy Regulations. By law, the obligations can only constitute a reason for granting planning permission if they are:

Necessary to make the development acceptable in planning terms;

Directly related to the development; and

Fairly and reasonably related in scale and kind to the development.

As discussed earlier the planning obligations attached to any planning permission granted for this development would ensure the provision of contributions to affordable housing and a financial contribution to improvements to the public right of way network. The applicant has agreed to enter into a Section 106 planning obligation to deliver these aspects, and a draft agreement will need to be prepared and considered by officers.

8. Conclusion 8.1 The site has the benefit of extant planning permissions for a relatively large

form of housing development in this location. Subject to the recommended conditions and completion of a Section 106 Agreement to secure affordable housing provision and improvements to the right of way network to enhance accessibility to Ponteland, it is considered that the proposed location and scale of development would be sustainable in relation to economic and social considerations. The proposed development would deliver economic benefits through new housing and in social terms would deliver market and a contribution to off-site affordable housing, which would help to meet housing need of larger properties and affordable housing in more appropriate and sustainable locations. In terms of its environmental role, as a result of the increase in scale of development over that already approved there would not be any significant or unacceptable harmful impacts on the site and wider area, or the living conditions of adjacent residents, and the development could be assimilated into this location to achieve an acceptable form of development.

8.2 Consideration has also been given to potential effects on highway safety,

drainage and flood risk and ecology. There are not considered to be any significant harmful impacts, and any effects can be satisfactorily mitigated through appropriate conditions where necessary. It is therefore considered that sustainable development would be achieved in this case having regard to the relevant polices of the development plan and the NPPF. The identified

development plan policies and those of the emerging Core Strategy are considered to be consistent with the NPPF, and the scheme therefore represents sustainable development.

9. Recommendation That planning permission be GRANTED following the reconsultation period on the amended plans and subject to the applicants entering into a Legal Agreement pursuant to Section 106 of the Town and Country Planning Act 1990 in order to secure financial contributions towards off-site affordable housing provision and improvements to the public right of way to the north of the site, and subject to the satisfactory resolution of all outstanding matters in respect of ecology and biodiversity and any additional conditions and informatives that may be required, as well as the following conditions: Conditions/Reason 01. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended) 02. The development hereby permitted shall not be carried out otherwise than in complete accordance with the approved plans and documents. The approved plans and documents are:- RES493 100-04 10 – Proposed master plan RES/493 400/1 2 – External Finishes and Boundary Treatments 5775-99-001 D – Landscape Masterplan A01 A – The Aspen Planning A01 – The Elm – Planning A01 A – The Larch – Planning A01 – The Maple – Planning A01 – The Oakland – Planning A01 – The Willow – Planning DG/01 A – Double Garage (Side Gables) DG/04 A – Double Garage (Hipped) 1 F – National Sales Centre Option 2 2 A – National Sales Centre Option 2 GTC-E-SS-0009_R3-1_1_of_1 – 20kV Distribution Substation Masonry Construction Side Gable Roof Reason: To ensure that the approved development is carried out in complete accordance with the approved plans and documents and to ensure that a satisfactory form of development is obtained. 03. Notwithstanding any description of the materials, construction of the dwellings, garages or electricity substation, above damp proof course level shall not be undertaken until precise details, to include samples, of the materials to be used in the construction of the external walls and roofs of these buildings have been submitted to, and approved in writing by, the Local Planning Authority. All roofing

and external facing materials used in the construction of the development shall conform to the materials thereby approved. Reason: To retain control over the external appearance of the development in the interests of amenity and in accordance with Policy H15 of the Castle Morpeth District Local Plan and Part 7 of the National Planning Policy Framework. 04. A plan for the landscape planting of the site shall be submitted to and approved in writing by the Local Planning Authority. The plan shall detail the location and specification of hedgerows, SuDS area, wildflower area, tree and shrub planting and shall use only Northumberland native species and seed mixtures. Once approved the plan shall be implemented in full during the first planting season (November - March inclusive) following the commencement of development. The landscaped areas shall be subsequently maintained to ensure establishment of the approved scheme, including watering, weeding and the replacement of any plants, or areas of seeding or turfing comprised in the approved landscaping plans, which fail within a period up to 5 years from the completion of the development. Reason: To maintain and protect the landscape value of the area and to enhance the biodiversity value of the site, in accordance with Policy H15 of the Castle Morpeth District Local Plan and Part 11 of the National Planning Policy Framework. 05. The development shall not be occupied until a detailed scheme for the provision, maintenance and management of areas of open and play space (excluding private gardens) has been submitted to, and approved in writing by the Local Planning Authority. Details to be submitted shall include;

Details of landscape management and maintenance plans;

Details of planting, grass cutting, weeding and pruning;

Inspection, repair and maintenance of all hard landscaping and structures;

Management, monitoring and operational restrictions;

Maintenance and planting replacement programme for the establishment period of landscaping; and

A procedure that would be implemented in the event of any tree (or item of soft landscaping) being removed, uprooted/ destroyed or dying

The development shall thereafter be carried out, maintained and managed in full accordance with the approved details. Reason: To ensure appropriate maintenance and management of open space in accordance with Policy H15 of the Castle Morpeth District Local Plan and Part 11 of the National Planning Policy Framework. 06. Prior to their construction, samples of the materials to be used in the construction of the external surfaces of the private drives and shared surfaces (shown on the landscape masterplan) shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. Reason: In the interests of visual amenity, in accordance with Policy H15 of the Castle Morpeth District Local Plan and the National Planning Policy Framework.

07. The development shall not be occupied until the car parking areas indicated on the approved plans, have been hard surfaced, sealed and marked out in parking bays. Thereafter, the car parking area shall be retained in accordance with the approved plans and shall not be used for any purpose other than the parking of vehicles associated with the development. Reason: In the interests of highway safety, in accordance with Policy H15 of the Castle Morpeth District Local Plan and the National Planning Policy Framework. 08. The development shall not be occupied until the means of vehicular access has been constructed in accordance with the approved plans. Reason: In the interests of highway safety, in accordance with Policy H15 of the Castle Morpeth District Local Plan and the National Planning Policy Framework. 09. No development shall commence until full engineering, drainage, street lighting and constructional details of the streets proposed for adoption have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be constructed in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority. Reason: In the interests of highway safety; to ensure a satisfactory appearance to the highways infrastructure serving the approved development; and to safeguard the amenities of the locality and users of the highway in accordance with the National Planning Policy Framework. This condition is required to be pre-commencement to ensure that satisfactory highway safety conditions can be achieved from the outset. 10. The development shall not be occupied until details of cycle parking have been submitted to and approved in writing by the Local Planning Authority. The approved cycle parking shall be implemented before the development is occupied. Thereafter, the cycle parking shall be retained in accordance with the approved details and shall be kept available for the parking of cycles at all times. Reason: In the interests of highway safety and sustainable development, in accordance with Policy H15 of the Castle Morpeth District Local Plan and the National Planning Policy Framework. 11. No development shall commence until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority. The approved Construction Method Statement shall be adhered to throughout the construction period. The Construction Method Statement shall, where applicable, provide for: i. details of temporary traffic management measures, temporary access, routes and vehicles; ii. vehicle cleaning facilities; iii. the parking of vehicles of site operatives and visitors; iv. the loading and unloading of plant and materials; v. storage of plant and materials used in constructing the development Reason: To prevent nuisance in the interests of residential amenity and highway safety, in accordance with the National Planning Policy Framework. This condition is

required to be pre-commencement to ensure that satisfactory highway safety conditions can be achieved from the outset. 12. The development shall not be occupied until the approved refuse storage area has been formed in accordance with the approved plans. The approved refuse storage area shall thereafter be retained for the storage of refuse at all times. Reason: In the interests of the amenity of the surrounding area and highway safety, in accordance with Policy H15 of the Castle Morpeth District Local Plan and the National Planning Policy Framework. 13. No development shall commence until a detailed scheme for the disposal of foul water from the development hereby approved has been submitted to and approved in writing by the Local Planning Authority in consultation with Northumbrian Water. Thereafter the development shall take place in accordance with the approved details and shall be fully implemented prior to first occupation of the dwellings. Reason: To prevent the increased risk of flooding from any sources in accordance with Policy H15 of the Castle Morpeth District Local Plan and the National Planning Policy Framework. This condition is required to be pre-commencement to ensure that satisfactory drainage of the site can be achieved from the outset. 14. Prior to the commencement of the development the applicant shall undertake a construction noise assessment using BS5228-1:2009+A1:2014. This report shall be submitted to the local planning authority for written approval with the approved scheme thereafter implemented in full. Reason: To protect residential amenity and provide a commensurate level of protection against noise in accordance with the National Planning Policy Framework. This condition is required to be pre-commencement to ensure that satisfactory details of construction noise on site can be achieved from the outset. 15. No development shall take place until a dust management plan/method statement to mitigate the effects of any dust created during the earthworks construction and track out phases on neighbouring premises has been submitted to and approved in writing by the Local Planning Authority. This dust action plan/statement shall contain emergency contact telephone numbers in event of a dust complaint being received. The development shall thereafter be undertaken in accordance with the approved details. (Guidance on the assessment of dust from demolition and construction can be found at the following: www.iaqm.co.uk). Reason: To protect residential amenity and provide a commensurate level of protection against dust in accordance with the National Planning Policy Framework. This condition is required to be pre-commencement to ensure that satisfactory details of dust management on site can be achieved from the outset. 16. During the construction period, there should be no noisy activity, i.e. audible at the site boundary, on Sundays or Bank Holidays or outside the hours: Monday to Friday - 0800 to 1800, Saturday 0800 to 1300. Any repeatedly noisy activity at any time may render the developer liable to complaints which could result in investigation as to whether a statutory nuisance is being caused.

Reason: To protect residential amenity and provide a commensurate level of protection against noise in accordance with the National Planning Policy Framework. 17. There shall be no burning of any material during either the construction or demolition phases. Reason: To protect residential amenity and provide a commensurate level of protection to residents in accordance with the National Planning Policy Framework. 18. The development hereby permitted shall not be commenced until a scheme to deal with any contamination of land or pollution of controlled waters has been submitted to and approved in writing by the Local Planning Authority and until the measures approved in that scheme have been implemented. The scheme shall include all of the following measures unless the Local Planning Authority dispenses with any such requirement in writing: a) A desk-top study carried out to identify and evaluate all potential sources of contamination and the impacts on land and/or controlled waters, relevant to the site. The desk-top study shall establish a 'conceptual site model' and identify all plausible pollutant linkages. Furthermore, the assessment shall set objectives for intrusive site investigation works/ Quantitative Risk Assessment (or state if none required). Two full copies of the desk-top study and a non-technical summary shall be submitted to the Local Planning Authority without delay upon completion. b) If identified as being required following the completion of the desk-top, a site investigation shall be carried out to fully and effectively characterise the nature and extent of any land contamination and/ or pollution of controlled waters. It shall specifically include a risk assessment that adopts the Source-Pathway-Receptor principle, in order that any potential risks are adequately assessed taking into account the sites existing status and proposed new use. Two full copies of the site investigation and findings shall be forwarded to the Local Planning Authority without delay upon completion. c) Thereafter, a written Method Statement (or Remediation Strategy) detailing the remediation requirements for the land contamination and/or pollution of controlled waters affecting the site shall be submitted and approved by the Local Planning Authority, and all requirements shall be implemented and completed to the satisfaction of the Local Planning Authority. No deviation shall be made from this scheme without express written agreement of the Local Planning Authority. d) Two full copies of a full closure (Verification Report) report shall be submitted to and approved by the Local Planning Authority. The report shall provide verification that the required works regarding contamination have been carried out in accordance with the approved Method Statement(s). Post remediation sampling and monitoring results shall be included in the closure report to demonstrate that the required remediation has been fully met. Reason: To ensure that risks from land contamination to the future users of the land and dwellings are minimised and to ensure that the development can be carried out safely without unacceptable risks to any future occupants in accordance with the National Planning Policy Framework. This condition is required to be pre-commencement to ensure that satisfactory contamination mitigation can be achieved from the outset.

19. If during redevelopment contamination not previously considered is identified, then an additional written Method Statement regarding this material shall be submitted to and approved in writing by the Local Planning Authority. No building shall be occupied until a method statement has been submitted to and approved in writing by the Local Planning Authority, and measures proposed to deal with the contamination have been carried out. Should no contamination be found during development then the applicant shall submit a signed statement indicating this to discharge this condition. Reason: To ensure that risks from land contamination to the future users of the land and dwellings are minimised and to ensure that the development can be carried out safely without unacceptable risks to any future occupants in accordance with the National Planning Policy Framework. 20. The development permitted by this planning permission shall be carried out in accordance with the following:

Flood Risk Assessment (FRA) 15181, version 2, produced by RWO Associates in March 2016

Drawing 100-04 Proposed Master Plan produced by Blake Hopkinson Architecture LLP

Drawings C-900 revision B and drawing C-901 revision C, Engineering Schematics 10-03-2016, produced by RWO Associates

The plans above shall be adhered to and no housing or infrastructure development shall be allowed any closer to the River Med Burn than is stated in these documents. The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority. Reason: To reduce the risk of flooding to the proposed development and future occupants in accordance with Policy H15 of the Castle Morpeth District Local Plan and the National Planning Policy Framework. 21. Prior to the commencement of development a scheme to dispose of surface water from the development shall be submitted to and approved in writing by the Local Planning Authority. This scheme shall: i. Restrict discharge from the development to 4.2l/s/ha for all rainfall events up to and including the 1 in 100 year event, unless otherwise agreed by the Lead Local Flood Authority and the Local Planning Authority. ii. Adhere to the principles as set out in the drainage strategy drawings from RWO Associates references C-900 Rev B and C-901 Rev C. iii. Provide attenuation on site for the 1 in 100 year plus climate change event. iv. Incorporate sustainable drainage techniques throughout the development wherever possible and practicable. The approved scheme shall be implemented in full before occupation of the first dwelling and shall thereafter be maintained in accordance with the approved details.

Reason: To ensure the effective disposal of surface water from the development from the outset of development, in accordance with Policy H15 of the Castle Morpeth District Local Plan and Part 10 of the National Planning Policy Framework. This condition is required to be pre-commencement to ensure that satisfactory drainage of the site can be achieved from the outset. 22. Prior to first occupation of the dwellings details of the adoption and maintenance of all SuDS features shall be submitted to and approved in writing by the Local Planning Authority. A maintenance schedule which includes details for all SuDS features for the lifetime of development shall be comprised within and be implemented forthwith in perpetuity. Reason: To ensure that the scheme to disposal of surface water operates at its full potential throughout the development's lifetime, in accordance with Policy H15 of the Castle Morpeth District Local Plan and Part 10 of the National Planning Policy Framework. 23. Details of the disposal of surface water from the development through the construction phase shall be submitted to and approved in writing with the Local Planning Authority. The approved scheme shall thereafter be implemented throughout the construction phase. Reason: To ensure the risk of flooding does not increase during this phase and to limit the siltation of any on site surface water features from the outset of development, in accordance with Policy H15 of the Castle Morpeth District Local Plan and Part 10 of the National Planning Policy Framework. This condition is required to be pre-commencement to ensure that satisfactory drainage of the site can be achieved from the outset. 24. The finished floor levels of the dwellings, garages and electricity sub-station hereby permitted shall be consistent with those indicated on a scheme of details which shall first have been submitted to and approved in writing by the Local Planning Authority. Such details shall indicate the existing and proposed levels throughout the application site. Reason: To achieve a satisfactory form of development and to ensure that the proposed development does not have an adverse effect upon the amenity currently enjoyed by adjoining occupiers and in accordance with Policy H15 of the Castle Morpeth District Local Plan. 25. All trees and hedgerows within, and to the boundaries, of the site identified as being retained, shall be retained and protected throughout the course of development in accordance with the measures identified in the All About Trees Arboricultural Method Statement for Trees at Green Rigg and Field House, Medburn (2 March 2016). The development of the site shall also take place in accordance with the All About Trees Arboricultural Impact Assessment for Trees at Green Rigg and Field House, Medburn (2 March 2016). These measures shall be implemented and remain in place throughout the course of the construction of the development. Reason: To ensure the protection of existing trees in the interests of visual amenity, in accordance with Policy H15 of the Castle Morpeth District Local Plan and the National Planning Policy Framework.

Date of Report: 21.06.2016 Background Papers: Planning application file(s) 16/00860/FUL