subject: construction of five two storey detached ... · dmc2016-010 1 of 47 15np0034 burnbank...

Northumbrian Water Limited Leat HousePattinson RoadWashingtonTyne and WearNE38 8LB

Northumbrian Water LimitedRegistered in England and Wales No 2366703Registered Office: Northumbria HouseAbbey Road, Pity Me, Durham, DH1 5FJ

T: 0345 604 7468nwl.co.uk

Direct Line: 0191 419 6767E-mail: [email protected] Your Ref: 15NP0034

26th May 2015

FAO: Chris Stanworth

Dear Chris,

Subject: Construction of five two storey detached dwellings including new access from highway and internal circulation roads – Burnbank, Tarset, Hexham, Northumberland

Thank you for consulting Northumbrian Water on the above proposed development.

In making our response to the local planning authority Northumbrian Water will assess the impact of the proposed development on our assets and assess the capacity within Northumbrian Water’s network to accommodate and treat the anticipated flows arising from the development. We do not offer comment on aspects of planning applications that are outside of our area of control.

Having assessed the proposed development against the context outlined above I can confirm that at this stage we would have no comments to make.

I trust this information is helpful to you, if you should require any further information please do not hesitate to contact me.

Yours sincerely

Laura KennedyNew Development

Development Management Committee 7th October 2015

1 of 40 15NP0034 Burnbank

Development Management Committee 13th April 2016

DMC2016-010 1 of 47 15NP0034 Burnbank Farm, Tarset

County Hall, Morpeth, Northumberland, NE61 2EF

(T) 0845 600 6400 (F) 01670 533071 (W) www.northumberland.gov.uk

Northumberland National Park Authority, Our Ref: 15/NP/0034Eastburn, Your Ref: 15/NP/0034South Park, Contact: Michael PatrickHexham, Direct Line: 01670 624105Northumberland, E-mail: [email protected] 1BS, Date: 16 June 2015

Dear Sirs,

TOWN & COUNTRY PLANNING ACT 1990HIGHWAY RECOMMENDATIONS

Location: Burnbank Farm, Tarset, Hexham, Northumberland, NE48 1LY Proposal: Construction of five two storey detached dwellings including new access from highway and internal circulation roads.

I refer to the above planning application consultation received on 26 May 2015 in respect of the above development.

In making our response the Highway Authority assess the impact of any proposed development on the highway network, both during construction, and once a development is completed. To ensure the highway network in the area can accommodate the anticipated tripgeneration, adequate manoeuvring/parking space is provided, safe access can be achieved, the highway remains free for the passage of all users of the highway, and so it does not have an adverse impact on the safety of all users of the highway.

The proposed development has been checked against the context outlined above. It should been noted that the amount of trips generated by the proposed development can be accommodated on the highway network in the area. The proposed manoeuvring and parking arrangements are considered satisfactory. The proposed new vehicular accesses will need to be constructed generally in accordance with NCC standard access Type ‘A’.

When the development is completed, it will not have an adverse impact on the safety of all users of the highway in the area. The construction phase of the development will inevitably have an impact on local residents and the school, due to the location of the development. The developer should ensure that the development has as little impact as is practicably possible and a condition will be recommended to have a construction management plan submitted which covers the storage of materials, parking of construction/operatives vehicles and the timing/routing of deliveries to the sites etc.

Therefore, if the Planning Authority is minded to approve this application Northumberland County Council Highways would request that the following conditions or similar be attached to any permission granted.

CONDITIONS:

1) No development shall take place until a Construction Management Plan for the duration of the construction period has been submitted to and approved in writing by the Local Planning Authority. The approved statement shall provide for the parking





and manoeuvring of vehicles of site operatives and visitors; storage of plant and materials used in constructing the development; wheel washing and/or road cleaning facilities and the timing/routing of deliveries to the sites. The approved Statement shall be implemented and complied with during and for the life of the works associated with the development, unless otherwise is approved in writing by the Local Planning Authority.

REASON: In order to achieve a satisfactory form of development having regard to highway safety.

2) The area allocated for manoeuvring and parking on the submitted plan shall not be used other than for the manoeuvring and parking of vehicles in connection with the development hereby permitted.

REASON: To ensure that there is adequate space within the site for the manoeuvring and parking of vehicles.

3) The vehicular accesses shall be constructed in accordance with Type ‘A’ of the Northumberland County Council standard specifications and laid out to match those of the adjoining properties. The development hereby permitted shall not be brought into use until the said access has been so completed.

Reason: To achieve access to and from the site in a manner, which does not cause significant danger and inconvenience to other road users.

INFORMATIVE:

Please advise the Applicant that they will be required to enter into a Section 184 Agreement of the Highways Act 1980 with NCC Highways prior to commencing work on the vehicular accesses.

Yours faithfully

Highways Development Management





Environment AgencyTyneside House Skinnerburn Road, Newcastle Business Park, Newcastle upon Tyne, NE4 7AR. Customer services line: 03708 506 506 www.gov.uk/environment-agencyEnd

FAO Chris Stanworth Northumberland National ParkEastburn South ParkHexhamNorthumberlandNE46 1BS

Our ref: NA/2015/112342/01-L01Your ref: 15NP0034

Date: 27 May 2015

Dear Chris,

CONSTRUCTION OF FIVE TWO STOREY DETACHED DWELLINGS INCLUDING NEW ACCESS FROM HIGHWAY AND INTERNAL CIRCULATION ROADSBURNBANK, TARSET, HEXHAM, NORTHUMBERLAND, NE48 1LY

Thank you for referring the above matter which we received on May 26 2015.

Environment Agency Position This proposal falls outside the scope of matters on which the Environment Agency is a

statutory consultee. Therefore we have no comment to make on this application.

Should you have any queries regarding the above then please don’t hesitate to contact us.

Yours sincerely,

Rebecca Marwood Planning Advisor

Direct e-mail [email protected]





From: Parish Clerk Sent: 18 June 2015 23:44 To: Chris Stanworth; DC Consultation Subject: RE: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham, Northumberland, NE48 1LY

Hi Chris

I have tried to leave comments on the NNPA application page but it would not allow this; please could you therefore add the following response from the parish council: No objection.

Kind Regards

Kate

Chris Stanworth, Planning Officer Tel: 01434 611508 (x210)

IMPORTANT NOTICE - Disclaimer - Officers are expressly required not to make defamatory statements and not to infringe or authorize any infringement of copyright or any other legal right by email communications. Any such communication is contrary to ICT policies and outside the scope of the employment of the individual concerned. Northumberland National Park Authority will not accept any liability in respect of such communication, and the employee responsible will be personally liable for any damages or other liability arising.

DC Consultation, Development Control Consultation Tel: (x)

IMPORTANT NOTICE - Disclaimer -Officers are expressly required not to make defamatory statements and not to infringe or authorize any infringement of copyright or any other legal right by email communications. Any such communication is contrary to ICT policies and outside the scope of the employment of the individual concerned. Northumberland National Park Authority will not accept any liability in respect of such communication, and the employee responsible will be personally liable for any damages or other liability arising.





From: DC ConsultationTo: Laura GarthSubject: FW: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham, Northumberland, NE48 1LYDate: 05 June 2015 14:03:11

-----Original Message-----From: Lorna LazzariSent: 03 June 2015 09:58To: DC ConsultationSubject: RE: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham,Northumberland, NE48 1LY

Dear Chris,

I have had a look at the proposals and as there are no Public Rights of Way in the vicinity and theproposals are not likely to impact on existing public access within the area, I have no objection tothe plans.

Yours sincerelyLorna

-----Original Message-----From: DC ConsultationSent: 26 May 2015 12:53To: Lorna LazzariSubject: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham, Northumberland,NE48 1LY

Please see the attached consultation regarding a planning application which has been received byNorthumberland National Park Authority. Full details can be viewed at http://nnpa.planning-register.co.uk/plaPlanningAppDisplay.aspx?AppNo=15NP0034DC Consultation, Development Control ConsultationTel: (x)

IMPORTANT NOTICE - Disclaimer - Officers are expressly required not to make defamatorystatements and not to infringe or authorize any infringement of copyright or any other legal right byemail communications. Any such communication is contrary to ICT policies and outside the scope ofthe employment of the individual concerned. Northumberland National Park Authority will not acceptany liability in respect of such communication, and the employee responsible will be personally liablefor any damages or other liability arising.Lorna Lazzari, Access and Recreation OfficerTel: 01434 611538 (x212)

IMPORTANT NOTICE - Disclaimer - Officers are expressly required not to make defamatorystatements and not to infringe or authorize any infringement of copyright or any other legal right byemail communications. Any such communication is contrary to ICT policies and outside the scope ofthe employment of the individual concerned. Northumberland National Park Authority will not acceptany liability in respect of such communication, and the employee responsible will be personally liablefor any damages or other liability arising.

DC Consultation, Development Control ConsultationTel: (x)






From: DC ConsultationTo: Laura GarthSubject: FW: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham, Northumberland, NE48 1LYDate: 12 June 2015 16:27:16

From: Gill Thompson Sent: 11 June 2015 12:59To: DC ConsultationSubject: RE: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham,Northumberland, NE48 1LY Dear Chris,I note that this application is a resubmission with amended details and fewer houses on thesame site as previously submitted. I have looked again at the revised plans and reports andhave the following comments: Since the first application on this site was submitted there has been some discussion about theuse of the field. The Sustainability, Design and Access Statement now states that it is not a haymeadow. I note the ecological report has been revised slightly, but still says it is managed for

haylage/silage. When I visited the site with you on 2nd June 2015 the field did seem to be shutup for forage, but really the issue should be related to the quality of the habitat and thepresence and absence of particular grassland plants. My walkover of the area of the fieldproposed for the development did confirm the applicant’s assertion that it is not particularlyspecies rich – even fewer species were observed than the species list supplied in the ecologicalreport. Therefore whether it is actually managed as a hay field or as pasture, I consider theecological value to be low considering the better fields in the vicinity, including on the samefarm. Approximately 0.38 hectares of the field will be developed, the remainder to the north ofthe proposed development will be unaffected. The development will however result in thepermanent loss of this area of grassland, some feeding habitat for bats, swallows, housemartins and possibly some breeding habitat for ground nesting birds. In the NPPF para 118 it states 'When determining planning applications, local planningauthorities should aim to conserve and enhance biodiversity by applying the followingprinciples:‘...Opportunities to incorporate biodiversity in and around developments should beencouraged.' Policy 17d of the NNPA Local Development Framework states ‘The Authority will particularlyencourage proposals which:‘...encourage proposals for beneficial biodiversity and geological features within the design ofdevelopment in line with Natural Area, Northumberland National Park Biodiversity Plan andGeodiversity Action Plan objectives.' In line with these statements the ecological report submitted by the applicant proposes thefollowing mitigation and positive measures to encourage biodiversity:

Create a native hedge along the northern and eastern boundary of the site. The speciescomposition would be similar to that found in the existing roadside hedge.





Ensure a number of suitable features are built into the new houses that will supportroosting bats (e.g. bat bricks) and breeding house martins.

I consider both of these proposals are in line with the policies, would be beneficial forbiodiversity and could be considered mitigation for the permanent loss of grassland, somefeeding and breeding habitat that will occur. I do not think that we need to be prescriptiveregarding the biodiversity features as each dwelling could have different measuresincorporated. In considering the loss of small parts of the hedgerow to the development’saccess, a new native hedge along the boundary of the site would mitigate for this and iswelcomed as a positive addition to the landscape. If you are minded to grant permission Itherefore recommend that a condition is added to ensure this mitigation. Since there is potential for ground nesting birds to breed in the field, any site clearance orground disturbance should not be undertaken in the breeding season (Mar-Aug) or if this isunavoidable a checking survey should be undertaken and any birds that are found to be nestingshould be allowed to finish nesting before such work commences. I do not consider theproposal to map territories of birds (as suggested in the mitigation in the report) necessary. As the proposed properties are to be connected to the mains sewerage system and thesoakaway and landscaping positions are indicated I have no concerns regarding pollution ofnearby watercourses. If you have any queries or would like to check anything with me please get in touch. Yours sincerely,Gill Thompson -----Original Message-----From: DC Consultation Sent: 26 May 2015 12:53To: Gill ThompsonSubject: Planning Application Consultation 15NP0034 Burnbank, Tarset,Hexham, Northumberland, NE48 1LY Please see the attached consultation regarding a planning applicationwhich has been received by Northumberland National Park Authority. Fulldetails can be viewed at http://nnpa.planning-register.co.uk/plaPlanningAppDisplay.aspx?AppNo=15NP0034DC Consultation, Development Control ConsultationTel: (x) IMPORTANT NOTICE - Disclaimer - Officers are expressly required not tomake defamatory statements and not to infringe or authorize anyinfringement of copyright or any other legal right by emailcommunications. Any such communication is contrary to ICT policies andoutside the scope of the employment of the individual concerned.Northumberland National Park Authority will not accept any liability inrespect of such communication, and the employee responsible will bepersonally liable for any damages or other liability arising.

Gill Thompson, Ecologist





Tel: 01434 611517 (x244)

IMPORTANT NOTICE - Disclaimer - Officers are expressly required not to make defamatory statementsand not to infringe or authorize any infringement of copyright or any other legal right by emailcommunications. Any such communication is contrary to ICT policies and outside the scope of theemployment of the individual concerned. Northumberland National Park Authority will not accept anyliability in respect of such communication, and the employee responsible will be personally liable forany damages or other liability arising.







From: Tim Bell Sent: 16 June 2015 08:39 To:Chris Stanworth Cc: Derek Proudlock Subject: RE: 15NP0034 Burnbank Farm

Chris

I am not one hundred per cent sure here what I am supposed to be commenting on. In other instances where the application is more agriculturally based I can apply knowledge to agricultural systems to forewarn, for example, of any potential hazards or problems going forwards. In this case I am not aware of any specifically outstanding ecological or archaeological reasons why this should not go ahead. Equally agriculturally there is no problem. However as I have often stated that is as far as my input goes. Perhaps my incipient Development Control training is none too soon! Sorry but an honest assessment.

Regards

Tim

Chris Stanworth, Planning Officer Tel: 01434 611508 (x210)

IMPORTANT NOTICE - Disclaimer - Officers are expressly required not to make defamatory statements and not to infringe or authorize any infringement of copyright or any other legal right by email communications. Any such communication is contrary to ICT policies and outside the scope of the employment of the individual concerned. Northumberland National Park Authority will not accept any liability in respect of such communication, and the employee responsible will be personally liable for any damages or other liability arising.

DC Consultation, Development Control Consultation Tel: (x)

IMPORTANT NOTICE - Disclaimer -Officers are expressly required not to make defamatory statements and not to infringe or authorize any infringement of copyright or any other legal right by email communications. Any such communication is contrary to ICT policies and outside the scope of the employment of the individual concerned. Northumberland National Park Authority will not accept any liability in respect of such communication, and the employee responsible will be personally liable for any damages or other liability arising.





From: DC ConsultationTo: Margaret TelferSubject: FW: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham, Northumberland, NE48 1LYDate: 22 June 2015 10:59:22

From: Chris Stanworth Sent: 22 June 2015 10:39To: DC ConsultationSubject: FW: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham,Northumberland, NE48 1LY

From: Chris Jones Sent: 05 June 2015 15:50To: Chris StanworthSubject: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham, Northumberland,NE48 1LY Dear Chris, Having looked at the information provided with the above application, there is aninadequate reference to cultural heritage in the Design, Sustainability and Accessstatement. As a minimum the application should state why the applicant has statedthere will be no impacts to cultural heritage, what evidence there is in support of thisstatement. For example, the Tarset and Greenhaugh Village Atlas contains researchand information on the historical development of the village. In the absence of detailed information to support the statement that no cultural heritageimpacts will occur, it is recommended that consideration be given to the commissioningof an archaeological evaluation as a condition of planning permission, in line with Policy18 of the LDF. Regards, Chris.

Chris Jones, Historic Environment OfficerTel: 01434 611531 (x209)


Chris Stanworth, Planning OfficerTel: 01434 611508 (x210)

IMPORTANT NOTICE - Disclaimer - Officers are expressly required not to make defamatory statementsand not to infringe or authorize any infringement of copyright or any other legal right by email





communications. Any such communication is contrary to ICT policies and outside the scope of theemployment of the individual concerned. Northumberland National Park Authority will not accept anyliability in respect of such communication, and the employee responsible will be personally liable forany damages or other liability arising.







From: DC ConsultationTo: Chris Stanworth; Margaret TelferSubject: FW: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham, Northumberland, NE48 1LYDate: 17 June 2015 08:21:06Attachments: Pic1.jpg

Pic2.jpgPic3.jpg

-----Original Message-----From: Robert MayhewSent: 16 June 2015 17:46To: DC ConsultationSubject: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham, Northumberland,NE48 1LY

Dear Chris,

15NP0034 - Construction of five two storey detached dwellings including new access from highwayand internal circulation roads on land at Burnbank, Tarset, Hexham, Northumberland, NE48 1LY

Thank you for consulting me on the above application. I wish to make the following commentsrelating the landscape, lighting, hedgerow and tree implications of this proposed development.

Pictures 1 and 2 attached identify the scale of the landscape that Burnbank and the village ofGreenhaugh are set within, with the improved agricultural field system of the Tarset Valley floor andlower slopes (pic3) giving rise to open moorland on the upper slopes and hill tops. The generalcharacter of the existing development in the village is of a ribbon development along the road in anorth south direction and the properties tend to be terraced or semi detached with traditional stonewall and slate roof design. The proposed development would extend this ribbon development northof the village, filling in the gap between the village and the school on the eastern side of the U5040minor county road. The suggested building materials (stone walls and slate roofs) are in keepingwith the local vernacular and whilst the design is for five detached properties, I do not believe thatthe design or scale of these would have a significant effect on the landscape character or views ofthis part of the National Park.

I welcome the proposal set out in the notes to the plans that all new electrical and telephoneinfrastructure will be installed underground where possible, thereby minimising the intrusion thatthis type of infrastructure can have on views of the local landscape.

Despite my earlier comments made in relation to application 13NP0031 for this site, there is littledetail within this application as to the need for any new external lighting units. The site is set withinthe Darks Skies Park and I suggest that details relating to the likely need for any new externallighting should be sought from the applicant so that this proposed development does not jeopardisethe Dark Skies Park status of the National Park. If lighting is required above external doors to eachof the properties then this should be in keeping with the recommendations within the Authority'sapproved Lighting Master Plan.

The site is free of any notable trees although there is a mixed species deciduous hedgerow that runsalong the roadside. I would suggest that this hedge and the new ones proposed to be planted alongthe northern and eastern boundaries will help soften the development within the landscape. Whilstnot within the proposed development area, there is a notable oak tree to the north of the site withina former hedgerow that should be protected. This is a feature within the local landscape as youhead north out of the village and care should be taken not to damage it or its roots during theconstruction period.

For the reasons identified above, and based upon the details provided, I do not feel that theproposed development will have a significant effect upon the landscape character or views of thispart of the National Park. Indeed, it has the potential to reinforce the use of traditional buildingmaterials in this area of the National Park and as such I do not object to this application.

I would recommend however, that details relating to any external lighting requirements be sought





or failing this a condition be placed requiring any such fixtures to be installed in line with therecommendations set out within the Lighting Master Plan.

If you have any questions on the above do come back to me.

Regards

-----Original Message-----From: DC ConsultationSent: 26 May 2015 12:53To: Robert MayhewSubject: Planning Application Consultation 15NP0034 Burnbank, Tarset, Hexham, Northumberland,NE48 1LY

Please see the attached consultation regarding a planning application which has been received byNorthumberland National Park Authority. Full details can be viewed at http://nnpa.planning-register.co.uk/plaPlanningAppDisplay.aspx?AppNo=15NP0034DC Consultation, Development Control ConsultationTel: (x)

IMPORTANT NOTICE - Disclaimer - Officers are expressly required not to make defamatorystatements and not to infringe or authorize any infringement of copyright or any other legal right byemail communications. Any such communication is contrary to ICT policies and outside the scope ofthe employment of the individual concerned. Northumberland National Park Authority will not acceptany liability in respect of such communication, and the employee responsible will be personally liablefor any damages or other liability arising.Robert Mayhew, Landscape and Forestry OfficerTel: 01434 611539 (x277)








From: DC ConsultationTo: Margaret TelferSubject: FW: comment on planning application 15NP0034Date: 22 June 2015 08:52:19

From: Chris Stanworth Sent: 19 June 2015 14:43To: DC ConsultationSubject: FW: comment on planning application 15NP0034

From: jan ashdownSent: Thursday, June 18, 2015 9:53 AMTo: [email protected]: [email protected]: comment on planning application 15NP0034

Chris,

With reference to this potential development, I would like to be able to understandhow the siting of the individual units in this plan fits with the Park’s GeneralDevelopment Principles ( Policy 3),

This is in particular regard to the off-set orientation of the 5 units, which howeverpragmatic it may be in resolving other issues, runs counter to the essentially linearnature and streetscape of the Greenhaugh settlement.

Clarification on this would be much appreciated, particularly in view of the emergingNeighbourhood Plan (ref. Policy TG6), in which the Park has played a strong advisoryrole.

RegardsJan Ashdown









From: DC ConsultationTo: Chris Stanworth; Margaret TelferSubject: FW: Planning Application 15NP0034Date: 15 June 2015 13:15:36

-----Original Message-----From: John Holland [mailto oSent: 15 June 2015 12:59To: DC ConsultationSubject: Planning Application 15NP0034

We have no objection in principle to the new development in Greenhaugh but do have some specificcomments with respect to the scale and design of the proposal:

1. Greenhaugh is characterised by a linear settlement pattern on both the north and south sides ofthe road. The semi-detached cottages adjacent to the site on the north side are at a very slightangle to the road but the proposed houses are shown at a much wider angle and as such will looksomewhat incongruous and more obvious to passing view. We would prefer to see the houses inline with the road, consistent with the recommendations in the new Neighbourhood Plan, which is inthe final stages of development.

2. The proposal implies that natural stone will be used, qualified on the drawings with "salvagedstone where possible". We believe it is essential that the elevations be constructed in such a way asto blend with the existing stone buildings and feel that there is a risk that new stone will look out ofplace. The bungalow towards the eastern edge of the village and the school are examples of howinappropriate stonework might look and we would not like to see this repeated with this proposal.

3. If the developer feels there is a market for 5 large executive style family homes in this locationand if they are occupied by families who add to the sustainability of the community, includingfacilities such as the pub, school, etc. then this can only be a good thing. If they attract secondhome owners, or further retired individuals to an already raging demographic profile, then this willdo little to sustain the community for the long-term future.

Thank you and best regards,

John and Jenni Holland

Ivy CottageLaneheadTarsetHexhamNE48 1NTDC Consultation, Development Control ConsultationTel: (x)






From: DC ConsultationTo: Chris Stanworth; Margaret TelferSubject: FW: 15NP0034: Proposed Development: Construction of five two storey detached dwellings including new

access from highway and internal circulation roads at Burnbank Farm, Tarset, Hexham, Northumberland,NE48 1LY

Date: 22 June 2015 08:57:49

From: Kirsty Smith Sent: 21 June 2015 22:19To: DC ConsultationSubject: Ref: 15NP0034: Proposed Development: Construction of five two storey detacheddwellings including new access from highway and internal circulation roads at Burnbank Farm,Tarset, Hexham, Northumberland, NE48 1LY

"Sunnymede"GreenhaughNorthumberlandNE48 1PW21st June 2015

Chris Stanworth, Planning OfficerNorthumberland National Park AuthorityEastburnSouth ParkHexhamNorthumberlandNE46 1BSRef: 15NP0034: Proposed Development: Construction of five two storey detacheddwellings including new access from highway and internal circulation roads atBurnbank Farm, Tarset, Hexham, Northumberland, NE48 1LYDear Mr Stanworth,I am writing to object to this proposed development. If accepted and implementedGreenhaugh would be very much changed. The current appearance is usually describedas “linear” - and thought of as attractive. There comes a point however when a lineardevelopment if continued becomes a ribbon development – a byword for unattractivesprawl. I think we are getting close to that tipping point here, and are in distinct dangerof creating unattractive sightlines both within and without the village by means of thisproposed development. The proposed development is simply too big. It is too big forGreenhaugh, too big for a single development within the National Park, and too uniforma building style for such a large development. Yours faithfully

Mrs K B Smith


IMPORTANT NOTICE - Disclaimer - Officers are expressly required not to make defamatory statementsand not to infringe or authorize any infringement of copyright or any other legal right by email





communications. Any such communication is contrary to ICT policies and outside the scope of theemployment of the individual concerned. Northumberland National Park Authority will not accept anyliability in respect of such communication, and the employee responsible will be personally liable forany damages or other liability arising.





From: DC ConsultationTo: Chris Stanworth; Margaret TelferSubject: FW: New comments for application 15NP0034Date: 16 June 2015 14:00:43

-----Original Message-----From: [email protected] [mailto:[email protected]]Sent: 16 June 2015 13:21To: DC ConsultationSubject: New comments for application 15NP0034

New comments have been received for application 15NP0034 from Preston Hoggan

Address:Snow Hall,Tarset,Hexham,Northumberland,NE48 1PA

Comments:The proposed configuration of the five houses does not follow the linear nature of Greenhaugh andthe angled placement of each building relative to the road jars with the existing street-scape. This iscontrary to the proposed Neighbourhood Development Plan and presents a clutch of buildings aliento, and separate from, the existing village.It will also be extremely important to insist on sequential development of this site with build movingout from the village to avoid unsightly haphazard development of the plot.

,Tel: (x)

IMPORTANT NOTICE - Disclaimer - Officers are expressly required not to make defamatorystatements and not to infringe or authorize any infringement of copyright or any other legal right byemail communications. Any such communication is contrary to ICT policies and outside the scope ofthe employment of the individual concerned. Northumberland National Park Authority will not acceptany liability in respect of such communication, and the employee responsible will be personally liablefor any damages or other liability arising.DC Consultation, Development Control ConsultationTel: (x)






From: DC ConsultationTo: Susannah Buylla; Chris Stanworth; Margaret TelferSubject: FW: Reference 15NP0034Date: 29 June 2015 08:24:11

-----Original Message-----From: Sent: 26 June 2015 20:17To: DC ConsultationCc: Nan BowringSubject: Reference 15NP0034

Attn: Chris Stanworth - Case Officer at NNPA Eastburn, South Park, Hexham.

Dear Sir,My wife and I have driven up from Sussex today and have been captivated by the peace and quietof your wonderful countryside surrounding us as we stay at the Holly Bush Inn in Greenhaugh.Whilst out for a walk this evening we were horrified to see an application for planning permission tobuild 5 two story houses in a field on the outskirts of the village. Surely, the planning committeecan not be seriously considering such an application to deface such a beautiful little village like this.As you will appreciate, we do not live locally but we have felt compelled to write objecting to theapplication.This is a beautiful place which we would love to visit again. However, if the village is tobe blighted by these new houses and become like the rest of England I suspect we will look to visitelsewhere.Yours faithfully,Clive andNancy Bowring,Park Farm House,BodiamEast Sussex TN32 5XA

Sent from my iPadDC Consultation, Development Control ConsultationTel: (x)






From: DC ConsultationTo: Chris Stanworth; Margaret TelferSubject: FW: Ref : Burnbank, Tarset, Hexham, Northumberland, NE48 1LY Planning application for five two storey

dwellings including new accessDate: 16 June 2015 14:00:53

-----Original Message-----From: fSent: 16 June 2015 13:14To: DC ConsultationSubject: Ref : Burnbank, Tarset, Hexham, Northumberland, NE48 1LY Planning application for fivetwo storey dwellings including new access

Dear Sirs

I would like to give my full support to the planning application as mentioned above.The village has a pub and school all of which need support to remain open and the erection of newdwellings will encourage families to move to Greenhaugh.

The area outlined in the application looks ideal as it is a continuation of the village and theproposed style of the dwellings fits in with modern day requirements.

Yours sincerelyFrank ParkerLandlord of the Holly Bush Inn







From: Margaret TelferTo: Margaret TelferSubject: FW: Burnbank Planning applicationDate: 16 June 2015 15:05:10

From: Mary Parker [mailto:Sent: 16 June 2015 13:47To: Planning Email GroupSubject: Fwd: Burnbank Planning application

From: Mary ParkerTo: <[email protected]>Sent: 16/06/2015 1:12 PMSubject: Burnbank Planning application

Dear Sirs

Ref : Burnbank, Tarset, Hexham Northumberland, NE48 1LY

Planning application for five two storey detached dwellings including new access

I live less than half a mile from the proposed planning application at 'The Library'

I am more than happy to think the area will see some new development which will helpthe sustainability of the village

and I am writing to voice my support for the application.

Greenhaugh has a school and pub and both of these need local families to support them.

The village currently has an aged population, and it is important to encourage moreresidents to settle here.

There is very little housing stock at the moment which means there is rarely anythingavailable for purchase.

The new dwellings look to be in keeping with National Park criteria as well as todaysfamily requirements

Yours sincerely

Mary Parker





The Library

Tarset,

Northumberland

NE48 1LY

Margaret Telfer, Planning Technical OfficerTel: 01434 611545 (x229)






Greenhaugh is a delightful village with beautiful views and diverse wildlife in a unique rural setting. I am a frequent visitor to the area and very much appreciate its natural beauty. The notion of destroying its uniqueness, in my opinion, would be a travesty; however I feel the applicant’s proposal, would not have a negative effect on the community, but would lay the foundations for its continual viability, as a thriving rural community.

At present there is little affordable, medium sized housing, that would attract families with younger children, even though the village has a first school within easy walking distance. Housing in and around the vicinity is either terraced houses or big detached houses, which are unaffordable for middle income earners, or first time buyers.

There are a number of farms in the area, which could benefit from; having farm contractors living in the community, however, again at present, there is little housing to meet their needs.

From my perspective of running my own business, the proposed dwellings, could also facilitate the development of small ‘cottage industries’, thus, adding to the local economy and reaffirming its viability. The application also states, the dwellings are to have garages either attached or linked to them , this would ensure the village, wouldn’t become overrun with parked vehicles.

I believe this application would provide Greenhaugh with a sustainable future, both in terms of population diversity and economical growth without ‘ruining’ its uniqueness, and natural beauty.

Miss Annette L Barnes - 4/12/2012 resubmitted 12/06/15

Bell Vue House, Humshaugh, Hexham, NE46 4AG





From: DC ConsultationTo: Chris Stanworth; Margaret TelferSubject: FW: New comments for application 15NP0034Date: 16 June 2015 14:00:33

-----Original Message-----From: [email protected] [mailto:[email protected]]Sent: 16 June 2015 12:50To: DC ConsultationSubject: New comments for application 15NP0034

New comments have been received for application 15NP0034 from Richard Foden

Address:4 Layters Way,Gerrards Cross,Buckinghamshire

Comments:As a regular visitor to the area, and property owner in the area, I am writing to support theproposed development of Greenhaugh.

In order to be socially and economically sustainable it is important to have communities that arelarge enough to accommodate a range of ages and skills. Greenhaugh is a small village with anageing population and new family housing will encourage younger people to move to the area.

,Tel: (x)

IMPORTANT NOTICE - Disclaimer - Officers are expressly required not to make defamatorystatements and not to infringe or authorize any infringement of copyright or any other legal right byemail communications. Any such communication is contrary to ICT policies and outside the scope ofthe employment of the individual concerned. Northumberland National Park Authority will not acceptany liability in respect of such communication, and the employee responsible will be personally liablefor any damages or other liability arising.DC Consultation, Development Control ConsultationTel: (x)









DMC2016-010 37 of 4715NP0034 Burnbank Farm, Tarset




DMC2016-010 38 of 4715NP0034 Burnbank Farm, Tarset

From: Chris StanworthTo: Chris StanworthSubject: Affordable housing need in National ParkDate: 29 March 2016 12:49:17

From: Stanners, Ian [mailto:[email protected]] Sent: 08 September 2015 14:54To: Chris StanworthSubject: RE: Affordable housing need in National Park Hi Chris, I agree with what you have set out below. We do not have the information to accurately quantify the need in the specific parishes – we doknow there is housing need in the west delivery area generally. Homefinder information willonly tell us ther number of people registerd and not where they wish to live. It would not be possible to get a Registered Provider to take an interest in a small number ofhomes in a remote location. If the applicant/owner is not prepared to provide affordable housing direct (with s106controls),this only leaves you with the option of taking a commuted sum, and yes JohnMarshall can provide advice on the amount so best to contact him directly. I hope this helps RegardsIan Ian StannersAffordable Housing OfficerNorthumberland County CouncilCounty HallMorpethNorthumberlandNE61 2EF Tel. 01670 623108 (direct dial)Mobile 07766 510871Email: [email protected]





mailto:/O=NNPA/OU=EXCHANGE ADMINISTRATIVE GROUP (FYDIBOHF23SPDLT)/CN=RECIPIENTS/CN=CHRIS STANWORTH7F7


mailto:[email protected]




http://www.northumberland.gov.uk/


From: Chris StanworthTo: Chris StanworthSubject: BurnbankDate: 29 March 2016 12:50:59

From: Marshall, John [mailto:[email protected]] Sent: 06 October 2015 10:36To: Chris StanworthCc: Stanners, IanSubject: RE: Burnbank Chris, With reference to our telephone conversations and previous emails, I am pleased to confirmthe standard protocol followed in estimating the offsite affordable housing contribution(OSAHC) is subsidy the developer would normally have to provide to enable the affordablehousing to be developed on site without any other public subsidy (such as HCA grant) beingavailable. This is based on the cost of building the required number of affordable dwellings andthe value of the land needed to build them on at open market value, less the amountequivalent to what would be payable by an RSL based on their ability to borrow against therental stream they will receive from the properties. In considering the limited information available and having regard to the NorthumberlandNational Park Authority policy on affordable housing and local needs criteria, the proposedOSAHC is £40,000 in total assuming two units. Regards.

John John MarshallSenior Surveyor Strategic Estate ManagementNorthumberland County CouncilCouncil HallMorpethNorthumberlandNE61 2EF Telephone: 01670 622286 E-mail: [email protected] Website: http://www.northumberland.gov.uk Our ref:Your ref: 06.10.15.


IMPORTANT NOTICE - Disclaimer - Officers are expressly required not to make defamatory statements











From: Chris StanworthTo: Chris StanworthSubject: BurnbankDate: 29 March 2016 13:11:36

From: Marshall, John [mailto:[email protected]] Sent: 11 January 2016 10:15To: Chris StanworthSubject: RE: Burnbank Chris, Further to our telephone conversation earlier today, I am pleased to confirm my commentswith regard to the most recent points made by Mr Butler.

1. The proposed offsite affordable housing contribution (OSAHC) of £40,000 isacknowledged as being within the range expected by the applicant and Mr Butler,notwithstanding it is considered to be at the upper end.

2. The offer of £2000 falls considerably short of a reasonable range of expectation withan upper limit of £40,000 and can only be considered as a very low unsubstantiatedoffer submitted in an attempt to secure a S106 agreement.

3. No justification in the form of a credible financial appraisal containing verified cost andvalue figures has been submitted to support the assertion that £2,000 is the maximumcontribution that can be provided by the development. Indeed, earlier requests forsuch information have been refused.

4. I have provided a detailed breakdown of the figures and method used in calculating theproposed OSAHC in accordance with the County Council’s protocol and, in the absenceof any compelling and verified information from the applicant or Mr Butler, there is nojustification to change the proposed figure of £40,000 or accept the offer of £2,000.

I will be happy to speak with you again if there is anything you would like to discuss further. Regards. John MarshallSenior Surveyor Strategic Property ManagementNorthumberland County CouncilCounty HallMorpethNorthumberlandNE61 2EF Telephone: 01670 622286E-mail: [email protected] 07.01.2016.










From: Chris StanworthTo: Chris StanworthSubject: 15NP0034 - Land at Burnbank FarmDate: 29 March 2016 12:14:49

From: Ian Stanners [mailto:[email protected]] Sent: 23 March 2016 10:07To: Susannah Buylla; Chris StanworthSubject: Re: 15NP0034 - Land at Burnbank Farm Hi Susannah, I have read back through the files i have kept on this site and the two applications andalso the notes of my conversations with Chris. My understanding is the application 13NP0031 summarised by Chris below (extract froma previous email) remains a valid option for the development of this site and theapplicants have submitted another application, 15NP0034 for five dwellings, forconsideration. With regard to application 15NP0034 again summarised by Chris below (email extract) inwhich the only concession and contribution to affordable housing is a discount of 20% onthe initial sale of two self build plots, with no obligation to limit any subsequent sales ofplot or property; I do not support this approach. The plot price is only part of the equation in providing an affordable home andhouseholds who we would consider to be in housing need are unlikely to be able to affordto construct a home in this area, The cost of building a home could be further increasedby restrictions on design, materials and services costs. I understand that the restriction on occupancy relating to a connection to the NationalPark may have some effect on valuation but this in itself will not ensure affordability. As a comparison, for the applications we deal with that are not in the National Park, werecommend a discount from market value of 70% on affordable homes for sale and this iscontrolled via s106 and registered as a local land charge so that the discount remains inperpetuity. Good Afternoon Ian, I write to you regarding planning application 15NP0034 (for five dwellings) on land atBurnbank Farm, Greenhaugh. This is the planning application that we have beendiscussing recently. The applicants have now withdrawn their offer of an off-site contribution of £2,000. Their on-site proposal for affordable housing is set out in the correspondence below. Insummary, the offer that they have made is for two plots to be offered at 80% of marketvalue (for self-build sites). The dwellings themselves would not be offered for sale/rent atany discount from market rate at any point thereafter (other than any effects the NationalPark local needs restriction would have on market value – all five properties would stillbe subject to the local needs restriction in perpetuity). The argument they have putforward for this is that the applicants are intending to sell sites for self build dwellings







and that the local needs restriction would make the houses affordable. We will be taking the application to Committee with a recommendation, based on thisoffer. I’d appreciate it if you could confirm whether the offer of two plots, to bediscounted by 80% of market value when sold as self build sites would meet theaffordable housing need in this area. I attach a copy of our Core Strategy policy onaffordable housing, for reference. Again, I’m under pressure to get a resolution to thisASAP and to the next Committee. If you were able to get back to me by next week, thatwould be really appreciated. I look forward to hearing from you. Please feel free to get in touch if you need to discussany further. Kind Regards, Chris In summary i do not feel that this represents a good option the provision of affordablehomes in the National Park. If you need anything further please let me know. RegardsIan





From: John MarshallTo: Chris StanworthSubject: Burnbank 15NP0034Date: 24 March 2016 09:55:05

Chris,

I have considered the information contained in your recent emails with attachments and would comment asfollows:

1. I originally provided an estimated offsite affordable housing contribution (OSAHC) within the context ofthe applicant refusing to provide any information in respect of build costs and sales values and,notwithstanding some information has recently been provided, the original OSAHC figure is still consideredto be reasonable.

2. Residual valuations are a method of evaluating schemes to arrive at a figure for land after deducting thecosts of a development scheme from the value of the completed development. A positive residual landvalue shows a scheme to be viable. The validity of this method of valuation is very much dependent on hequality and accuracy of the input data because small variations to constituent elements can have asignificant impact on the end result. Generally speaking, higher development costs and lower sales valueshave an adverse effect on the residual land value.

3. I note the contents of the four brief residual valuations submitted by the applicant and my initialcomments are:

a) A reduction in value to reflect a smaller market due to local needs restrictions is not contestedhowever, I would contend making a 30% reduction for local needs brings the values down to thediscounted market value (DMV) affordable level and so deducting a further 30% should not becarried out.

b) There are variations to the figures within the four valuations and, while I appreciate theapplicant's agent is attempting to generally show the site is not viable, none of the figures arecorroborated, which is required in order for them to be credible. The NNPA is being asked to acceptan OSAHC is not appropriate on the basis of unsupported information.

c) I would not expect the applicant to proceed with a development that is claimed to be not viable.

4. It is clear the applicant is reluctant to agree to any level of OSAHC and there is no merit in continuing todiscuss the matter on the basis of opinion and uncorroborated figures. I would suggest the applicantarranges for fully accountable estimates by way of such means as QS and local estate agents reports, withthe case then referred for independent verification, with the cost met by the applicant. The District ValuerService is experienced in this regard and costs are usually in the region of £2,500 plus VAT anddisbursements. Contact details are as follows:

DVS (Property Services arm of the VOA)

Valuation Office Agency

Leeds Valuation Office,

Castle House, 31 Lisbon Street,

Leeds,

LS1 4DR

Tel: 03000 500802

I am not able to comment on NNPA policy however,I can confirm the Planning Department has confirmeduse of the County Council's affordable housing protocol is compatable with the emerging core strategy.

I hope these comments will be of assistence.

Regards.







John Marshall MRICSSenior Surveyor

Strategic Property ManagementNorthumberland County CouncilCounty HallMorpethNorthumberlandNE61 2EF

Telephone: 01670 622286E-mail: [email protected]

Save Time Do It Online!We have made a few key improvements to our site to makeour services easy to access. Now you can do everything frompaying your council tax, to reporting a faulty street light online.Go to: www.northumberland.gov.uk and click 'pay, apply orreport' to access the relevant forms.

This email is intended solely for the individual or individuals towhom it is addressed, and may contain confidential and/orprivileged material. If you are not the intended recipient youare notified that disclosing, copying, distributing or taking anyaction in reliance on the contents of this email is prohibited. Ifyou receive this email in error, please contact the sender anddelete the email from any computer. All email communicationmay be subject to recording and/or monitoring in accordancewith internal policy and relevant legislation.

Please, consider your environmentalresponsibility. Before printing this e-mail askyourself: "Do I need a hard copy?"





http://family.northumberland.gov.uk/

http://family.northumberland.gov.uk/



subject: construction of five two storey detached ... · dmc2016-010 1 of 47 15np0034 burnbank...

Documents