(Attachment: 6)report (124K/bytes) - Northumberland County Council

AREA PLANNING COMMITTEE WEST : 27 JUNE 2012
Application No:
Proposal:
Site Address
12/00984/FUL
Demolish existing dwelling and detached garage, construction of
two new residential dwellings (5 & 6 bedrooms), attached double
garages with one dwelling having an attached granny flat
213B Western Way, Ponteland, Newcastle Upon Tyne,
NE20 9ND
Applicant/Agent Applicant: Mr Danny Kholi
Agent: Mr Mario Minchella, Swallow House, 19 Parsons Road,
Washington, Tyne And Wear, NE37 1EZ
Valid Date 28 March 2012 Expiry Date 23 May 2012
Case Officer Name: Miss Joanne Wood
Details Job Title: Planning Officer
Tel No: 01670 625551
Email: joanne.wood@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. Background
1.1 This application is recommended for approval contrary to the views of five written
objections.
2. Description of the Proposal
2.1 Planning permission is sought for the construction of two dwellings following the
demolition of an existing dwelling at 213B Western Way, Darras Hall.
2.2 The existing site would be subdivided into two plots, and two detached two
storey dwellings are proposed. The first of the dwellings would be located to the west
of the site and would measure approximately 18.2 metres in width and 10.6 metres
in depth. It would have a hipped roof with a maximum height of 8.1 metres. There
would be a garage projecting by 9 metres from the front elevation which would have
living accommodation above and which would have a maximum height of 6.4 metres.
This dwelling would be east facing. The second dwelling would have a width of 22
metres and a depth of 11 metres. This dwelling would have a maximum height of 8.5
metres and would be west facing. Both dwellings would be constructed using brick
with grey slate roofs, and would be accessed by the existing single track lane from
Western Way which currently serves the application site.
2.3 The application site, which measures approximately 0.4 hectares, is currently
occupied by one single storey dwelling. The site is set back from Western Way and
is accessed by a single track lane which also provides access to neighbouring
property 213A Western Way. The site is bounded on all sides by residential
dwellings.
2.4 The application site is located in the built up area of Darras Hall, within the
Ponteland settlement boundary.
3. Planning History
Reference Number: 11/03120/FUL
Description: Demolition of existing single storey dwelling and construction of 2
no detached dwellings each including basement and attached double garage with
granny flat above
Status: Application Returned
Reference Number: CM/20090282
Description: Proposed demolition of existing bungalow and detached garage and
erection of two storey dwellinghouse with attached triple garage/granny flat and
full extent basement level with associated light-wells
Status: Withdrawn

4. Consultee Responses
5. Public Reponses
Ponteland Town Council
Comments: We have serious concerns about the
proposal and make the following comments:
This is an intensification of undesirable backland
development, contrary to Policy H11 of the Castle
Morpeth District Local Plan. Does it contravene
PPS3 The information provided is incorrect as
access is from Western Way (not Darras Road) and
public transport services are very infrequent. A
condition to retain boundary vegetation would be
required as the proposal would impinge on a
considerable number of properties. The development
could potentially cause damage to underground
services along the access drive (which also serve
213A). As the access drive is only narrow, there are
likely to be problems concerning access for
emergency and utility vehicles, both during and after
construction. Damage to the access drive caused by
construction vehicles would need to be made good;
Highways Authority
Public Protection
County Ecologist
Waste Management
Environment Agency
Northumbria Water
Comments: No objection subject to conditions
No response received
Comments: No objection subject to conditions
No response received
Comments: No comment
Comments: No comment
5.1 Adjacent neighbours notified in line with Council practice as detailed below:
Number of Neighbours Notified 11
Number of Representations Received 0
Number of Objections 5
Number of Support 0
Number of Contributors 5
Summary of Responses:
5.2 Five letters of objection have been received raising the following material
planning considerations:
- Impact on residential amenity;
- Impact on highway safety;

- Inadequate access;
- Overdevelopment of the site; and
- Backland development.
Notices
No site notice required
No press notice required
6. Planning Policy
6.1 National Planning Policy
National Planning Policy Framework (27 March 2012)
6.2 Core Strategy/Local Plan Policies
Castle Morpeth Local Plan
H15 New housing developments
PH2 Housing development in Darras Hall
C11 Protected species
H11 Tandem and backland development
7. Appraisal
7.1 On 27 March 2012 the Government published its National Planning Policy
Framework (NPPF). The policies contained within the NPPF are material
considerations which Local Planning Authorities should take into account from the
day of its publication. The NPPF makes clear that Local Planning Authorities should
approve development proposals that accord with the development plan without
delay, unless material considerations indicate otherwise. This approach is the basis
for a presumption in favour of sustainable development.
7.2 The main issues for consideration in determining this application are as follows:-
Principle of the development
Housing density
Backland development
Siting and design
Impact on residential amenity
Ecology
Highway matters
Principle of the development
7.3 Local Plan Policy H15 sets out the principles for new housing development,
whilst Policy PH2 of the Local Plan sets out principles for housing development
specifically in Darras Hall. Both policies allow for new housing development within
settlements where the proposal would satisfy relevant criteria. The proposed
construction of a replacement dwelling on this site, and one additional dwelling unit,
would accord in principle with Local Plan Policies H15 and PH2.

7.4 In terms of the NPPF, housing developments should be considered in the context
of the presumption in favour of sustainable development. Its states that policies for
housing supply should not be seen as being up to date if the Local Authority cannot
demonstrate a five year housing supply. The Council’s Housing Land Supply 2012-
2017 document shows that there is currently a five year supply of deliverable
housing sites within the former Castle Morpeth area. However, the oversupply figure
is marginal (18 units) and there is not currently a five year supply of deliverable
housing sites in the County as a whole. In addition, the NPPF makes clear that
Authorities should plan for a 5% buffer over and above the RSS housing supply
figures. Therefore, the development of one additional dwelling unit on the site would
contribute to addressing the need for housing land in the area.
7.5 In terms of the presumption in favour of sustainable development within the
NPPF, there are three dimensions to this: economic, social and environmental. The
site is located within the defined settlement boundary of Ponteland and is within
walking distance of a wide range of community facilities, key services, schools,
employment opportunities and public transport links. It is therefore considered that
the location would be a sustainable location both economically and socially in terms
of locating housing in the right location with accessible local services. The proposal
therefore accords in principle with the NPPF in these respects.
Housing density
7.6 Darras Hall caters for the 'executive' housing market and as such the estate has
a large proportion dwelling units on large plot sizes. Local Plan Policy PH2 states
that the minimum size of any residential site should not fall below a minimum of 0.1
hectares and should be similar to average plot sizes in the area. The plot sizes for
both of the proposed dwellings would be 0.2 hectares. Therefore the proposal is in
accordance with Policy PH2 in this respect. This would also tie in with latest
Government guidance in the NPPF where weight is given to ensuring the character
of areas is preserved and enhanced.
Backland development
7.7 Policy H11 of the Castle Morpeth Local Plan states that proposals for the
residential development of land will not be permitted if it would result in a significant
breach of a clearly defined building line, giving rise to a pattern of development
which would detract from the character of the area. In this instance, the application
site is a large backland site. Therefore, the subdivision of this site would not result in
the breach of any clearly defined building lines, as the site is located to the rear of
the properties which front on to Western Way. The proposal is therefore in
accordance with Policy H11 of the Local Plan in this respect.
Siting and design
7.8 The NPPF states that in decision taking, Local Authorities should always seek to
secure high quality design and a good standard of amenity for all existing and future
occupants of buildings. The NPPF states that great weight should be given to
outstanding or innovative designs which help to raise the standard of design in an
area. Policies PH2 and H15 of the Local Plan specify the detailed requirements for
new housing developments and seek to ensure high quality design whilst protecting
the amenity of neighbouring properties. Given that Local Policies H15 and PH2

promote good design, it is considered that due weight can be given to these policies
as they are generally consistent with guidance set out in the NPPF.
7.9 Local Plan Policy PH2 seeks to ensure that the curtilage of the proposed
dwelling is commensurate with the size and quality of the proposed dwelling, that it is
laid out to maximise the perpetuation of existing boundary features of amenity value
and that the siting of the proposed dwelling generally conforms with strongly
established building lines. The layout of the site and proposed dwellings conform
with Policy PH2 in this respect, as well as providing a minimum distance of 3 metres
to the adjoining side boundaries.
7.10 It is considered that there would be sufficient space left around the dwellings to
ensure that the space and privacy standards of the proposed dwellings are
commensurate with the size and quality of the units. The space around the dwellings
would allow for the proper functioning of the gardens for amenity purposes and the
storage of refuse and recyclables without detracting from the street scene.
7.11 Darras Hall has a diverse and varied character which includes a variety of
individual house types, designs and a mix of materials with no distinctive vernacular
character. The proposed dwellings are considered acceptable in terms of design and
appearance. Both dwellings are large in terms of their width and height, particularly
in comparison to those on adjacent plots. However the two storey garage projection
to the front of the first dwelling and to the side of the second dwelling break up the
front elevations and would reduce the scale of the frontage of the buildings,
particularly in comparison to those surrounding. The proposed dwellings are
considered to be acceptable in terms of their siting and design and would therefore
be in accordance with Local Plan Policies H15 and PH2 in these respects.
Impact on residential amenity
7.12 In the interests of preserving existing standards of residential amenity Local
Plan Policies H15 and PH2 set out a number of minimum separation distances to be
applied to proposals for new housing developments. Policy PH2 requires that no
habitable rooms are constructed within 3 metres of a site boundary and H15 requires
that the distance between primary elevations of new and existing dwellings,
particularly at first floor level, should not fall below 20 metres. In this instance, the
proposed dwellings would face each other, with a distance of approximately 23
metres between the front elevations of both properties.
7.13 The rear elevation of Dwelling 1 would be approximately 21 metres away from
the boundary of the site with neighbouring properties No’s 211 and 213 Western
Way, and over 35 metres away from the rear elevations of these neighbouring
properties. The dwelling would be largely screened from these neighbouring
properties by the existing planting along the western boundary of the site. Five
windows are proposed to the north elevation of Dwelling 1 at first floor level, three of
which would serve a habitable room. However, this side elevation would be located
over 40 metres away from the rear elevation of neighbouring property to the north No
191 Edge Hill. This dwelling would be located approximately 16 metres away from
the attached garage of neighbouring property to the south No 213A Western Way,
and over 25 metres away from the front elevation of the dwelling itself. Two windows
are proposed to the south elevation at first floor level which would face No 213A
Western WAy, however these windows would serve non-habitable rooms and would

e obscure glazed. It is therefore considered that Dwelling 1 would not result in a
loss of light, outlook or privacy to this, or indeed any other, neighbouring property.
7.14 Dwelling 2 would be located approximately 26 metres from the eastern
boundary of the site with neighbouring properties No’s 30 and 31 Hadrian Court, and
over 35 metres from the rear elevations of these dwellings. There would be a
distance of over 40 metres between this proposed dwelling and the neighbouring
property to the north No 187 Edge Hill. Two windows are proposed to the north
elevation of the dwelling at first floor level which would face towards No 187 Edge
Hill, however these windows would serve non-habitable rooms and would be
obscure glazed. The dwelling would be approximately 7 metres away from the
boundary with the rear garden of No 213A Western Way to the south, however there
are no windows on this south facing elevation of the proposed dwelling. As such it is
considered that Dwelling 2 would not result in a loss of light, outlook or privacy to
this, or indeed any other, neighbouring property. The proposals would therefore
accord with Local Plan Policies H15 and PH2 in terms of neighbouring amenity.
Ecology
7.15 A bat survey report has been submitted with the application. The survey shows
that there is a low risk of harm to bats roosting in the buildings, and no evidence of
nesting birds using the site. Recommendations for measures to be taken to
minimise the risk of disturbance or harm to any bats that might be present are
included in the survey. Following consultation, the County Ecologist has confirmed
that the proposal in unlikely to have an adverse effect on species especially
protected by law subject to conditions requiring development to be carried out only in
accordance with the mitigation measures detailed in the submitted bat survey report.
Subject to the recommended conditions the proposal would accord with Policy C11
of the Local Plan in respect of development affecting protected species.
Highway issues
7.16 Both of the properties would be accessed via the existing single track lane from
Western Way which currently serves 213B and also 213A Western Way. Following
consultation, the Highway Authority have raised no objection subject to conditions
requiring a temporary car park, storage area within the curtilage, damage to the
highway to be made good, the allocated parking area to be kept clear of obstruction,
the provision of 4 parking spaces within the curtilage of both dwellings, provision
within the site for the disposal of surface water and also a condition restricting the
conversion of any garage to living accommodation. The proposals are therefore
considered acceptable in terms of highway safety and level of parking provided,
subject to these conditions being attached to any grant of permission.
8. Recommendation
That this application be GRANTED permission subject to the following:
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 be carried out in accordance with the
following approved plans:
Dwg No C-10 - Proposed site plan
Dwg No C11 - Plot 1: Proposed floor plans and elevations
Dwg No C11 - Plot 2: Proposed floor plans and elevations
All received 28th March 2012
Reason: For the avoidance of doubt and in the interests of proper planning.
03. Notwithstanding any description of the materials in the application, no
development shall be commenced until samples of the materials to be used in the
construction of the external walls and roof(s) of the building(s) have been submitted
to and approved in writing by the Local Planning Authority. All roofing 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
accordance with Policy H15 of the Castle Morpeth Local Plan.
04. Prior to commencement of the development hereby approved, provision shall be
made for a temporary car park within the site to accommodate operatives and
construction vehicles during the development of the site.
Reason: To avoid obstruction of the highway in accordance with Policy H15 of the
Castle Morpeth Local Plan.
05. Prior to the commencement of development hereby approved, provision shall be
made for a storage area to accommodate the storage of materials off the highway
during the development of the site.
Reason: To avoid obstruction of the adjoining highway in accordance with Policy
H15 of the Castle Morpeth Local Plan.
06. The dwellings hereby approved shall not be occupied unless any damage to the
highway caused by construction/operative traffic associated with the works within the
development site have been made good.
Reason: To return the highway fronting the site to a satisfactory condition, in the
interests of highway safety in accordance with Policy H15 of the Castle Morpeth
Local Plan.
07. The area allocated for parking and garage on the submitted plan shall be kept
clear of obstruction and shall not be used other than for the parking of vehicles in
connection with the development hereby permitted.
Reason: In the interests of highway safety in accordance with Policy H15 of the
Castle Morpeth Local Plan.

08. The development hereby approved shall not be occupied until a minimum of 4
parking spaces per dwelling have been provided within the curtilage of the site.
Reason: To ensure that there is adequate space within the site for the parking of
vehicles clear of the highway in accordance with Policy H15 of the Castle Morpeth
Local Plan.
09. The dwellings hereby approved shall not be occupied unless turning areas have
been provided within the curtilage of the site.
Reason: To enable vehicles to join the highway in a forward direction at all times, in
the interests of highway safety in accordance with Policy H15 of the Castle Morpeth
Local Plan.
10. Provision shall be made within the site for the disposal of surface water so as to
prevent its discharge onto the highway.
Reason: To reduce the risk of flooding and to prevent damage to the highway in
accordance with Policy H15 of the Castle Morpeth Local Plan.
11. Notwithstanding the provisions of the Town and County General Permitted
Development Order 1995, no conversion of any garage to living accommodation
shall take place without the prior permission of the Local Planning Authority.
Reason: To enable the Local Planning Authority to consider the effects of such a
development in accordance with Policy H15 of the Castle Morpeth Local Plan.
12. Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development)(Amendment)(No 2) Order 2008, no subsequent extensions
to the dwellings hereby permitted shall be constructed, or any additional windows
provided at first floor level or higher in the north and south elevations of both
dwellings, without the prior written approval of the Local Planning Authority.
Reason: In the interests of neighbour amenity in accordance with Policy H15 of the
Castle Morpeth Local Plan.
13. The first floor windows to the north and south elevations of both dwellings shall
be none other than obscurely glazed and shall remain as such in perpetuity.
Reason: In the interests of neighbour amenity in accordance with Policy H15 of the
Castle Morpeth Local Plan.
14. All development shall take place in accordance with the mitigation measures
detailed in Section E - Mitigation and Compensation; and Appendix 4 - Method
Statement included in the report entitled A Wildlife Survey of a Property at 213B
Western Way, Darras Hall, Ponteland (E3 Ecology Ltd, Sept 11) including, but not be
restricted to: erection of three bat boxes; working methods and method statement;
creation of four bat crevice roost sites; and constraints on external lighting.
Reason: To maintain the favourable conservation status of protected species, in
accordance with Policy C11 of the Castle Morpeth Local Plan.

15. Prior to development commencing, a plan shall be submitted to and approved in
writing by the Local Planning Authority showing the location and design of three bat
boxes to be installed on the site in advance of any works to buildings taking place.
Reason: To maintain the favourable conservation status of protected species, in
accordance with Policy C11 of the Castle Morpeth Local Plan.
16. Prior to development commencing, detailed plans and elevations shall be
submitted to and approved in writing by the Local Planning Authority indicating the
location of four bat crevice roost sites under the ridge tiles to be incorporated on the
buildings. Thereafter, the development shall not be carried out other than in
complete accordance with the approved details.
Reason: To maintain the favourable conservation status of protected species, in
accordance with Policy C11 of the Castle Morpeth Local Plan.
9. Reason for Decision
The proposed construction of a replacement dwelling on this site, and one additional
dwelling unit, would accord in principle with Local Plan Policies H15 and PH2. The
proposal would also accord in principle with the NPPF through the provision of new
housing development in a sustainable location which would contribute to addressing
the need for housing land in the area.
The plot sizes for both of the proposed dwellings would be 0.2 hectares and would
generally be commensurate to the size of other residential plots in the area
surrounding the site. The proposal is in accordance with Local Plan Policy PH2 in
this respect, and also with latest Government guidance in the NPPF where weight is
given to ensuring the character of areas is preserved and enhanced.
The subdivision of this site would not result in the breach of any clearly defined
building lines, as the site is located to the rear of the properties which front on to
Western Way. The proposal is therefore in accordance with Policy H11 of the Local
Plan in this respect.
Subject to the recommended conditions the proposal would be acceptable in terms
of its siting and design, impact on neighbouring residential amenity, impact on
ecological interests, access and car parking provision. The proposal therefore
accords with the NPPF and Local Plan Policies H15 and C11 in these respects.
Castle Morpeth Local Plan
H15 New housing developments
PH2 Housing development in Darras Hall
C11 Protected species
H11 Tandem and backland development
Date of Report: 11.06.2012
Background Papers:
Planning application file(s) 12/00984/FUL

List and Comments of representations received:-
Name Address Summary of Comments
Mr M And Mrs E
Thompson
211 Western Way
Darras Hall
Newcastle Upon Tyne
Northumberland
NE20 9ND
See attached copy
Mr P Gallon
Dr A A Codd
Mr P Calvert
C M Dockerty
213 Western Way
Darras Hall
Newcastle Upon Tyne
Northumberland
NE20 9ND
213A Western Way
Darras Hall
Newcastle Upon Tyne
Northumberland
NE20 9ND
215 Western Way
Darras Hall
Newcastle Upon Tyne
Northumberland
NE20 9ND
30 Hadrian Court
Darras Hall
NE20 9JU
See attached copy
See attached copy
See attached copy
See attached copy