Agenda item

Hybrid application comprising: Full planning permission for the change of use of agricultural land and development of 432 no. residential dwellings (including affordable housing), highway improvements and associated infrastructure and engineering works, creation of a new access from the A19 Interchange, SUDS, landscaping and open space, and other ancillary works. Outline planning permission with all matters reserved except access for the change of use of agricultural land and development of 118 no. residential dwellings (including affordable housing), residential development of High Farm with 6 no. new dwellings, associated infrastructure and engineering works, landscaping and open space, and other ancillary works.

The Committee considered a report from the planning officers together with the addenda circulated in advance of the meeting, in relation to a hybrid application submitted by Northumberland Estates comprising: full planning permission for the change of use of agricultural land and the development of 432 residential dwellings (including affordable housing), highway improvements and associated infrastructure and engineering works, creation of a new access from the A19 Interchange, SUDS, landscaping and open space, and other ancillary works.  Outline planning permission with all matters reserved except access for the change of use of agricultural land and development of 118 residential dwellings (including affordable housing), residential development of High Farm with 6 no. new dwellings, associated infrastructure and engineering works, landscaping and open space, and other ancillary works on land off Killingworth Lane, Killingworth, Newcastle upon Tyne.

The planning officer presented details of the application with the aid of various maps, plans and photographs.

In accordance with the Authority’s speaking rights scheme Ms S Taverner was permitted to address the Committee on behalf of the Killingworth Village Residents’ Association.  She referred to the lack of affordable housing on the site and questioned the viability report that had been presented in respect of the application.  She also explained that many of the properties described as 3 or 4 bed properties were actually 2 or 3 bed properties due to the very limited dimensions of the bedrooms. She also questioned the size of the buffer planting zone which she explained should be 50 metres wide and not around 45 metres as now indicated.  Reference was also made to the issue of traffic and access to the site.  She suggested that the infrastructure should be put in place before the construction of the houses.  She concluded by stating that a number of minor adverse impacts could build up to become a major impact on local residents.

In accordance with the Authority’s speaking rights scheme Mr G Munden (Northumberland Estates) was permitted to address the Committee on behalf of the applicant.  He explained that the site had provided a lot of challenges and that the original plans for the road network had originally been costed at around £3M and following discussions with National Highways this had increased to around £12M which had created a strain on the viability of the development.  He referred to the applicant providing highways improvements and money towards the provision of additional school places in the area, improved public transport, 10% affordable housing secured via a Section 106 agreement.  He also explained that the development would provide 11% biodiversity net gain and the applicant had a history of delivering similar projects.

Members of the Committee asked questions of the speakers and officers and made comments.  In doing so the Committee gave particular consideration to:

a)             The funding and timetable in relation to the provision of the access road and junction improvements required by National Highways;

b)             The changes to the provision of the 50 metre buffer zone;

c)             The timescales for the various parts of the development and how this impacted on the delivery of the infrastructure for the site;

d)             The provision of affordable housing on the site and how this was to be financed, including the use of Community Infrastructure Levy (CIL) funding.

The Chair then proposed acceptance of the planning officer’s recommendation.

On being put to the vote, 9 members voted for the recommendation and 1 voted against the recommendation with 1 abstention.

Resolved that:

The Committee indicated that it is minded to grant the application; and

The Director of Regeneration and Economic Development be authorised to issue a notice of grant of planning permission subject to:

The conditions set out in the planning officer’s report and any subsequent addendums and the addition, omission or amendment of any other conditions considered necessary by the Director of Regeneration and Economic Development; and

Completion of a legal agreement under section 106 of the Town and Country Planning Act 1990 to secure a financial contribution for the following:

-       Primary education £933,900

-       Sports Pitch £182,535

-       Built Sports £225,002

-       Sustainable transport £846,072

-       Coastal mitigation £83,956.  This contribution complies with the requirements derived from the Coastal Mitigation SPD

-       Travel Plan Sum £154,568.  This contribution complies with the requirements derived from the Transport and Highways SPD

-       £1,000 per year for 5 years for travel plan monitoring after final occupation in accordance with North Tyneside Travel Plan guidance;

-       Up to 10% affordable housing subject to the council investing in the delivery of the A19 interchange improvements via CIL.

The Head of Law and Monitoring Officer and the Director of Regeneration and Economic Development are authorised to undertake all necessary procedures (Section 278 Agreement) to secure the following highway improvement works:

-       Site Access South

-       Site Access North

-       Killingworth Way, Northgate and Greenhills

-       Killingworth Way and Station Road

The Head of Law and Monitoring Officer be authorised to undertake all necessary procedures to obtain the diversion and extinguishment of existing rights of way and footpaths necessary to facilitate the development under Section 257 of the Town and Country Planning Act 1990.

(Reasons for decision: The Committee concluded that, having regard to the relevant policies contained in the Council’s Local Plan 2017 and National Planning Policy Framework, the proposed development was acceptable in terms of the principle of development and its impact on the character and appearance on the area, residential amenity and highway safety.)