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Public Open Space

Development hereby approved shall not be commenced on site until the applicant has submitted to and had approval in writing from the Local Planning Authority for a scheme detailing arrangements for the provision of the Public Open Space and play facilities associated with the development. The scheme shall be in accordance with the Stockton on Tees Open Space, Recreation and Landscaping Supplementary Planning Document and shall address the following matters:

a) The delineation and siting of the proposed public open space.

b) The type and nature of the facilities to be provided within the Public Open Space including the provision of any play facilities.

c) The arrangements the developer shall make to ensure that the Public Open Space and play facilities are laid out and completed during the course of the development and / or any phasing of provision.

d) The arrangements the developer shall make for the short term and long term future management and maintenance of the Public Open Space and play facilities. Where Title Transfer is not proposed the management details shall be prepared for a minimum period of 25 years from practical completion of the completion of the POS works. (Refer to informative)
The Public Open Space and play facilities shall be completed in accordance with the approved scheme and phasing arrangements as agreed by the Local Planning Authority.

 

Reason: In accordance with the requirements of Stockton on Tees Core Strategy Development Plan Policies CS3 (8) and CS11 (2).




  1. Temporary Car Park for Workers

Prior to works commencing on site a scheme for a temporary car park and materials storage area shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented on site and brought into use prior to commencement of any development.

Reason: In the interests of highway safety in accordance with Policy GP1 of the Stockton on Tees Local Plan.


  1. Existing Public Right of Way

The properties within the development hereby approved shall not be occupied until a scheme of works to upgrade the Public Right of Way to the south of the site has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a timetable and arrangements for works to be carried out and the development shall be implemented in accordance with the approved scheme.
Reason: In order to provide for the demands of the development on the existing PROW network in accordance with the requirements of Stockton on Tees Core Strategy Development Plan CS3 (8).


  1. Archaeology

No development hereby approved shall be commenced on site until a programme of archaeological works for the western third of the southern field within the site, including a Written Scheme of Investigation, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include the following;

  • an assessment of significance and research questions;

  • The programme and methodology of site investigation and recording;

  • The programme for post investigation assessment;

  • Provision to be made for analysis of the site investigation and recording;

  • Provision to be made for publication and dissemination of the analysis and records of the site investigation;

  • Provision to be made for archive deposition of the analysis and records of the site investigation;
  • Provision to be made for archive deposition of the analysis and records of the site investigation;


  • Nomination of a competent person or persons / organisation to undertake the works set out within the Written Scheme of Investigation.


The development shall be undertaken in accordance with the Written Scheme of Investigation.
The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the approved Written Scheme of Investigation and provision has been made for analysis, publication and dissemination of results and archive deposition has been secured.
Reason: To take account of archaeological deposits in accordance with the requirements of Stockton on Tees Core Strategy Development Plan Document Policy CS3 (8).


  1. Protected Species

The development hereby approved shall be carried out in accordance with a detailed scheme of mitigation which has first been submitted to and approved in writing by the Local Planning Authority and which is based upon the principles detailed within section 4 (Mitigation) of Great Crested Newt, Risk Assessment and Protected species management plan V2 dated 19th Dec 2012.
Reason: In order to ensure the development takes account of ecology within the site in accordance with the requirements of Stockton on Tees Core Strategy Development Plan Document Policy CS3 (8).


  1. Site Waste Management Plan

No development shall commence within any phase until a site waste management plan for that phase has been submitted to and approved in writing by the Local Planning Authority. The site waste management plan shall be prepared in accordance with Non-statutory guidance for site waste management plans April 2008 [DEFRA]. Thereafter, the site waste management plan shall be updated and implemented in accordance with the approved scheme unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure a sustainable form of development and to accord with guidance contained within Stockton on Tees Core Strategy Policy 3 (CS3) – Sustainable Living and Climate Change



  1. Unexpected land contamination

In the event that contamination is found at any time when carrying out the approved development, works must be halted on that part of the site affected by the unexpected contamination and it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken to the extent specified by the Local Planning Authority and works shall not be resumed until a remediation scheme to deal with contamination of the site has been carried out in accordance with details first submitted to and approved in writing by the Local Planning Authority. This scheme shall identify and evaluate options for remedial treatment based on risk management objectives. Works shall not resume until the measures approved in the remediation scheme have been implemented on site, following which, a validation report shall be submitted to and approved in writing by the Local Planning Authority. The validation report shall include programmes of monitoring and maintenance, which will be carried out in accordance with the requirements of the report.



Reason: To ensure the proper restoration of the site and to accord with guidance contained within Stockton on Tees Core Strategy Policy 10 (CS10) - Environmental protection and enhancement

INFORMATIVES

Informative – Summary reasons and policies

The proposed scheme has been considered against the policies and documents identified below. It is considered that the proposal is in compliance with the principles of the saved Local Plan Policy HO3 being development within the limits of development, although being contrary to saved Local Plan Policy EN13 due to the SUDS scheme falling outside of the limits of development and contrary to the Core Strategy which sought to not allocate new housing sites at the current time and which sought to limit housing numbers within this area. Notwithstanding this, guidance contained within the NPPF supports housing in circumstances relevant to this proposal in that the council does not have an identified up to date 5 year housing supply which the NPPF advises should result in officers viewing their development plan policies on housing as being out of date.

The site is considered to be of a size which can accommodate the development whilst adequately provide for open space and access and being able to adequately mitigate impacts relative to traffic, ecology, archaeology and drainage and through the use of conditions and the S106 agreement ensure that there are no significant adverse impacts for surrounding uses. There are no material considerations which suggest the application should be determined otherwise.
Core Strategy Policy 2 (CS2) - Sustainable Transport and Travel

Core Strategy Policy 3 (CS3) - Sustainable Living and Climate Change

Core Strategy Policy 7 (CS7) - Housing Distribution and Phasing

Core Strategy Policy 8 (CS8) - Housing Mix and Affordable Housing Provision

Core Strategy Policy 10 (CS10) – Environmental Protection and Enhancement

Core Strategy Policy 11 (CS11) - Planning Obligations


Local Plan Policy HO3 – Housing

Local Plan Policy EN13 – Limits to Development



Informative - Title Transfer

It should be noted that the council will not generally accept Title Transfer of any areas of land containing easements unless such areas are additional to the main areas of POS provision and conform to the apparatus supplies restrictions e.g. do not contain structures or planting. This will relate to the majority of the land currently being out forward as public open space. As such, for this land to be taken into account as some form of open space, a management scheme for implementation in perpetuity would need to be agreed.

Small areas of open space would not be considered for title transfer to the council where they are not deemed to be usable open space for ball games and would therefore need to be maintained by Management Company.

Informative – Northumbrian Water

Northumbrian Water's apparatus is located in the development site, including a 375mm Trunk Water Main. They require unrestricted access to this apparatus at all times and will not permit the erection of buildings or structures over or within 6m to it. Any proposed crossing, landscaping, parking areas or tree planting must comply with the standard Northumbrian Water guidelines. Diversion or relocation of the apparatus may be possible at the applicant's full cost. The Developer should contact Peter Heppell Advisor (tel 0191 419 6613) to agree the detailed scheme for the accurate location, protection of and access to its apparatus in accordance with Northumbrian Water's standard easement conditions.


Informative - Biodiversity

The site may contain Great Crested Newts and other protected wildlife and their habitat. These or their habitat are formally protected under the Wildlife and Countryside Act 1981, and licences may be required to work / develop areas of the site. Appropriate contact should be made with Natural England in these regards.


Informative – Existing Landscaping

Some of the existing trees and hedges are considered to be important features of the site and beneficial for any site redevelopment in visual terms and for the benefits of screening. It is suggested that the existing landscaping is not removed from the site or affected until a final layout and landscape scheme has been agreed for the site. The reserved matters applications should incorporate existing landscaping into the site. Removal of any landscaping which has the ability to perform valuable functions for any future residential layout may need to be re-provided by large / numerous specimens to achieve suitable setting / screening for the development.

Informative – SUDS schemes

In determining SUDS measures that can be incorporated into a surface water drainage scheme, the developer should refer to the advice given in CIRIA report C697, The SUDS Manual. JBA have suggested that ponds will be used in order to attenuate flows to agreed rates. The provision of SUDS measures closer to source, within the development site, rather than an 'end of pipe' solution such as a pond, may offer advantages in terms of water quality, amenity, and a reduction in required pond volumes.

The following is a summary of SUDS measures that may be incorporated into the drainage scheme by the developer.
Roadside swales

Swales are shallow vegetated channels designed to convey road runoff and treat pollutants, and can be used for treatment, attenuation and storage. There may need to be additional land take in order to provide space for swales between highways and footways. Maintenance requirements are as follows:



  • Monthly inspections to identify mowing requirements;

  • Monthly litter removal;

  • Scarifying and spiking as required following inspection;

  • Repair damaged vegetation as required following inspection.

Roadside filter strips

Filter strips are roadside trenches filled with a permeable media to provide treatment and temporary storage of runoff before either infiltration or conveyance to downstream SUDS features. They can be used for treatment, attenuation and storage. There may need to be additional land take in order to provide space for filter strip between highways and footways. Due to their appearance, filter strips may not be suitable for use in residential areas. Maintenance requirements are as follows:

Monthly inspections;

Weed control, as required, following inspections;

Replace clogged material, as required, following inspections.

Bio retention Areas

Bio retention areas are shallow landscaped depressed areas that are under drained and rely on enhanced vegetation and filtration to reduce runoff volumes and remove pollutants. They often rely on infiltration, but positive outfalls can be provided where ground conditions are unsuitable for infiltration. There may need to be additional land take in order to provide space within footway for bio retention areas, although often these areas can form part of the general landscape strategy. They rely on small catchment areas to avoid clogging. Maintenance requirements are as follows:

Monthly inspections;

Weed control, as required, following inspections;

Annual replacement of top mulch layer;

Replace damaged vegetation, as required following inspection;

Spiking or scarifying every 3 years.

Ponds

Ponds are basins that embody a permanent pool of water in the base. These may be formed within natural depressions or formed by excavation. The permanent pool provides the required treatment with temporary storage above providing flood attenuation for the required rainfall events. The development indicates a number of green spaces, and it may be possible to incorporate ponds into these green spaces that would provide both amenity and SUDS benefits. Maintenance requirements are as follows:

Monthly inspections to determine frequency of maintenance activities;

Grass cutting following inspection, if required;

Bank clearance annually following inspection, if required;

Manage and repair landscaping following inspection, as required;

Forebay sediment removal, as required;

Sediment removal from main pond area, typically 25 years or greater.


Basins

Basins are either naturally occurring vegetated depressions, or excavated depressions in the ground designed to retain surface water runoff for the required period of time to allow treatment and attenuation to take place. If it is not appropriate to have permanent bodies of water incorporated into the green spaces, then shallow basins that only fill during periods of heavy rainfall may still be possible. Maintenance requirements:

Monthly inspections to determine frequency of maintenance activities;

Grass cutting following inspection, if required;

Bank clearance annually following inspection, if required;

Manage and repair landscaping following inspection, as required.

Private SUDS measures

In addition to the above, and in accordance with Building Regulations Approved Document H3, 2.6-2.13, the developer should consider the use of permeable surfacing to driveways and other private paved areas, or draining these areas onto/into soft landscaping in preference to a positive outfall. Permeable surfacing could comprise blockwork, or gravel driveways with flagged wheel tracks. Whilst underlying ground conditions may still result in some run-off from these areas, permeable surfacing may provide benefits in terms of attenuation and water quality improvements.

Development Phasing

The drainage strategy for the whole development should be planned such that it isn't reliant on futures phases, should the development be constructed in a phased manner. The philosophy of SUDS is that surface water is managed as close to source as possible. The incorporation of swales, ponds and basins alongside highways and in open green spaces will contribute towards a surface water drainage system that follows this philosophy.


Adoptability

SBC highways have confirmed that they are not averse to the use of SUDS features such as swales and ponds; however a full maintenance plan is required. As part of their surface water drainage strategy, the developer should prepare a SUDS management and maintenance strategy to be discussed and agreed with SBC.


The design of the drainage system should be carefully considered and discussed with both SBC and Northumbrian Water (NW), in order to ensure that the provision of elements within the system does not compromise the adoptability of other elements (for example, any piped systems that would be offered to NW for adoption under a Section 104 agreement). Particular elements of the drainage system, together with where the potential adopter of each element are summarised in the table below:
Drainage Element Potential Adopter

Piped surface water drainage from buildings and

highways, including oversized pipes used for storage Northumbrian Water

Piped surface water drainage taking only run-off

from highways and/or footways Local Authority

Roadside swales Local Authority

Bio retention areas Local Authority

Ponds and basins Local Authority/Private management company


Private SUDS measures would be maintained by the relevant home owners.


HEADS OF TERMS


Highways

The provision of 7 off street car parking spaces close to Yarm High Street (or a financial contribution of £64,166) laid out in accordance with the operational requirements of SBC. This car park must be fully operational as a long stay car park prior to the occupation of the 10th dwelling.

The provision of an additional crossing point (including dropped kerbs and tactile paving) on Urlay Nook Road to improve connections to the south-east and linked.
Enter into a S278 Agreement for the following works;


  • a new cycle link between Lartington Way and Lingfield Drive and to be paid by the applicant.

  • the Junction improvements at the Durham Lane / A66 Elton Interchange, these being;

Northern dumbbell improvements

              • Durham Lane – increase approach flare by 3m

              • Darlington Road – increase approach flare by 2m

Southern dumbbell improvements

  • Increase approach flare by 3m


Travel Plan

Prior to commencement of development, submit a Travel Plan for approval by the Local Planning Authority including a proposal to ensure the appointment of a Travel Plan Co-ordinator for a minimum of 5 years, details of the welcome/marketing pack that is to be given to buyers/occupiers, including any electronic media (e.g. webpage);incentive payments of £100 per dwelling. The Travel Plan Co-ordinator should devise a list of priorities for the remaining funding should all dwellings not take up this incentive.



Affordable Housing

The provision of 20% of the units within the site shall be provided as affordable housing. Affordable housing shall be provided as follows unless an alternative scheme is agreed in writing with the Local Planning Authority;



  • 75% of which will be 2 bedroom properties and 25% 3 bedroom properties.


  • Tenure based on 75% 2 bedroom properties and 25% 3 bedroom properties would then be split as follows:

of the 2 bed units. Two thirds shall be Rented Tenure and one third of units will be Intermediate Tenure.
%’s of units shall be rounded up or down accordingly. All affordable housing will comply with the Homes and Communities Agency space/quality standards.
Education

The provision of a commuted sum for school places. The rate of contribution required from developers for school places would be £8000 x 0.26 = £2080 per family home (homes with two or more bedrooms).


The calculation to reflect a discount of £8000 per vacant place in Durham Lane Primary School as recorded within the Annual School Census current at the time of the Occupation of the relevant dwelling, subject to a pro-rata allocation of this discount amongst other committed development within the local area. The Local Authority is to provide (within 1 month of a request being made) its confirmation of the applicable discount by reference to the Annual School Census and specific details of other developments to benefit from the discount.
The contribution is to be held within an interest-bearing account. Payment to be used for the purposes identified within 5 years of payment being made or otherwise returned together with the interest accrued.
To pay to the Council the Education Contribution by four instalments being:
two equal instalments (each being 25% of the overall contribution) payable prior to the Occupation of the 40th Dwelling and the Occupation of the 60th Dwelling respectively calculated pursuant to the First Formula and

two equal instalments (each being 25% of the overall contribution) payable prior to the Occupation of the 75th Dwelling and the Occupation of the 90th Dwelling respectively calculated by reference to the Second Formula

Public Open Space

Prior to the Occupation of the First Dwelling the Owner shall submit to the Council for approval a Public Open Space Maintenance Plan (such approval not to be unreasonably withheld or delayed) which may include provision for the transfer of the Public Open Space either to the Council (subject to the agreement of the Council and the payment of a commuted sum as a 25 year maintenance charge) or (at the discretion of the Owner) a management company experienced in the management and maintenance of land and facilities similar to the POS.

To manage and maintain the Public Open Space in accordance with the Public Open Space Maintenance Plan in perpetuity.


BACKGROUND

12/0372/SCO Screening opinion request for proposed residential development of land known as Urlay view, Urlay Nook, Eaglescliffe. Decision – EIA not required. 28th March 2012


12/2113/SCO Extended Screening opinion request for proposed residential development of land known as Urlay view, Urlay Nook, Eaglescliffe. EIA not required. 8th October 2012
Land adjacent to the site - 08/0241/OUT - Revised Outline application for industrial estate comprising the erection of B2 and B8 use class units and associated means of access. Minded to approve subject to a Section 106 Agreement being signed. (S106 not yet signed).
Allens West gained permission for 843 properties although development has not yet commenced and the site remains to be characterised by a mix of buildings, hard standings and semi –natural areas.

The applicant undertook a public consultation exercise in May 2012.


SITE AND SURROUNDINGS

The 8.95ha site is located on the western side of Eaglescliffe and its associated urbanised area. The site is made up of two parts, one being immediately to the south of the A67 and one immediately to the north with an interlinking section across the A67. The site to the northern side includes agricultural / scrub land which the submission indicates has been used as pastured grassland for a considerable length of time. The northern part of the site also includes a tree / hedge lined corridor which has a more natural character, within which lies a public footpath. The northern area has been the subject of recent ploughing.


The part of the site to the south of the A67 is sloping ground, from a high point at the roadside to a low southern point which leads down towards Nelly Burdon’s Beck. This area of land is known locally as Eliff’s Mill and contains a pond and scrubland. Nelly Burdon’s Beck borders the site to the south and allotments lie immediately to the eastern boundary. The southern part of the site has the appearance of an overgrown paddock which slopes down towards a beck and which contains trees and scrub.
The existing residential development of Hunters Green lies to the east on the opposing side of Urlay Nook Road. The site and surroundings are illustrated at appendix. 1. Surrounding built development includes;

  • a police tactical training centre to the north west,

  • small industrial premises to the west

  • Railway line bordering the northern side of Urlay Nook Road (Darlington to Teesside stations)

  • Urlay Nook Road boarders the northern part of the site with a railway line beyond which runs between Darlington Station and other small stations in Teesside.
  • Two large Industrial complexes lie to the north of the railway line, Elementis Chromium to the north west and Allens West to the north east of the site. Elementis Chromium has largely been decommissioned and only a few buildings of the former complex remain on site.

The northern part of the site is bounded to the north, east and south by a roadside hedge which includes sporadic trees. To the west of the site lies open agricultural fields.


The site includes a number of service easements which are detailed on the constraints plan (appendix. 2).


PROPOSAL

Outline planning permission is sought for a residential development, initially seeking permission for 159 houses and for the detail of the access and internal spine road, the permission now only seeks approval in principle of residential development.


Matters of access, appearance, landscaping, layout and scale are to be reserved matters which would require further approval. Notwithstanding this, outline permissions are required to indicatively show the general extents of the development to demonstrate what is proposed is achievable. In this regard the submission has detailed an indicative site layout (appendix. Ref. 3). The application site includes areas on both sides of the A67, with residential being proposed on the northern part and its associated Sustainable Urban Drainage Scheme (SUDS) on the southern side which is intended to provide an area which can be used for the surface water drainage of the development.
The indicative site layout shows a single highway access into the site taken from Urlay Nook Road along with a main spine road with several cul de sacs off. The proposal indicates the retention of an existing public footpath along the southern side of the area proposed for residential development.
The application has been supported by submissions of the following documents;

  • Design and Access Statement

  • Great Crested Newt Survey – On the SUDS area (Elif’s Mill)
  • Road Traffic Noise Impact Assessment


  • Energy Statement

  • Air Quality Impact Assessment (re: Road Traffic Pollution)

  • Geophysical Survey

  • Travel Plan

  • Topographical Survey (existing levels plan)

  • Indicative Proposed Site Plan

  • Landscape Masterplan

  • Arboricultural Method Statement

  • Existing Tree Plan, Tree Impact Assessment, Tree Protection Plan

  • Flood Risk Assessment

  • Phase 1 Habitat Surveys



CONSULTATIONS


Consultations were notified and any comments received are summarised below:-
Councillor Phillip Dennis

I wish to object to the proposal on the following grounds:-


Environmental and Highways

There are several environmental reasons why this development should not go ahead:-

If this site is developed for housing significant effort must be made to ensure the site is well drained, currently this site holds a significant volume of water and releases it slowly into the surrounding water courses. By taking away this natural sponge we are affecting the flow rates and capacity of the local streams and waterways, this will increase the risk of flooding in other locations including the homes in the neighbouring residential development and adding to volume of water entering the river Tees at Yarm increasing the risk of flooding.

Historically there were several ponds on or around this site that over time have been filled in, a number of these are re-establishing themselves due to settlement and hold large populations of newts. The desk based surveys of this site fail to take these into account. I call on the planning authority to instigate an independent survey of the area during the relevant breeding cycle to establish how these creatures will be effected. Currently this site is also used by the newts as a highway between various locations depending on the seasons. By building on this site we will block their route and seriously damage this meta Population.

The air quality along the A67 Urlay Nook Road already reaches the minimum standard permitted by statute, several times a week. The addition of extra traffic onto this road from this development will reduce the air quality significantly further, this is caused by increasing the length of time car engines are operating at their least efficient at lower speeds. These times of higher air pollution match precisely the times of day traffic tails back from the A135 A67 junction. The officers at the technical services department of this authority have offered little if any positive hope on how to increase capacity and improve traffic flows at this junction, whilst ensuring the safety of motorists exiting Aislaby Road which is located 50 yards away. Aislaby Road serves a significant community, and is the only practical link to the many services they need.
The figures provided for air quality come from a measuring station located within the grounds of a school that holds over 1300 children and is passed by many other children on foot attending primary schools in the area. The pollutants in question have been liked to various serious ailments and if significant steps are not taken to reduce them, it will lead this authority to miss several key targets set nationally to improve the health of its residents.
There is also a prospect of an increase in traffic along Long Newton Lane, in order to reach the A66 without getting caught up in the traffic chaos that will develop further in Eaglescliffe. The access to Long Newton Lane is very close to the level crossing adjacent to this site. Long Newton Lane as the name suggests a poor rate country lane with many twists and turns unable to cope with an increase of traffic.

Sustainability.

This site is not sustainable for a number of reasons. It is a site that is located as far as it is possible to get in the ward of Eaglescliffe from the core area and many other significant employment locations. Its transport links are therefore inherently dependent on the use of private cars. There is no significant access to public transport on this site, the nearest rail station at Allens West is twenty minutes away by foot, and in itself necessitates a car journey to allow for reasonable access. The alternate station at Teesside Airport is served so infrequently as not worthy of mention. The bus service at this site is also very poor, as this initial proposal is for around 160 homes it will not generate sufficient passengers to justify any improvements to bus services of a viable nature to the transport providers.

The desk based study for services in this area is also clearly inadequate and assumptive in its recommendations; it takes into account a Post Office that closed some years previous. It does not take into account the significant lack of capacity in primary school places in the community or the distance to the nearest doctors surgery. Both of these will result in extra car journeys being undertaken adding to the volume of traffic into the junction mentioned earlier.
In summing up the community of Eaglescliffe has reached its capacity to grow and be healthy. Any section 106 agreement for this site will not be able to cover the uplift in capacity required in the highways in the area or schools. This authority needs to concentrate on delivering homes in the core area as outlined in the adopted Core Strategy, this remains the only strategy in place and should be promoted and supported vigorously.
This site currently is designated as employment land in support of Teesside airport, as such it is vitally important to keep this option available so that future sustainable industries be allowed to develop.
Councillor Mrs M Rigg

I am a ward councillor for Eaglescliffe ward and have been a resident of Eaglescliffe since 1978.

I make these comments based on the evidence before me at present, though it is possible that if further evidence came to light I might change my views on some or all of the issues below.

  • There are already severe traffic problems at peak times on this side of Eaglescliffe. When planning permission was granted some years ago for warehousing very close to this site mitigation measures at the Tesco roundabout were a condition on the approval. Housing is likely to produce at least as much traffic as the warehousing, especially as we know that in the past it has been stated that Hunters' Green estate has abnormally high traffic movements at the exit points. The warehousing approval is still current so the housing traffic must be assumed to be in addition to that already accounted for. What further mitigation measures are physically possible? We know that neither Yarm Bridge nor Yarm High St can be widened and it seems impossible to increase the speed of traffic travelling through Yarm so build-up of congestion will happen further and further into Eaglescliffe with every new housing development.


  • Any further housing development is likely to put pressure on primary school places in Eaglescliffe. There are very few empty spaces in Eaglescliffe primary schools at present. The expansion at Junction Farm school will cater for the approved housing at Allen's West. Where will the children of a further 160 families attend school?

  • Secondary provision in the area currently caters for children from Ingleby Barwick in significant numbers. If the proposed "Free School" at Ingleby Barwick does not go ahead where will the extra children from this housing development receive their secondary education?

  • Further housing development means a need for expanded health services. The emphasis is increasingly on services being provided in communities rather than at hospitals. As far as I know there is no spare capacity at Eaglescliffe Medical Practice.




  • I have a number of comments on the Transport Assessment:

2.3: To the west the A67 does extend as far as the A66 at Bowes junction, but that is more than 8 km away. That distance is probably correct for the junction between the A67 and the A66 at Morton Palms, Darlington.

2.8: Although Durham Lane primary school is nearer than Junction Farm primary school it is the latter which is being extended in order to accommodate children from the new development at Allen's West. Durham Lane is operating very close to capacity at present.

2.9: The Post Office in Durham Lane closed some years ago and has not been replaced. Currently most of the Durham lane shops are closed owing to severe fire damage and there is no indication at present of any plans for rebuilding. The Tesco supermarket is not a "large" supermarket. It is small in the range of Tesco supermarkets. Although these shops are an acceptable walking distance for a reasonably fit person the walk back carrying shopping, up a slight slope, is unlikely to encourage people to leave the car at home when shopping.

5.9: The westbound bus stop 300 metres away is served only by buses terminating at the roundabout near the SE corner of the Application Site. As stated above, there is no post office within 930m.

5.18: The route for cyclists into Yarm involves crossing Yarm Bridge which does not have space for a cycle lane and is intimidating to many cyclists. The route out of Yarm is up a fairly steep hill, unlikely for all but the fittest cyclists. This is not really a viable destination for most cyclists.

5.19: There is no evidence presented to support the assertion that the TRICS prediction for cycling would be exceeded. My view is that the combination of contours and congestion would be more likely to reduce the number of cycle trips at peak periods.

5.22: Bus service 87A comes no nearer to the Application site than Long Newton and Elton and is therefore of no use to potential residents. Services 87, 87A & 87B do not operate at school-run times in term time or at all in the evenings. The nearest that Service 7 comes to the Application Site is Yarm Road and it does not operate evenings and Sundays. Service 7A operates only hourly each way, weekday evenings and Sunday daytimes. However, this paragraph omits mention of Service X6 (Eaglescliffe - Yarm - Ingleby Barwick - Middlesbrough), operating half-hourly weekdays (not evenings) along Durham Lane and Urlay Nook Road (SW of the Tesco roundabout).

App. C: Service X6 no longer serves the stops in Urlay Nook Road at Valley Drive. However, they and a relatively new stop W of Lartington Way are served by the 87B. Services 7 & 87B do not serve the stops at Egglescliffe School.


  • While I recognise that the layout is only indicative, and I have no desire to imply that the granting of approval is a foregone conclusion, If the outline approval is granted then the following should be considered at detail stage:

  • I hope that all dwellings will be designed not just to the building regulations applicable at the time of the detailed application, but will be able to take full benefit of passive heating and solar power.

  • There need to be binding arrangements for the prompt provision of an acceptable standard of Public Open Space and thereafter its maintenance and/or adoption. This must not wait until all houses are occupied.

  • That Open Space must be securely fenced from the A67, which is a 60 mph road W of the roundabout.

  • There should be adequate provision for children to play, and provision for the maintenance of such play space. There is nothing apparent on the indicative layout which would provide play space overlooked by housing to give safety and security to young children playing there. The nearest designated play area is in Lingfield Drive; the nearest with play equipment (provided by the parish council) is in Amberley Way. Young children should not be expected to cross Urlay Nook Rd to access play space.

  • Consideration should be given to the provision of facilities for older children and teenagers, possibly in partnership with the council, in order to avoid the problems of low level ASB associated with lack of "hanging out" space or space for energetic activities.


Yarm Town Council

Object. The proposed development must not take place until the Infrastructure in and around the area is addressed. The roads cannot sustain any more traffic than we have on a day to day basis. Additional traffic will only exasperate an already serious situation and could cause gridlock. This site is outside the current limits of development and is a Greenfield site. The development would lead to serious drainage and flooding problems which would affect local becks and streams and farm land. There would also be significant detrimental disruption to the wildlife corridor. Additional homes would cause serious pressure on the existing infrastructure of Yarm and on Yarm High Street and local services would be under immense pressure to cope with additional housing demands.

Egglescliffe and Eaglescliffe Council

Egglescliffe & Eaglescliffe Council objects to this application on the grounds that there are issues that need to be addressed further; regardless of whether this particular proposal goes ahead all developments should contribute to the community infrastructure which at present will struggle to support 150 more houses:

a) Traffic assessment - the Council is concerned by the cumulative impact that this type of development will have on the road infrastructure, cycle ways and bus network.

b) School places - E&EC recognises that there will be provision for more primary school places associated with the Allen's West development; however the need for more secondary school places should also be taken into consideration.

c) Consideration should be given to provision of more play spaces

d) E&EC is concerned that further stress will be placed on health services in the area.


Longnewton Parish Council

Long Newton Parish Council strongly object to the application.


This application together with the already approved application to build over 800 dwellings at Allen's West will only exacerbate the already congested traffic system in the area.
The suggestion in the Travel Plan that the A66 will be easily accessed via Long Newton is of great concern to the Parish Council.

Long Newton Lane is a narrow country lane, which does not have a drainage system; it is prone to flooding even after one heavy shower water lies in large puddles at the side of the road, often joining in the middle. Over the years there have been road traffic accidents including fatalities. One particularly dangerous area is the stretch over Burnwood Bridge. In recent years since the Coatham Wood Community Forest was created there has also been an increase in horse riders using the lane to access the wood, as well as extra traffic. Long Newton Lane is also a popular route for cyclists.

Long Newton Lane cannot sustain any further volume of traffic which will result from this development and possibly from Hunters Green and other areas once the Allen's West development is complete. In one objection to this application an objector from Eaglescliffe stated that due to the possible traffic problems he and a lot of other residents option for accessing the A66 will be to drive through Long Newton.
The Parish Council would request that the supporting documents regarding traffic and the relationship this has on Long Newton Lane should be investigated and the full potential impact assessed by SBC. The Council feel that the long term impact regarding extra traffic using Long Newton Lane and the village has not been established therefore if not already undertaken a traffic survey on the potential impact his scheme will have on the village should be performed.

Highways Agency

Thank you for your recent consultation dated 7 September 2012, in relation to the above planning application.

The Highways Agency (HA) has reviewed the Transport Assessment and Framework Travel Plan submitted by Fairhurst on behalf of Taylor Wimpey UK Ltd and West Raynham Developments Ltd, dated July 2012. A review has been undertaken and comments are provided below.




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