This meeting included two planning applications for discussion. Both were for retrospective changes to sites and one also included a request to increase the number of lodges allowed on the site.

ZB23/01580/MRC - Angrove Park, Winley Hill, Great Ayton

This was a retrospective application for a variation of conditions on a previously approved planning application (16/02048/FUL) for Angrove Country Park. The applicant, Leisure Resorts Ltd, requested permission to change the approved landscaping scheme and to add 35 lodges to the site.

The park currently has 54 holiday lodges in the eastern part of the site, which was the area where the 35 additional lodges were requested. It also includes 25 static/touring caravan pitches, camping pods/facilities and a small number of chalets in the western part of the site.

The application was retrospective as 17 concrete bases and supporting infrastructure had already been constructed. It was reported to the committee at the request of Councillor Heather Moorhouse.

A number of objections to the application were received. Great Ayton Parish Council objected to the application on the grounds that it was an overdevelopment of the site and that there were concerns regarding increased traffic. Some local residents also objected, stating that the proposal was misleading because it sought to remove the occupancy restrictions on the lodges.

The report pack for the meeting recommended that the application be approved subject to:

• No new material planning issues being raised following a 10-day reconsultation.
• Confirmation from Natural England that the proposals would be 'nutrient neutral'¹ and that a Habitats Regulations Assessment had been undertaken.
• Positive recommendations from the Lead local Flood Authority (LLFA) and Northumbrian Water Limited (NWL) regarding flood risk and surface water & foul drainage.
• The completion of a Deed of Variation to the existing Section 106 agreement² to make specific reference to the current application reference number.
• The completion of a Unilateral Undertaking to secure the implementation, retention, monitoring and management of the land to be used for nutrient neutrality off-setting.
• The imposition of 19 planning conditions.

These conditions included a requirement that any new lodges installed would be built in accordance with the design code previously approved in February 2023. This design code approved the use of timber cladding, dark exterior window frames and wooden doors, timber decking and dark roofing. The conditions also included a requirement to create a parking plan for the additional lodges.

ZD23/00665/OUT - Land off St Alkeldas Road, Middleham

This was an outline planning application for up to 55 new dwellings on land off St Alkeldas Road in Middleham. All matters were reserved except for access to the site.

The report pack for the meeting recommended that the application be approved subject to the completion of a Section 106 agreement for affordable housing and public open space, and the imposition of 30 conditions. The report acknowledged that the number of dwellings included in the application was above the minimum target for the area. However, because the site was deemed to be suitable, sustainable and deliverable it was deemed to be acceptable. The developers were Hoerty Strategic Land, Dawn Margaret Entwistle, John Hammond Seller and Lynne Dorothy McCarren.

The development would provide a mixture of two, three, four and five-bedroom homes, 17 of which (31%) would be affordable.

The Fields in Trust (FiT) ‘Guidance for Outdoor Sport and Play, Beyond the Six Acre Standard, England, 2020’ (FiT 2020 Guidance) requires the provision of 6,910.8 sq m of formal and informal outdoor space, which equates to 23.7% of the total site area. However the report recommended that the S106 agreement secure 8,000 sq m of public open space and a play area.

The development hereby permitted is for 55 dwellings.

A number of objections were raised to the development. Middleham Town Council raised concerns regarding the impact on existing drainage infrastructure. The Civic Society objected to the proposal because they felt it would have a detrimental impact on the views of Middleham Castle. Local residents raised concerns about the increased traffic that the development would bring and its impact on existing parking issues. Some local residents expressed concern about the impact of the development on the existing sewage system, which they felt was already inadequate. There were also concerns that the number of affordable houses provided (31%) was lower than the 40% requirement in the local plan.

The report pack acknowledged that the site was in a radon affected area and that this would need to be addressed in relation to building control.

Historic England requested that a number of conditions be imposed on the application to ensure that the development was appropriate in a heritage setting. They requested that:

• The maximum number of units be restricted to 55.
• Dwellings be a maximum height of 2.5 storeys with a maximum height of 2 storeys to the southern edge of the development.
• Open space be provided to the south of the development.
• Drystone walling be maintained to the southern boundary and hedgerow boundaries to the west and north be retained and reinforced.
• A visual corridor be provided through the development to maintain views towards the Church Tower
• The access road be a “low key engineering solution”
• Material architectural treatment be defined in written design codes.

The report pack recommends that all of these points be included in the conditions that would be imposed if the application were approved.

The report pack concludes that on balance approval of the application is recommended.