The Area Planning Committee (South and West) were scheduled to discuss three planning applications at their meeting. These included a mixed-use development at Aycliffe Business Park, a change of use application to turn a residential dwelling into a children's home, and a request to remove a holiday occupancy restriction on a rural holiday lodge.

DM/24/03452/FPA - Aycliffe Business Park

The committee were scheduled to consider an application for a mixed-use development on the site of the former Bede House and former St Cuthberts House, St Cuthberts Way, Aycliffe Business Park, Newton Aycliffe, DL5 6DX. The application from Simon Hawkins of Bronze Ltd, sought permission for:

• Engineering and associated works to form an enclosed area in association with open storage use (Use Class B8¹), including the erection of a security gate and fencing.
• Installation of EV charging points (Sui Generis²).
• Erection of 1 no. drive thru coffee shop (Use Class E³) with associated access, parking, landscaping, and service area.

The planning report noted that the site is located within Aycliffe Business Park (North) and is considered as protected Employment Land as identified within Policy 2 of the County Durham Plan (CDP). It also noted that the site is within the Great Aycliffe Neighbourhood Plan Area.

The planning officer's report stated that the open storage facility was considered acceptable in principle in accordance with CDP Policy 2, given it is a B8 use. With regards to the coffee shop, the report stated that this would be considered a non-employment use, but that facilities such as cafes which support the wider functioning of an employment site and provide valuable facilities for employees working within these locations may be acceptable. The report also noted that the applicant mentioned Starbucks as the intended operator.

The report stated that the Council adopted a Masterplan for Newton Aycliffe in June 2022, and that correspondence had been provided between the applicant's agent (Lichfields) and the agents for the town centre (Bisham Asset Management), summarising a conversation between the two. It was not disputed that there were currently no sequentially preferable locations available, and timescales for in-centre or edge-of-centre locations becoming available were unclear. Therefore, the sequential test was considered to be passed.

The planning officer's report recommended that the application be approved subject to conditions.

DM/24/03125/FPA - 10 Raven Court, Shildon

The committee were scheduled to consider an application for a change of use at 10 Raven Court, Shildon, DL4 2GX. The application from Miss Clair Lilley, sought permission for the change of use from a 5-bedroom residential dwelling (Use Class C3) to a children's home (Use Class C2) accommodating up to 3 children (aged 6-18).

The planning report noted that the application was being reported to the South West Planning Committee at the request of Councillor Michael Stead, and former Councillors Johnson and Townsend, on the grounds of highway safety, parking and impact on residential amenity.

The report stated that Policy 18 of the County Durham Plan is relevant and relates specifically to children's homes. It also noted that objection had been raised from Durham Constabulary who consider the location to be unsuitable for a children's home.

The planning officer's report recommended that the application be refused.

DM/25/00461/VOC - Little Owl Lodge, Lynesack, Butterknowle, Bishop Auckland

The committee were scheduled to consider an application to vary condition 3 pursuant to planning permission 6/2009/0144/DM to remove the holiday occupancy restriction and allow permanent residential occupation at Little Owl Lodge, Lynesack, Butterknowle, Bishop Auckland, DL13 5QG. The application from Mr & Mrs Patrick Wilkinson, sought to remove the condition which stated:

The holiday accommodation hereby approved shall not be occupies by any person or group of persons for a period exceeding eight weeks in any calendar year. The operator of the accommodation shall make available to officers of the Local planning authority the register of occupiers of the accommodation hereby approved upon written request, given 24 hours notice.

Reason: In order to prevent permanent residential occupancy in accordance with policy TR4

The planning report noted that the application was being reported to the West South Planning Committee at the request of former Councillor James Cosslett who considers that operating the property as a holiday let is no longer viable and allowing the property to be occupied as a permanent living accommodation would be considered to be sustainable.

The report stated that the application site is situated in a rural location within the open countryside, detached from any settlement and is considered to be an isolated location. The report also noted that the applicants had previously stated that there was no demand for holiday accommodation in this location, but now contend that the area is saturated with visitor accommodation.

The planning officer's report recommended that the application be refused.