The County Planning Committee was scheduled to meet on 25 July 2025 to discuss planning applications and minutes from a previous meeting. One planning application was to be determined at the meeting, concerning the construction of 99 dwellings and a community park in Coxhoe.

Land West of Gladstone Terrace, Coxhoe

An application for full planning permission for the construction of 99 dwellings and a community park and stride on land west of Gladstone Terrace in Coxhoe was scheduled to be discussed. The application was submitted by Miller Homes North East and Hamilton Land and Development.

The proposed development includes:

• 10 two-bedroom bungalows
• 5 two-bedroom houses
• 13 three-bedroom houses
• 58 four-bedroom houses
• 13 five-bedroom houses

The application also includes a commitment to provide 10 affordable home units and 5 affordable rent units, to be secured under a legal agreement.

The development would consist of a mix of single and two-storey dwellings, each with parking areas, some with garages, and private rear gardens. The dwellings would have buff brick elevations, grey concrete tile roofs, and black uPVC windows and doors. Boundary treatments would include brick walling, low timber railings, vertical timber fencing, and acoustic fencing.

A single access point is proposed at the current farm access track on the eastern site boundary, providing vehicular access to the site and through to Stray Aid, an animal shelter. Pedestrian access would also be taken from this point, with another pedestrian access proposed in the northern section of the site cutting through a gap in the neighbouring terrace. The current vehicular access to Stray Aid would be altered to pedestrian access only.

The proposal also seeks to create a Sustainable Urban Drainage System¹ (SuDS) basin along the western corner of the site. Swales² are proposed along the western side of the primary access route and on the northern side of two secondary routes. All driveways and private shared surfaces would feature permeable paving.

Due to the proximity to the A1(M) the application proposes a bund³ in the southern section with a 2m high acoustic fence on top of the bund at its highest point with landscape planting in front and behind. Due to the proximity to Stray Aid the application proposes a 4m high acoustic fence along much of the western boundary.

The primary route is proposed to be tree-lined, and the areas of open space to the south and west would accommodate much of the site's landscaping, with the northern field boundary also proposed to be retained for landscaping purposes.

The application indicates that the proposed residential dwellings would be of a sustainable design and would be constructed using sustainable methods in accordance with current Building Regulation requirements.

The proposal also includes a park and stride car park in the east of the site with 32 spaces for school staff and for use by the local community with access taken from the estate primary route.

The application is being reported to the County Planning Committee because the site's area is more than 4 hectares.

The planning officer's report noted that the nearest listed building is the Grade II listed Coxhoe War Memorial, 517m to the north east of the site.

The planning officer's report also noted that the site falls within Flood Zone 1 as identified by the Environment Agency, which is the lowest risk area of fluvial (river) flooding.

The planning officer's report also noted that there are no ecological designations within the site, with the nearest designated site being Tursdale Ponds local wildlife site (LWS), approximately 400m to the west of the site with the A1(M) lying in between.

The planning officer's report also noted that a small section of the site lies within the Coalfield Development High Risk Coal Area as identified by the Coal Authority, with the remainder of the site within the Low Risk Coal Area.

The planning officer's report stated that the application was an amended description of the project.

The planning officer's report noted that Coxhoe Parish Council conditionally supported the application, subject to the developer agreeing to a Section 106 agreement⁴ or similar voluntary Primary Education Contribution for additional school places at Coxhoe Primary School in the region of £400,000 and that reconsideration be given to including current residents parking in the application.

The planning officer's report noted that the Health and Safety Executive confirmed that the proposal does not cross any consultation zones.

The planning officer's report noted that National Highways had no objections.

The planning officer's report noted that the Highways Authority had no objections.

The planning officer's report noted that the Drainage & Coastal Protection (Lead Local Flood Authority) considered that the modelling and Flood Risk Assessment are acceptable and the FRA and Drainage Strategy be an approved document once all drainage information is included within it.

The planning officer's report noted that the Coal Authority had no objections but request an informative in relation to action to be taken in the even that unrecorded coal mining related hazards are unearthed.

The planning officer's report noted that the Spatial Policy officer highlighted that the County Durham Plan (CDP, adopted 2020) is the Development Plan which covers the whole of County Durham and that this proposal will therefore need to be assessed against the relevant local planning policies from the CDP, as well as national planning policy.

The planning officer's report noted that the Affordable Housing officer accepted the latest amendment to the location of the properties showing them better spread around the site and accepts the proposed 33% discount on the affordable homes for sale.

The planning officer's report noted that the DCC Active Travel Officers are broadly content with the amendments to connectivity put forward and has no further matters to identify from an active travel perspective.

The planning officer's report noted that the DCC Travel Plans Officer advised that the amended Travel Plan is adequate and requires no further amendments.

The planning officer's report noted that the Access & Rights of Way Officer noted that Public Right of Way Footpath 4 runs through the site and would be impacted by the development but consider that as this does not connect to any other Rights of Way that it would be appropriate to extinguish the path prior to the construction.

The planning officer's report noted that the Education officer advised that, based on the methodology set out in the Council's adopted Securing Developer Contributions towards Education Provision in County Durham, the proposed development of 99 dwellings would produce 7 Nursery age pupils, 26 pupils of primary school age, 13 pupils of secondary age, 1 post-16 pupil and 1 SEND pupil.

The planning officer's report noted that the Design and Conservation officer advised that the development (as amended) has been assessed through the Councils Design Review Pannel, The Design Review re-score on 12th March 2025 concluded that the amended proposal received 3 'Red', 5 'Amber', 3 'Green' scores and one unknown.

The planning officer's report noted that the Archaeology officer advised that the proposed development area has been fully evaluated and as no significant below-ground remains were encountered no further evaluation or mitigation will be necessary.

The planning officer's report noted that the Landscape officer advised that the detailed planting plans provided are acceptable.

The planning officer's report noted that the Arboricultural (Trees) officer concurred with the findings and recommendations in the arboricultural impact assessment and have no objections.

The planning officer's report noted that the Ecology officer advised that the bat survey work us sound and that the site is of low value to bats.

The planning officer's report noted that the Neighbourhood Protection Manager advised that Durham County Council has a statutory role in managing stray dog populations to ensure public safety and animal welfare.

The planning officer's report noted that the Environmental Health and Consumer Protection (Air Quality) officers accept the findings and conclusions of the submitted information but request an updated Construction Environmental Management Plan⁵ to include the mitigation measures listed in the Air Quality Assessment and the IAQM guidance.

The planning officer's report noted that the Environmental Health and Consumer Protection (Contaminated Land) officers have no objection, subject to standard recommended conditions requiring submission and written approval of a land contamination scheme and the undertaking of any remediation identified as necessary.

The planning officer's report noted that the Environmental Health and Consumer Protection (Nuisance Action) advised that the information submitted indicates that the development is likely to breach the thresholds within the TANS (Noise TANS, Dust TANS).

The planning officer's report noted that the Outdoor Facilities Co-ordinator advised that as there is a formal play area nearby in Coxhoe covered by DCC fixed play strategy, the site would not require any form of formal play equipment on site, however it would be beneficial for DCC to obtain a S106 contribution to modernise the existing which is coming to the end of its life.

The planning officer's report noted that the NHS raised no objection subject to a financial contribution of £47,817 toward increasing GP surgery capacity.

The planning officer's report noted that the Police Architecture Liaison raised no objection.

The planning officer's report noted that 23 objections were received from local residents and 1 from the Bowburn and Parkhill Community Partnership and 9 letters of support have been received from local residents.

The planning officer's report included the applicant's statement, which said that the applicant, Miller Homes and Hamilton Willis, consider that the site provides a sustainable development opportunity and would contribute to the provision of a mix of housing size and types, particularly promoting family housing and bungalows which allow people to stay in their local community.

The planning officer's report recommended that the application be approved subject to conditions and the completion of a Section 106 agreement.

Other Business

The committee was also scheduled to approve the minutes from the meeting held on 2 July 2025, where they considered an application for a solar farm at Harehill Farm, and a Battery Energy Storage System (BESS) on land south of Spennymoor Electricity Substation, and the demolition of existing buildings at Durham Academy to deliver a new school building.