The Area Planning Committee (North) of County Durham Council was scheduled to meet on Thursday 29 January 2026 to discuss a single planning application. The meeting's agenda and report pack detailed a proposal for the change of use of a residential garage to a dwelling.

Application to be Determined

Change of Use of Residential Garage to Dwelling House at Land To The East Of 2 Standish Street, South Moor, DH9 7AD

The committee was scheduled to consider an application for the change of use of a residential garage to a single dwelling house (Use Class C3) with associated parking and garden space at Land To The East Of 2 Standish Street, South Moor, DH9 7AD. The proposal involved extending the existing garage building and creating a one-bedroom dwelling. This application was noted as being largely identical to a scheme previously refused in September 2025.

The report pack indicated that the Highways Authority had objected to the scheme, stating that it failed to demonstrate safe and suitable access in line with necessary highway standards. The applicant had been informed of this objection but had not amended the scheme to address the concerns. Furthermore, it was considered that the proposal would not relate well to the existing built environment, representing a development of poor design that was at odds with the layout and character of the surrounding area. The scheme was also deemed to provide an insufficient level of amenity for future occupants in terms of light, outlook, and privacy.

The report pack highlighted that due to an absence of a five-year housing land supply, the tilted balance in paragraph 11(d) of the National Planning Policy Framework (NPPF) was engaged. This meant that the presumption in favour of sustainable development applied, reducing the weight given to certain policies within the County Durham Plan (CDP). However, the report concluded that the modest economic and social benefits of providing one dwelling would not outweigh the identified harm to the character and appearance of the area, residential amenity, and highway safety.

The report pack outlined several planning policies and guidance documents relevant to the application, including the County Durham Plan (CDP) Policies 1, 6, 21, 25, 26, 27, 29, 31, 32, 41, and 43, as well as Supplementary Planning Documents (SPDs) on Residential Amenity Standards, Parking and Accessibility, and Development Viability, Affordable Housing and Financial Contributions. National Planning Policy Framework (NPPF) sections covering achieving sustainable development, decision-making, delivering housing, promoting sustainable transport, effective land use, well-designed places, and conserving the natural environment were also considered.

Consultation responses detailed in the report pack included an objection from the Highways Authority regarding unresolved safety concerns. Environmental Health raised no objections, subject to conditions regarding construction works and contaminated land. Spatial Policy advised that the scheme was in conflict with CDP Policies 6 and 29, citing poor design and a lack of relationship to existing development. Public responses indicated no objections or comments were received.

The applicant's statement noted that this was the second application for the development, aiming to address previous concerns. It also raised points regarding the interpretation of Biodiversity Net Gain (BNG) requirements and the Highways Authority's stance on access standards, arguing that the existing road was unadopted and that the proposed changes would reduce traffic incursions.

The report pack concluded by recommending that the application be refused for three main reasons:

1. The proposal would represent an inappropriate form of development of poor design, at odds with the surrounding area.
2. The development would fail to achieve a satisfactory level of amenity for future occupiers.
3. Insufficient information had been submitted to demonstrate safe and suitable access and parking.