The County Planning Committee of Durham County Council met on Wednesday 4 March 2026, where they considered two planning applications. The committee approved an outline application for 156 dwellings in Coundon, despite objections regarding landscape impact and policy conflicts, due to the council's lack of a five-year housing land supply. They also approved a full planning application for 105 dwellings in Thornley, with conditions and legal agreements for developer contributions.

Outline Application for 156 Dwellings in Coundon

The committee approved an outline planning application for up to 156 dwellings, including areas of open space, on land north and west of 3 Westerton Road, Coundon, DL14 8HF. This decision was made despite significant local objections and identified conflicts with the County Durham Plan (CDP) regarding landscape harm and policy conflicts. The approval was largely influenced by the council's inability to demonstrate a five-year housing land supply, engaging the tilted balance of the National Planning Policy Framework (NPPF), which favours sustainable development unless adverse impacts significantly and demonstrably outweigh the benefits.

The application, submitted by Partner Construction Ltd, sought outline permission for development on a greenfield site not allocated for housing in the CDP. A previous application for the same site had been refused in September 2025 due to severe harm to the landscape. However, the current application was presented with an updated assessment of the council's housing land supply, estimated at 4.4 years, indicating a shortfall.

Key Considerations and Arguments:

• Housing Land Supply: The most significant factor influencing the decision was the council's deficit in its five-year housing land supply. This triggered the presumption in favour of sustainable development under paragraph 11(d) of the NPPF.
• Landscape Impact: The council's Landscape Section identified moderate harm at a local level, conflicting with CDP Policies 6 and 39. This was a primary reason for the previous refusal. While the current application aimed to mitigate some impacts through landscaping, the encroachment of built form into open countryside was still considered visible.
• Accessibility and Design: Concerns were raised about the distance to bus stops, resulting in a red score from the Council's Design Review Panel, conflicting with CDP Policy 29. However, officers noted that essential services were within an acceptable walking distance, and the site was considered accessible by sustainable modes of transport.
• Affordable Housing: The proposal included 10% on-site affordable housing, amounting to at least 16 units, with a mix of types including accessible bungalows. This was considered a significant benefit, addressing historic under-supply.
• Biodiversity Net Gain (BNG): The development proposed a BNG of 78%, exceeding the statutory 10% requirement for post-2024 applications. This was considered a moderate benefit.
• Local Objections: 218 objections were received from neighbours, citing concerns about loss of open land, impact on landscape, highway safety, flooding, and infrastructure strain. Councillor Emma Rowland also objected, highlighting the previous refusal reason and neighbour concerns.
• Applicant's Case: Partner Construction Ltd argued that the development offered a unique opportunity to address the housing land supply shortfall, delivering much-needed market and affordable housing, including accessible bungalows. They also highlighted significant economic benefits, including job creation and increased council tax receipts.

Decision: The application was approved subject to conditions and a Section 106 agreement to secure affordable housing, contributions towards education and healthcare capacity, public open space enhancement, and biodiversity monitoring.

Full Planning Application for 105 Dwellings in Thornley

The committee approved a full planning application for the erection of 105 dwellings, comprising 2, 3, and 4-bedroom homes, at Land At Coopers Terrace, Thornley DH6 3DA. The decision included a legal agreement to secure developer contributions towards local infrastructure and services.

Key Considerations and Arguments:

• Affordable Housing Mix: The application was amended to include 8 Discount Market Sale units and 3 Affordable Rent units, a change from the initial proposal of 11 Discount Market Sale units. Councillor Wilkes questioned the low proportion of affordable housing and the lack of bungalows, noting a significant waiting list for housing in Thornley, particularly for bungalows. Officers explained that the mix was based on discussions with Believe Housing and local need for 2-bedroom dwellings.
• Parking and Highways: Concerns were raised by Councillor Wilkes regarding tandem parking, which he stated was against the Council's 2023 Parking and Accessibility Supplementary Planning Document (SPD). He also noted highway issues categorised as red due to road length and lack of turning heads. The Senior Planning Officer clarified that tandem parking was accepted to maximise housing delivery given the need, and the highway concerns related to design rather than safety.
• Infrastructure Contributions: The legal agreement secured significant contributions towards increasing capacity at local nurseries, primary schools, SEND schools, NHS GP surgeries, and public open spaces.
• Brownfield Development: The application was seen as a positive use of a brownfield site.
• Local Need: Councillor Bellingham highlighted the significant need for housing in Thornley and moved for approval. Councillor Wilkes stated he would not support the application due to the perceived inadequacy of affordable rent units and outstanding highway issues.

Decision: The application was approved, subject to conditions and a legal agreement securing affordable housing, financial contributions for education, healthcare, public open space, and biodiversity net gain.

Other Business

The meeting also included standard procedural items such as apologies for absence, confirmation of minutes from the previous meeting, and declarations of interest, none of which required detailed discussion.