The West Planning Committee of Northumberland Council was scheduled to consider a planning application for a new dwelling in Riding Mill and receive an update on Section 106 agreements. The meeting's agenda also included the determination of planning applications and a report on Section 106 agreements.

Determination of Planning Applications

The committee was scheduled to consider planning applications delegated to it for decision. This process involves reviewing applications against the development plan, which includes the Northumberland Local Plan 2016-2036 and the Broomhaugh and Riding Neighbourhood Plan, as well as national planning policy.

Land North of Old Tavern House, Riding Mill, Northumberland, NE44 6DX

A planning application was scheduled for discussion regarding a new build two-storey house with undercroft parking at Land North of Old Tavern House, Riding Mill, Northumberland, NE44 6DX. The application was referred to the committee due to support from the Parish Council and parishioners, which conflicted with the officer's recommendation for refusal.

The proposals involved a two-storey dwelling with undercroft parking on a site fronting the A695. The site is located within a designated service village and adjacent to a Grade II listed road bridge over the railway. The report detailed the proposed materials, including natural slate roof, sandstone, and timber boarding.

Consultee responses included an objection from Highways due to fundamental concerns, and comments from Building Conservation regarding potential harm to the setting of the adjacent listed bridge. Broomhaugh And Riding Mill Parish Council expressed strong support, viewing the site as an eyesore and welcoming the application as a clever solution.

The appraisal of the application highlighted several key considerations:

• Principle of Development: The site is within the settlement boundary of Riding Mill, a service village, and the principle of residential development was considered to align with the Northumberland Local Plan's spatial strategy.
• Heritage, Design and Visual Impact: Concerns were raised about the design, scale, and proportions of the proposed dwelling, particularly the steepness of the roof pitch, which was noted as being out of character with the traditional vernacular of the area. The proximity to the Grade II listed road bridge was also a significant factor. The report stated that the proposed design was deemed to be in conflict with relevant local and national planning policies.
• Impact on Residential Amenity: The report indicated that the plot would not provide sufficient amenity space and parking for the dwelling's future occupants, leading to a conflict with policies regarding adequate garden space and off-road parking.
• Highway Safety: The Council's Highway Development Management team raised objections due to concerns about the restricted layout of the parking and access arrangement, which could lead to unsafe manoeuvres onto the public highway. The proposed parking provision was also considered to impede turning space within the site.
• Ecological Impacts: The County Ecologist raised no objection, subject to conditions, and noted that impacts on protected species were not considered likely.
• Flooding, Drainage and Sewerage: The proposal to use the existing drainage system was considered acceptable.
• Connectivity: A condition was recommended to secure details of proposed full-fibre broadband connections.
• Sustainability Measures: Details of sustainability measures were to be secured by condition.
• Coal Mining Legacy: The site is within a Coal Advice Area, but a standard informative was recommended.

The report concluded that the proposed development would have an unacceptable adverse impact in terms of design, amenity of future occupiers, and highway safety, and therefore recommended refusal of planning permission. The reasons for refusal cited were: incongruous development due to design, scale, and proportions; insufficient amenity space; and significant highway safety concerns.

Section 106 Agreements Update Report

The committee was scheduled to receive an update on the monitoring and collection of Section 106¹ contributions in the planning process. This report provided information on new legal agreements completed during February 2026.

The report listed several new agreements, detailing planning reference numbers, site addresses, and the types and amounts of obligations. These included contributions towards Biodiversity Net Gain (BNG)² monitoring fees, Coastal Mitigation Service (CMS), education, healthcare, highways infrastructure, and open space. One agreement related to a habitat bank at West Forest, Earsdon, to secure the creation, maintenance, and monitoring of habitats.

The report also detailed awards paid from Section 106 contributions, including grants for playing field improvements at Blanchland Village Hall and for the conversion of space at Alnwick Medical Group to create additional clinical capacity.