Delight for objectors as 40 homes proposal is rejected

PROPOSALS to build 40 houses next to the former Startforth Morritt Primary School have been knocked back by planners.
Startforth Barnard Castle Ltd submitted an outline planning application to Durham County Council to develop agricultural land to the north and east of the former school.
The council’s south and west area planning committee met last Thursday (March 23) to make a decision on the plans, which had attracted a host of objections.
Planning officials recommended the application for refusal due to the impact it would have on the character of the landscape and highways issues relating to the vehicular access.
Although the proposed site does not sit within the Barnard Castle conservation area – planners and residents say it must remain undeveloped. Senior planning officer Tim Burnham said: “The development would have a significant harmful effect on the character and appearance of the area. The open land does play a key role in the Barnard Castle conservation area.”
Planning applications to build houses on the land have previously been refused including three in 1984 and one for 35 houses in 1990.
Fears that High and Low Startforth would merge were also made apparent. The applicant suggested that some of the open views could be retained through the site and new landscaping within the site would offset any effects of the development on the landscape.
However it was noted that further landscaping to screen the proposal would reduce the open nature of the site and result in a merger between the two settlements which would be “significantly detrimental”.
Speaking on behalf of the residents of Startforth, Sheila Boaden reiterated their 26 letters of objection, explaining how the development would “ruin the character of the two settlements forever”.
She said: “Here we are in 2017 and another planning application for this site and nothing has changed. This time they are planning to build 40 houses – even more of an impact on the landscape.
“This field is not only an important part of this landscape but it also creates rural separation between High and Low Startforth.”
Cllr John Clare said: “It is not until you see a map that you see how important it is to have a buffer zone.”
With another 162 houses proposed for the area, Ms Boaden said that an extra 40 would mean a 62 per cent increase in Startforth’s housing stock. She added: “When does no mean no?”
Objections were also received from Startforth Parish Council, and the county council’s highway authority, the landscape section and the design and conservation team. Issues such as highway safety, sustainability, privacy, flooding and pollution were raised. Concerns surrounded the site’s two access points – one from Boldron Lane and another from the B6277. Planners warned that intensifying the use of a substandard carriageway and junction on the B6277 which would be “likely to increase the risk of accidents” resulting in “a significant adverse effect on highway safety.”
The applicant had suggested that this access point would not serve the whole development but planners said this could not be guaranteed.
A statement read out by Cllr Ted Henderson on behalf of Cllr Richard Bell said: “I regret to say that following the closure of the primary school there are no local services to support, no school, pub or shops.”
The councillors cast a unanimously refused the plans.