Green light for Sniperley Park bids

Housebuilder Bellway will start work this year on its section of a 1,700-home masterplan after an appeal verdict was handed down in its favour.

Three appeals for the project, near Pity Me, were made by Bellway Homes, and a fourth by County Durham Land LLP, on the grounds of non-determination by Durham County Council, with Lichfields advising the applicants.

These appeals were recovered for the secretary of state’s determination in January this year, and subsequently were considered at an inquiry by planning inspector Helen Hockenhull.

On behalf of the secretary of state, housing minister Matthew Pennycook has now issued a decision, in which he agrees with the inspector that consent should be granted in all four cases.

Appeal A refers to the Co Durham Land appeal, the other three are the Bellway applications.

The appeals:

• Appeal A: demolition of existing buildings adjacent to B6532 and outline planning permission for up to 1,550 homes, local centre facilities, pub and primary school. Planning reference: DM/22/03712/OUT (14 December 2022)
• Appeal B: outline planning application for up to 370 dwellings, an extension to the Sniperley park & ride, demolition of former farm buildings and associated infrastructure works. Planning reference: DM/23/00591/OUT (15 February 2023)
• Appeal C: conversion of existing farm buildings into four homes, a project that also includes a farm shop and cafe. Planning reference: DM/22/03686/FPA (13 December 2022)
• Appeal D: hybrid planning application, comprising outline consent for an extension to the Sniperley park & Ride, and full consent for 368 homes, associated access and works and demolition of former farm buildings. Planning reference: DM/22/03778/FPA (13 December 2022).

Since the appeal process was started, there has been progress on the park & ride element, with Durham using Transforming Cities Fund cash to buy land from Bellway in January to allow it to take on the expansion itself, the local authority now having consent to expand by 262 parking spaces.

Although non-determination formed the grounds for appeal, Durham provided putative reasons for refusal, centring on a need for more information on provision and timing of infrastructure and services, also requesting more on education and pitch provision.

Relevant planning guidance in this case comes from the County Durham Plan, adopted in 2020, and the Witton Gilbert Neighbourhood Plan, made in 2019.

Each of the applications refer to sites within the Sniperley Park masterplan developed by the local authority, advised by LDA Design, and guided by dialogue with landowners and site promoters – the only three owners of land are the council, Bellway and CDL. in all, the desire is for Sniperley Park to provide 1,700 homes, with other features including a 62-acre linear park.

The process of advancing sustainable housing at the site was examined in public, with the land removed from the Green Belt.

The date for determination set for the largest application, the CDL project, was 7 April 2023, with no agreement reached between the council and applicant for an extension.

The planning inspector concluded that applications A, B and D had been comprehensively masterplanned. Although the schemes are linked, the inspector’s view was that even if the Bellway scheme – B and D effectively representing two versions of the same proposal – were to be delayed, Application A could proceed, and vice versa.

Miles Crossley, land director for Bellway North East, said: “This decision will pave the way for the construction of hundreds of new energy-efficient homes which will help meet the significant need for new housing in Durham.

“Our development, which will be known as DH1, will be a sustainable and desirable place to live, with carefully designed homes set within tree-lined avenues and wide-open natural green spaces and play areas on the doorstep.

“There will be 92 affordable homes within this first phase of the development. Across the wider project, 25 per cent of all homes will be designated as affordable.

“Many homes within the development will feature air source heats pumps and PV solar panels, delivering significant reductions in carbon emissions and energy bills for residents.”

Bellway said that across the applications, the developers will invest almost £5m in infrastructure, this figure covering the primary school and nursery; extending an existing secondary school; a new healthcare facility; and transport improvements including new bus routes, cycle paths, footpaths and highways infrastructure.

Play facilities and allotments will also be introduced.

The DH1 project will feature 19 acres of public open space, Bellway said. Construction is expected to begin later this year.