NOTICE OF REFUSAL OF PLANNING PERMISSION Town and Country Planning Act 1990 (as amended)

Outline application for the demolition of 20a The Greenway and the erection of up to 160 dwellings, public open space, landscaping and sustainable drainage system. All matters reserved except for means of vehicular access from The Greenway at Land West Of Grendon Gardens, Grendon Gardens, MIDDLETON STGEORGE, DARLINGTON,Is hereby refused planning permission for the following reasons:-

1   The application site is outside of the development limits as identified in the Borough of Darlington Local Plan 1997. The development limits are intended to maintain well defined settlement boundaries and safeguard the character and appearance of the countryside. The proposal is therefore contrary to Policy CS1(Darlington’s Sub-Regional Role and Locational Strategy) of the Darlington Core Strategy (2011), Saved Policy E2 (Development Limits) and Saved Policy H7 (Areas of Housing Development Restraint) of the Borough of Darlington Local
Plan (1997).

2   The proposed development will result in an overall net loss of biodiversity and fails to demonstrate how this harm can be mitigated to secure net gains for biodiversity. The proposal is contrary to Policy CS15 (Protecting and Enhancing Biodiversity and Geodiversity) of the Darlington Core Strategy (2011) and paragraph 170 and 175 of the National Planning Policy Framework (2019).

3   The proposed development will result in significant observed adverse impacts on the existing residents of the Greenway as a result of excessive road traffic noise such that the residents would experience a diminished quality of life due to a change in the acoustic character of the area. The proposal is contrary to Policy CS16 (Protecting Environmental Resources, Human Health and Safety) of the Darlington Core Strategy (2011) and the National Planning Policy Framework
(2019).

4    Insufficient information has been submitted to allow the Local Planning Authority to determine any impact on an identified potential archaeological resource. The proposal therefore does not accord with para 189 of the National Planning Policy Framework(2019) or CS14 (Promoting Local Character and Distinctiveness) of the
Darlington Core Strategy (2011)

5    In the Council’s judgement, there are no other material considerations sufficient to indicate that planning permission should be granted contrary to the development plan.