Planning Services

COMMITTEE REPORT

APPLICATION DETAILS

APPLICATION NO: CMA/4/111

FULL APPLICATION DESCRIPTION:

Outline application for the demolition of fire and rescue and ambulance station buildings and the erection of residential units with retention of existing vehicular access (all other matters reserved)

NAME OF APPLICANT: County Durham & Darlington Fire & Rescue Service

ADDRESS:

County Durham & Darlington Fire & Rescue Service Headquarters, Framwellgate Moor, Durham

ELECTORAL DIVISION: Framwellgate Moor & Newton Hall

CASE OFFICER: Peter Herbert, Senior Planning Officer 03000 261391 peter.herbert@durham.gov.uk

DESCRIPTION OF THE SITE AND PROPOSALS

The Site 1. The application site lies to the north of Durham City Centre within the Framwellgate

Moor area. It is currently occupied by buildings associated with County Durham and Darlington Fire & Rescue Service (CDDFRS) operational headquarters which include a fire station with appliance response capacity, offices, garaging and vehicle workshops, ambulance station, firefighting training structures including a 6 storey tower, and communications structures.

2. Approximately 2 ha in area, the site is located in a predominantly residential area. To the north runs Finchale Road, with residential properties beyond. To the south the land drops away sharply to the Aykley Vale residential development, with an area of protected woodland to the south west. To the east lies a housing estate, whilst to the west is further housing that faces High Carr Road. Finchale Road and High Carr Road meet at a crossroads to the north west of the site.

The Proposal

3. CDDFRS is carrying out a significant Estates Improvement Program aimed at modernising its fire stations. This includes the erection of a replacement fire station at Sniperley, and new training facilities at Bowburn, whilst its headquarters are now located within recently built premises at Belmont Business Park.

4. The buildings that occupy the application site are now obsolete for their intended purpose. The majority are old and have a remaining life of five years, with mechanical services already at the end of their useful life. Training activities, which

include the spraying of water, are not compatible with the site’s close proximity to residential properties, whilst the openness of the site to members of the public makes it difficult to render such activities safe. The control building is no longer large enough to accommodate HQ staff numbers, whilst there is a lack of meeting and education space.

5. Outline planning permission is sought for the site’s redevelopment for housing, with

all existing buildings within the site’s boundaries to be demolished. The existing vehicular access from Finchale Road would continue to serve the site, with all other details reserved.

6. A schematic site layout suggests that 64 units could be accommodated within the site. However, a definitive dwelling number has not been applied for at this stage, merely an acceptance of the principle of residential development.

7. The application is reported to the County Planning Committee as it represents a

major development on behalf of a major partner organisation.

PLANNING HISTORY

8. The earliest elements of the CDDFRS Framwellgate Moor Headquarters date from

1956, although has been added to since that time. The premises are now considered to be at the end of their useful life.

9. Planning permission was granted in June 2013 for a new community fire station at Sniperley Farm.

10. Planning permission was granted in July 2013 for a new fire training facility at Bowburn South Industrial Estate.

PLANNING POLICY

NATIONAL POLICY

11. The Government has consolidated all planning policy statements, guidance notes and many circulars into a single policy statement, the National Planning Policy Framework (NPPF), although the majority of supporting Annexes to the planning policy statements are retained. The overriding message is that new development that is sustainable should go ahead without delay. It defines the role of planning in achieving sustainable development under three topic headings – economic, social and environmental, each mutually dependant.

12. The presumption in favour of sustainable development set out in the NPPF requires

local planning authorities to approach development management decisions positively, utilising twelve ‘core planning principles’. The following elements of the NPPF are considered relevant to this proposal.

13. Part 1 – Building a strong, competitive economy. The Government is committed to

securing economic growth in order to create jobs and prosperity, building on the country’s inherent strengths, and to meeting the twin challenges of global competition and a low carbon future.

14. Part 4 – Promoting sustainable transport. Transport policies have an important role

to play in facilitating sustainable development but also in contributing to wider sustainability and health objectives. Smarter use of technologies can reduce the

need to travel. The transport system needs to be balanced in favour of sustainable transport modes, giving people a real choice about how they travel. However, the Government recognises that different policies and measures will be required in different communities and opportunities to maximise sustainable transport solutions will vary from urban to rural areas.

15. Part 6 - Delivering a wide choice of high quality homes. To boost significantly the

supply of housing, applications should be considered in the context of the presumption in favour of sustainable development.

16. Part 7 – Requiring Good Design. The Government attaches great importance to the

design of the built environment, with good design a key aspect of sustainable development, indivisible from good planning.

17. Part 8 – Promoting Healthy Communities. The planning system can play an

important role in facilitating social interaction and creating healthy, inclusive communities. Developments should be safe and accessible; Local Planning Authorities should plan positively for the provision and use of shared space and community facilities. An integrated approach to considering the location of housing, economic uses and services should be adopted.

18. Part 10 – Climate Change. Meeting the challenge of climate change, flooding and coastal change. Planning plays a key role in helping shape places to secure radical reductions in greenhouse gas emissions, minimising vulnerability and providing resilience to the impacts of climate change, and supporting the delivery of renewable and low carbon energy and associated infrastructure. This is central to the economic, social and environmental dimensions of sustainable development.

19. Part 11 – Conserving and enhancing the natural environment. The planning system

should contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes, geological conservation interests and soils; recognising the wider benefits of ecosystem services; minimising impacts on biodiversity and providing net gains in biodiversity where possible, contributing to the Government’s commitment to halt the overall decline in biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures; preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution or land instability; and remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where appropriate.

20. Part 12 – Conserving and enhancing the historic environment. Local planning

authorities should set out in their Local Plan a positive strategy for the conservation and enjoyment of the historic environment, including heritage assets most at risk through neglect, decay or other threats. In doing so, they should recognise that heritage assets are an irreplaceable resource and conserve them in a manner appropriate to their significance.

21. In accordance with paragraph 215 of the National Planning Policy Framework, the weight to be attached to relevant saved local plan policy will depend upon the degree of consistency with the NPPF. The greater the consistency, the greater the weight. The relevance of this issue is discussed, where appropriate, in the assessment section of the report below.

http://www.communities.gov.uk/documents/planningandbuilding/pdf/2116950.pdf (National Planning Policy

Framework)

LOCAL PLAN POLICY: City of Durham Local Plan (2004) 22. Policy E14 – Protection of Existing Trees and Hedgerows – seeks to protect trees

and hedgerows from development that would lead to their loss or damage.

23. Policy E16 – Protection and Promotion of Nature Conservation – seeks to protect and enhance the nature conservation assets of Durham City by, when dealing with development proposals, identifying significant nature conservation interests, avoiding unacceptable harm, providing mitigation and conservation measures where necessary, and opportunities taken to enhance nature conservation through the creation and management of new habitats.

24. Policy E21 Conservation and Enhancement of the Historic Environment – seeks to preserve and enhance the historic environment of Durham.

25. Policy H2 – New Housing Development within Durham City – permits windfall

development of previously developed land within a settlement development of Durham City subject to listed safeguards

26. Policy H12 – Affordable Housing – seeks a fair and reasonable proportion of affordable housing on sites of 25 or more dwellings or one hectare or more in size where a local need exists. Negotiations shall take place with developers to secure appropriate levels of affordable housing, and an appropriate variety of house types and sizes.

27. Policy H13 – The Character of Residential Areas – precludes new development or

changes of use that would have a significant adverse effect on the character or appearance of residential areas or the amenities of residents within them.

28. Policy H14 – Improving and Creating More Attractive Residential Areas – encourages development to respect or enhance the local character, provides high quality design and open space, improvements to the local housing stock.

29. Policy Q8 – Layout and Design Residential Development –aims to create a safe and pleasant environment in which to live.

30. Policy Q15 – Art in Design – encourages the provision of artistic elements in the design and layout of development, with due regard being given to the contribution made to the appearance of the proposal and the amenities of the area.

31. Policy T1 – Traffic Generation – General resists development that would generate traffic levels detrimental to highway safety or residential amenity.

32. Policy U8A – Disposal of Foul and Surface Water – requires satisfactory foul and surface water disposal arrangements as part of development proposals.

RELEVANT EMERGING POLICY: 33. The emerging County Durham Plan is now in Pre-Submission Draft form, having

been the subject of a recent 8 week public consultation, and is due for submission in Spring 2014, ahead of Examination in Public. In accordance with paragraph 216 of the NPPF, decision-takers may give weight to relevant policies in emerging plans according to: the stage of the emerging plan; the extent to which there are

unresolved objections to relevant policies; and, the degree of consistency of the policies in the emerging plan to the policies in the NPPF. To this end, the following policies contained in the Pre-Submission Draft are considered relevant to the determination of the application:

34. Policy 30 – Housing Land Allocations – allocates at H7 the Framwellgate Fire and

Rescue Headquarters site for housing.

35. Policy 31 – Addressing Housing Need – requires all qualifying new housing to provide a percentage of Affordable Housing which is accessible, affordable and meets the needs of those residents unable to access the open housing market.

The above represents a summary of those policies considered relevant. The full text, criteria, and justifications can be accessed at: http://www.durham.gov.uk/Pages/Service.aspx?ServiceId=494 (City of Durham Local Plan)

http://www.durham.gov.uk/pages/Service.aspx?ServiceId=856 (County Durham Plan)

CONSULTATION AND PUBLICITY RESPONSES

STATUTORY RESPONSES:

36. Environment Agency – has raised no objections and considers the proposed

development to be acceptable provided that a condition relating to the provision of a sustainable surface water drainage system is attached to any planning permission. Reference is also made to the submitted Flood Risk Assessment which does not give a definitive route for the disposal of surface water drainage, although it is suggested that a converted watercourse sited 70 m away may be the preferred route. Should this be the case, attenuation of the discharge will be required at the rate of 3.5 litres per second per hectare of the impermeable area of the site. Foul sewage should be discharged into the foul sewer, and the Sewerage undertaker consulted.

37. Northumbrian Water – has raised no objections subject to strict accordance with the submitted Flood Risk Assessment (FRA) and requests that the FRA forms part of the approved documents as part of any planning approval and the development be implemented in accordance with this document.

38. Highway Authority – offers no objections. Taking into account the trips generated by

the existing occupants of the site, it is considered that those predicted to be generated by approximately 64 houses would not have any significant additional impact on the capacity of the local road network. The use of the existing access for this level of traffic is also considered acceptable in terms of visibility. Six houses are shown taking access directly from Finchale Road. This is considered to be acceptable as there are already driveways along this stretch of road. Site access and internal roads would be required to be constructed to adoptable standards

INTERNAL CONSULTEE RESPONSES:

39. Spatial Policy –raise no objections to the proposal. The principle of developing the

site for housing would be supported by the existing or emerging development plan. The site has been identified as a housing allocation in the ‘Pre-Submission Draft’ of the Local Plan as the site represents a sustainable location for housing. The NPPF seeks to boost significantly the supply of housing, and this land has been identified as a key site which is critical to the delivery of the housing strategy over the early part of the Plan period.

40. Design and Conservation – support the basic principle of the development of this site for housing and the schematic design approach suggested. This is considered to have responded to the irregular shape of the site. However, notwithstanding that the submitted layout is only illustrative, it is observed that the unit to plot size is relatively dense with little open space. A number of design opportunities present themselves, including the creation of an entrance feature, focal points at principle road junctions, reduced density, green street frontages, a reduction in integral garages and the inclusion of detached and attached garages, and the creation of street frontage that avoids gables and side fences presented to the road.

41. Landscape – draw attention to important trees peripheral to the site, and in particular a mature copse to the west which is protected by a Tree Preservation Order. Whilst recognised that the submitted layout is merely illustrative, there is a concern that gardens would be relatively small and could be shaded by trees, causing pressure for their pruning and removal. Consideration should therefore be given to a layout that reduces these potential conflicts, with one solution being to run internal access roads along the woodland edges rather than having gardens backing onto them.

42. Archaeology – raise no objection to the principle of the proposal. The submitted Historic Environment Assessment has concluded that identified designated heritage assets within 1km of the site would not be harmfully affected, and that there are no concerns regarding significant buried remains of archaeological value. However, it is requested that consideration be given to the retention of the control room block facing Finchale Road which is an iconic building and non-designated heritage asset. At the very least, a full record of significant buildings on the site should be made.

43. Ecology – have no objection, considering the submitted Bat Risk Assessment and Survey with Wider Protected Species Assessment to be satisfactory, subject to specific elements of the assessments secured through condition.

44. Environment, Health and Consumer Protection – request planning conditions to be

attached in respect of hours of work, the burning of materials, dust control, noisy activity restrictions and plant and machinery operation.

45. Sustainability – consider that the site is highly sustainable in terms of good access to

community services and facilities, accessibility to employment opportunities, and making use of previously developed land.

46. Access and Public Rights of Way – raise no objections stating that there are no registered or claimed public rights of way within or abutting the site.

PUBLIC RESPONSES:

47. The application has been advertised in the press and by site notices, and those living closest have been individually consulted.

48. One letter has been received from residents of a property on Finchale Road. Whilst

broadly content with the proposal, attention is drawn to the submitted Transport Statement’s contention that there are footways on all parts of the road network in the area, and these have a system of street lighting. Consequently pedestrian journeys are easy in the general area of the site. This is considered to be incorrect as several busy roads in the area, including Finchale Road and High Carr Road, are difficult to cross, a situation that would be made worse should housing development replace the fire station, particularly as the number of pedestrians, including children, using local footpaths would increase. It is requested this be taken fully into account.

APPLICANTS STATEMENT:

49. This proposal is said to be compliant with the Development Plan as far as it is up to

date, and there are significant material considerations, including the clear expectations of the NPPF, that weigh in favour of the grant of planning permission.

50. It is stated further that there are no valid reasons why the development would result in harm that could, under any circumstances, be considered to significantly or demonstrably outweigh the benefits of approving the proposal.

51. In policy terms the site is within the defined urban area of Durham and is not allocated for any specific purpose in the current Development Plan. Additionally, the site is in a sustainable location and accessible by a choice of means of transport other than the private motor vehicle. The site is within walking distance of primary schools, secondary schools, local shops and a good range of existing and potential employment opportunities.

The above represents a summary of the comments received on this application. The full written text is available for inspection on the application file which can be viewed at http://spatial.durham.gov.uk/dcs/DetailMain.asp?appid=2881&AppRef=CMA%2F4%2F111&Category=All&Status=All&Appeal=All&District=All&Month=All&Year=All

PLANNING CONSIDERATIONS AND ASSESSMENT

52. Having regard to the requirements of section 38(6) of the Planning and Compulsory

Purchase act 2004, the relevant Development Plan policies, relevant guidance and all other material considerations, including representations received, it is considered that the main planning issues in this instance relate to the principle of development, visual impact, access and traffic, effect upon neighbouring residential amenity, and affordable housing.

Principle of Development

53. The application site contains a well-established Fire and Rescue HQ that is in a

deteriorating condition and no longer capable of fulfilling its role. The proceeds of its sale will be invested in new Fire and Rescue facilities, including a Community Fire Station at Sniperley, and a training facility at Bowburn, both of which have recently received planning permission.

54. The site lies in a residential area within the Durham settlement boundary. Policy H2 of the Local Plan allows for new housing on previously developed land in such a location. Significant weight can be attached to this. The site has also been allocated for housing within the emerging County Durham Plan, although, only limited weight can be attached to such a designation at this stage. The site lies in a sustainable location within easy access, via a choice of transport modes, of community services and facilities at Framwellgate Moor Front Street to the north and Finchale Road to the north east. It also enjoys easy access to services and facilities in the city centre, and to a variety of employment opportunities.

55. Therefore, in principle, this proposal is in line with the NPPF aspiration to boost the supply of housing in sustainable locations and is considered to meet the objectives of Policy H2 of the Local Plan. The re-use of the site for residential development would also be consistent with Policy 30 of the emerging County Durham Plan, although it is recognised that this can only be given limited weight.

Visual Impact

56. Although only indicative plans have been submitted at this time illustrating how the

site might be developed, with the suggestion that it could accommodate 64 two storey units of a 3-4 bedroom mix, it has been satisfactorily demonstrated that the site could, in principle, be developed for housing in an acceptable manner without prejudicing the residential amenity levels of those living close by. The visual impact of houses in this location has the potential to be preferable to a Fire and Rescue HQ, with its attendant commercial buildings and activities.

57. Design and Conservation officers consider the site offers a number of design opportunities, including lower density and more open space, an entrance feature, focal points at key road junctions and greener frontages, and these can be addressed at the detailed planning application stage. In the event that open space is not provided on site, the outline permission would be subject to an obligation in the Section 106 Legal Agreement to require the provision of a financial contribution towards the provision or improvement of open space elsewhere. Landscape officers draw particular attention to important trees on the edge of the site, a need to avoid putting pressure on them by building too close, and opportunities offered by these trees as design elements.

58. However, and on balance, this proposal is viewed as an opportunity to enhance the appearance of this site by replacing ageing commercial buildings and structures with sensitively designed housing. Accordingly the objectives of Policies Q8, H13 and H14 are considered to have been met.

Access and Traffic 59. The only development detail submitted as part of this application is that of vehicular

access, it being the intention to use the existing site access from Finchale Road. This is considered to be acceptable by the Highway Authority, and the local road network is judged to be capable of safely accommodating the level of traffic anticipated to be generated by the proposed housing development, having factored in traffic levels already associated with the Fire and Rescue Headquarters. The objectives of Policy T1 of the Local Plan are therefore considered to have been met.

60. Concerns regarding difficulties experienced in crossing Finchale Road and High Carr Road are acknowledged, and have been taken fully into account by the Highway Authority. This situation occurs at peak times, but the road network is so sensitive that the installation of an additional traffic light controlled pedestrian crossing would cause tail backs across existing road junctions. It remains the case, as stated in the submitted Transport Statement, that there is a good and lit footpath network in the area, and it is not predicted that additional housing in this location would harmfully impact on this.

Residential Amenity

61. Measured against the levels of commercial activity currently carried out on the

application site, which includes fire appliance and ambulance movements, fire and traffic collision rescue training, and attendant staff vehicle traffic, the amount of housing proposed is unlikely to diminish levels of residential amenity those living nearby can reasonably expect to enjoy. Indeed, from a visual standpoint, an opportunity is now available to positively improve residential amenity.

62. Its development for residential purposes is therefore a more benign neighbour to existing housing than a Fire and Rescue Headquarters with such associated

activities as fire fighter training. It is also significant that only one a letter of concern has been received. The objectives of Local Plan Policies H13, H14 and Q8 are again considered to have been met.

Affordable Housing 63. The provision of affordable housing where a need has been identified is encouraged

through the NPPF. The County Durham Strategic Housing Market Assessment (SHMA) update report was completed in July 2013 and supplies the evidence base for 20% affordable housing across the Central Durham Delivery Area. The requirement reflects an up to date needs assessment. Policy 31 of the emerging Local Plan identifies housing schemes of 15 dwellings or 0.5 ha or more where such an affordable housing provision should apply. In addition, Policy H12 of the Local Plan requires seeks affordable housing as part of residential schemes such as this.

64. A viability appraisal has been submitted with the application which seeks to

demonstrate that the proposed scheme is only able to withstand a 10% affordable housing provision. The appraisal argues that, were 20% affordable housing provided the residual residential land value would be at, or less, than the site’s current use value, taking fully into account construction costs and house builder reasonable profit expectations. Thus the site would not be viable to come forward for residential development, although it remains the case that 1% of the build cost would be allocated for art. The capital receipt from the sale of the site with residential planning permission would be invested in new Fire and Rescue services, in particular the Sniperley and Bowburn projects for which planning permissions are in place.

65. The viability assessment’s findings are broadly accepted, having been analysed by the Council’s Assets and Spatial Policy officers. In this instance a 10% provision is considered to be at a level which allows development to proceed without viability being threatened. In addition, account has been taken of the broader community benefits that would result from the proceeds of the sites sale being reinvested in CDDFRS projects with the County. Therefore, and on balance, the overarching objective of the NPPF in terms of providing an element of affordable housing in order to address an identified need, based on an up-to-date assessment. Accordingly, it is considered that whilst below the level recommended in the SHMA and reflected in Policy 31 of the emerging plan, the level of provision is nonetheless considered acceptable in these particular circumstances.

Other matters 66. The applicants have indicated a willingness to enshrine within a Section 106

Agreement that 1% of build cost would be allocated towards artistic elements within the scheme. Therefore the objectives of Policy Q15 of the Local Plan are considered to have been addressed.

67. Consideration has been given by both the Design and Conservation officers and the

applicants to Archaeology officers’ request concerning the retention of the core control room building facing Finchale Road. Design and Conservation do not consider the building to be of such architectural merit, or making such a contribution to the character and appearance of the area as a non-designated heritage asset, to justify the insistence that it be retained. Similarly, the applicants are of the view that the building’s retention would seriously prejudice the viability of the land as a housing site. However, the applicant has agreed to fully record key buildings prior to demolition.

68. The Ecology Section has assessed supporting ecological information and raise no concerns regarding harmful impact of housing in this location upon protected species, subject to recommended measures taking place. The objectives of Policy E16 of the Local Plan are therefore considered to have been met.

69. The submitted Flood Risk Assessment’s findings and recommendations have been accepted by the Water Authority and Environment Agency subject to appropriate planning conditions. The objectives of Policy U8A of the Local Plan are therefore considered to have been met.

70. Whilst this development proposal is considered to be entirely compatible with residential amenity levels of those living close by, the potential for disruption from construction works have been addressed by planning condition to restrict working hours. The objectives of Policy H13 of the Local Plan are therefore considered to have been met.

CONCLUSION

71. The principle of developing this site for housing is supported by both existing and

emerging development plan policy, according with Local Plan Policy H2 and being consistent with Policy 30 of the emerging County Durham Plan.

72. The site is in a highly sustainable location close to local community facilities and services, and its development offers an opportunity to enhance the character and appearance of the area through careful housing design and layout. The vehicular access is considered to be suitable for the level of traffic anticipated to be associated with such housing, and the replacement of the Fire and Rescue Headquarters by a more benign land use is judged to be positive. The provision of a reduced level of affordable housing has been justified by a robust viability statement, and it is accepted that the wider community benefits which will result from the capital receipt from the land sale being used to help fund improve Fire and Rescue facilities within County Durham outweighs the disbenefits of a reduced affordable housing provision.

73. The proposed development is considered to accord with the relevant policies of the

Local Plan and meet the aims of the NPPF.

RECOMMENDATION

That the application be APPROVED subject to the completion of a legal agreement pursuant to Section 106 of the Town and County Planning Act 1990 to secure:

• A 10% affordable housing provision;

• 1% of build cost towards artistic provision; and,

• A 30 sq m per dwelling open space provision on site. Should this not be possible the payment of £1000 per dwelling for off-site open space provision, or existing off-site open space enhancement.

And subject to the following conditions:

1. Application for approval of reserved matters must be made not later than the expiration of three years beginning with the date of this permission and the development must be begun not later than the expiration of two years from the final approval of the reserved matters, or in the case of approval on different dates, the date of approval of the last of the reserved matters to be approved.

Reason: Required to be imposed pursuant to Section 92 of the Town and Country

Planning Act 1990, as amended by the Planning and Compulsory Purchase Act 2004.

2. Approval of the details of layout, scale, appearance and landscaping of the site

(hereinafter called "the reserved matters") shall be obtained in writing from the Local Planning Authority before any development is commenced. Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

3. The development hereby approved shall be carried out only in accordance with the approved plans and specifications contained within following documents:

Existing Site plan – OS Map (Showing access) Reason: To ensure that a satisfactory form of development is obtained in accordance with Policies E14, H2, H13 and Q8 of the City of Durham Local Plan 2004.

4. No development shall take place until a surface water drainage system for the site,

based upon sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

Reason: To prevent the increased risk of flooding, both on and off site in accordance with the objectives of Policy U8A of the City of Durham Local Plan

5. Development shall be carried out in strict accordance with the submitted Flood Risk

Assessment (Roberts Environment Limited Ref: 130404.04.R.001) including, but not restricted to, that no surface water shall be discharged to the public sewer and foul water shall be restricted to 2.94 litres per second and discharged into manholes 5201 and 4105.

Reason: To prevent the increased risk of flooding, both on and off site in accordance with the objectives of Policy U8A of the City of Durham Local Plan

6. Demolition works and associated ‘on site’ operations shall not commence before

0800 hours and shall cease at or before 1800 hours on Monday to Friday inclusive (excluding Bank Holidays). Demolition works and associated ‘on site’ operations shall not commence before 0800 hours and shall cease at or before 1300 hours on Saturdays. Demolition works and associated ‘on site’ operations shall not take place on Sundays or Bank Holidays.

Reason: In the interests of residential amenity in accordance with the objectives of Policy H13 of the City of Durham Local Plan

7. Prior to their demolition, a full recording of the control room, drill tower and breathing

apparatus gallery (external and internal including photographs) shall be made and submitted to the local planning authority as a social history record.

Reason: In the interests of recording a non-statutory heritage asset in accordance with the objectives of Policy E21 of the City of Durham Local Plan.

8. The recommendations contained within Section F (Mitigation and Recommendations) and Appendix 3 (Method Statement) of the submitted Bat Risk Assessment and Survey with Wider Protected Species Assessment Report 2 Final August 2013 (E3 Ecology Ltd) shall be carried out in full. Reason: To meet the objectives of Policy E16 of the City of Durham Local Plan.

STATEMENT OF PROACTIVE ENGAGEMENT

The Local Planning Authority in arriving at its decision to support this application has, without prejudice to a fair and objective assessment of the proposals, issues raised, and representations received, sought to work with the applicant in a positive and proactive manner with the objective of delivering high quality sustainable development to improve the economic, social and environmental conditions of the area in accordance with the NPPF. (Statement in accordance with Article 31(1) (CC) of the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012.)

BACKGROUND PAPERS

• Submitted application forms, plans supporting documents and subsequent information provided by the applicant

• The National Planning Policy Framework

• City of Durham Local Plan 2004

• The County Durham Plan (Pre-Submission Draft)

• Statutory, internal and public consultation responses

Planning Services

Outline application for the demolition of fire and rescue and ambulance station buildings and the erection of residential units with retention of existing vehicular access (all other matters reserved) at County Durham & Darlington Fire & Rescue Service Headquarters, Framwellgate Moor, Durham (CMA/4/111)

This map is based upon Ordnance Survey material with the

permission o Ordnance Survey on behalf of Her majesty’s Stationary

Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead

to prosecution or civil proceeding.

Durham County Council Licence No. 100022202 2005

Comments

Date 7 January 2014 Scale 1:2500