for sale offers invited former dene valley primary school gurney

FOR SALE
OFFERS INVITED
FORMER DENE VALLEY PRIMARY SCHOOL
GURNEY VALLEY
COUNDON GRANGE
BISHOP AUCKLAND
DL14 8RP
Amounting to 0.54 hectares (1.33 acres) or thereabouts of land
Asset Management, Regeneration and Economic Development,
Durham County Council, County Hall, Durham DH1 5UL
Telephone (03000) 267027
INTRODUCTION The County Council offers for sale 0.54 hectares (1.33 acres) or
thereabouts of land for redevelopment (subject to planning permission).
LOCATION The land is located in Gurney Valley approximately 2 miles from Bishop
Auckland town centre. The City of Durham is located approximately 9 miles to the
north and the towns of Spennymoor, Shildon and West Auckland are all within a 5
mile radius.
THE SITE The site is shown verged red on the plan below and the land comprises of
the former Dene Valley Primary School. The school building has been demolished
with only hard standing areas remaining in its place. The site is relatively flat with a
public footpath running North to South along the western boundary. The old school
brick and steel rail boundary wall remains intact which provides access from the main
road running through Gurney Valley.
TENURE The land will be sold Freehold
SERVICES It is understood that all major services are present within the site. It is
the responsibility of prospective developers to confirm the extent of the services, their
availability and suitability, with the relevant utility service providers. Prospective
purchasers will be responsible for any connection, reconnection or upgrading of any
services necessary to serve the site.
If the prospective purchaser/developer were to redevelop the site he shall be
responsible for providing all drainage connection points and off site infrastructure for
both foul and surface water.
ACCESS Prospective purchasers must make their own enquiries with the Highways
Authority.
COVENANTS The land will be sold subject to all and any existing covenants,
easements, restrictions, wayleaves, rights of way, etc affecting the land. The
purchaser must satisfy themselves in relation to any covenants or other matters
affecting the land.
PLANNING Please refer to the Planning guidance contained within Appendix 1. It is
recommended that any proposals are discussed at an early stage with the relevant
highways and planning contacts listed below to establish suitability.
VAT VAT will not be payable on the purchase price
COSTS The purchaser will be responsible for payment of the vendor's surveyor’s
fees which will be 2.5% of the accepted offer price and all the vendor's legal costs.
VIEWING Possession of these particulars constitutes permission to walk the
property. Any prospective purchasers may enter onto the land at their own risk.
PRICE Offers are invited. Please contact Keith Batey on (03000) 267017 or email
keith.batey@durham.gov.uk.
CONTRACTUAL OBLIGATIONS The purchaser will be required to exchange
contracts within 6 weeks of the draft contract being provided to the purchaser's
solicitor. Contracts to be conditional on planning consent being obtained for
development of the site. The purchaser will be required to submit a planning
application within 4 weeks of acceptance of offer and to complete the purchase within
4 weeks of planning consent being granted.
If the purchaser fails to meet the required timescale, the vendor reserves the right to
withdraw from the transaction without any payment or reimbursement of any fees,
costs or compensation to the purchaser.
If planning consent has not been granted within 6 months of acceptance of offer then
the vendor reserves the right to withdraw from the transaction without any
reimbursement or payments to the purchaser whatsoever (including fees,
compensation, costs, etc).
LOCAL AUTHORITY CONTACTS FOR ADDITIONAL GUIDANCE
Marketing For further information please contact Keith Batey on
Telephone No: (03000) 267017
Planning
(for advice relating to planning policy and development control)
Director of Regeneration & Economic Development
Durham County Council
Planning
Development Management Area Team (South West)
County Hall
Durham
Tel: 03000 261053
Development Management
Telephone: 01388 761 571 Email planningcrook@durham.gov.uk
Planning Policy
Telephone: 03000 261908 or 03000 261923
Highways
(for advice relating to road access, layout & adoption standards)
Director of Regeneration & Economic Development
Durham County Council
County Hall
Durham
DH1 5UQ
Telephone: 03000 263578
Sustainability
Stephen Mcdonald
Regeneration and Economic Development
Durham County Council
County Hall
Durham
DH1 5UQ
Telephone: 03000 265537
MISREPRESENTATION ACT
NOTICE IS HEREBY GIVEN THAT:
These particulars are set out as a general outline only for the guidance of interested
purchasers and do not constitute, or constitute part of, an offer or contract.
All descriptions, dimension, reference to condition and necessary permissions for use
and occupation, and other details are give without responsibility and intending
purchasers should not reply on them as statements or representatives of fact but
must satisfy themselves by inspection or otherwise as to the correctness of each of
them.
No person in the employment of the Vendors has any authority to make or give any
representation or warranty whatever in relation to this property.
The Vendors are not bound to accept the highest or any offer received.
APPENDIX 1- PLANNING ADVICE
The following planning policy advice is supplied in response to a request for
comments on the redevelopment potential of the County Council owned
former Dene Valley School site. This advice has regard to the existing and
emerging national planning policy framework, regional and local policies.
Scope of future redevelopment potential
The site lies beyond defined settlement boundaries for the Dene Valley as
indicated on inset map 3 of the Wear Valley Local Plan (1997). The site is not
allocated for any purpose in the Local Plan and therefore the suitability of any
alternative use must be determined by more general relevant planning
policies.
The site is not been included within the most recent Strategic Housing Land
Availability Assessment. The site is part previously developed land (PDL)
formerly occupied by Dene Valley Primary School and is effectively comprised
of two components: approximately half of the site is previously developed land
previously occupied by the school buildings, half is green field land which
comprised the school playing fields.
The Development Plan policies which would be relevant in this case would be
the saved policies contained in the Wear Valley Local plan (1997):
GD1 - General Development Criteria, ENV1 - Protection of the Countryside,
H3 – Distribution of Development
Despite the location beyond the settlement boundary, where general
residential development is contrary to policy ENV1 and policy H3, the site has
scope to accord with the general principles of development as outlined within
policy GD1. GD1 guides that all new development and redevelopment within
the District should be designed and built to a high standard and should
contribute to the quality and built environment of the surrounding area.
Planning consent will be dependent upon development proposals satisfying,
where appropriate, design criteria indicated in this policy under Design &
setting;
Landscape
and
Environmental
Impact;
Highways
and
Transport.*Refer to page 15 of the Wear Valley District Local Plan (1997) for
full policy Justification.
ENV16 Forests, BE22 Environmental Improvements
The nature of the site is such that development would be best contained on
the half of the site classed as PDL, allowing compliance with saved policies
ENV16 (which encourages the creation of community forests so one of the
benefits of developing that part of the site previously containing the school
buildings would be that the former playing fields could be planted to enhance
the area and meet the policy aspirations) and BE22 subject to the undertaking
of landscaping works and a tree planting scheme. *Refer to page 41 of the
Wear Valley District Local Plan (1997) for full policy Justification.
The developable area of the site (the pdl part) covers about 0.4 Ha. As such it
wouldn’t trigger the need for affordable as set out in the Council’s Strategic
Housing Market Assessment, unless a development proposal comprised 15 or
more units.
H22 - Community Benefit:
On sites of 10 or more dwellings the local authority will seek to negotiate with
developers a contribution, where appropriate, to the provision and subsequent
maintenance of related social, community and/or recreational facilities in the
locality. In relation to this matter see comments below regarding open space.
RL2 - Protection of Existing Provision:
Development which would result in the loss of public and private playing fields
and allotments within or on the edge of the settlements will not be allowed
unless it satisfies scenarios outlined in the policy.
*(Refer to page 98 of the Wear Valley District Local Plan (1997) for full policy
justification).
The Coundon Grange locality falls within the County Durham Open Space,
Sport and Recreation Needs Assessment (OSNA) Area Profile for the Bishop
Auckland & Shildon Area Action Partnership area. The OSNA Area Profiles
provide useful information on the status and quality of the County’s open and
green spaces. There is an under provision for several typologies of open
space shown in the Coundon Grange locality including for play space, parks
and gardens and semi-natural green space. Considering that the key open
space site in the locality adjacent Brockwell Court (OSNA/3/219) already
comprises a range of recreational facilities and is some 600+metres away
from the proposal site it may be more beneficial to the community
(considering the intention to landscape and tree plant the green field
component of the former school site (OSNA/3/266)) to assess the potential for
creating a formal park area with screening and play equipment. The former
site has a GAP score of 0% indicating that little improvements are deemed
necessary whereas the later is an over grown football field and presently of
little value to the community. Improvement of the school site via landscaping
and/or tree planting schemes would satisfy the requirements of policy RL2 this
being considered as appropriate compensation for the loss of a former playing
field.
H24 - Residential Design Criteria:
New residential developments and/or redevelopments will be approved
subject to them satisfying the criteria listed. The criteria include: reflecting
existing local density and character, provision of adequate open space, and
incorporation of adequate and safe access routes both within the
development and out of the development to surrounding areas. *(see page 61
of the Wear Valley District Local Plan (1997) for full policy justification)
RL8 - Improvements to Existing Open Spaces:
The District Council will seek to improve where appropriate areas of public
open space in order to enhance their appearance, where equipment is
provided to improve such equipment to a satisfactory condition in accordance
with current safety standards, and to provide modern changing facilities for
sport. Improvements to the green field component of the site will satisfy the
policy requirements of this policy
T1 - General Policy:
All developments which generate additional traffic will be required to fulfil
Policy
GD1 and:
i) provide adequate access to the developments;
ii) not exceed the capacity of the local road network; and
iii) be capable of access by public transport networks.
Where the Highway Authority requires highway works to be carried out in
order for the proposal to be acceptable, these requirements will be met at the
developers expense, unless:
iv) the Highway Authority has an interest in the development; and
v) other agencies involved are willing to fund the highway works.
Potential development for the site will have ample scope to comply with the
stipulations of this policy. *(Refer to page 113 of the Wear Valley District Local
Plan (1997) for full policy justification).
The Regional Spatial Strategy (RSS) for the North East of England (2008)
also forms part of the development plan for this area. Relevant polices
include:Policy 1 – North East Renaissance – Seeks to encourage sustainable and
inclusive economic growth and deliver sustainable communities
Policy 2 – Sustainable Development – Promotes sustainable development
through, environmental, social and economic objectives.
Policy 3 – Climate Change – Seeks to mitigate and assist in adoption to the
impacts of climate change.22
Policy 4 – The Sequential Approach to Development - sequential approach to
the identification of land for development to give priority to previously
developed land and buildings in the most sustainable locations.
Policy 6 – Locational Strategy – Aims to focus new development within
existing service centres and towns
Policy 7 – Connectivity and Accessibility –Aims to reduce the need to travel
particularly by the private motor car.
Policy 8 – Protecting and Enhancing the Environment – Sets out to ensure
that all developments promote a high quality design that it is sympathetic to its
surroundings
Policy 24 – Delivering sustainable communities – Aims to promote sustainable
development with particular reference to social, environmental
Issues
Policy 28 – Gross and Net Dwelling provision – Sets the targets for dwelling
provision for each Local Authority in the North East.
Policy 29 – Delivering and Managing Housing Supply – Sets targets for
development of Brownfield sites as well as minimum density targets.
Policy 30 – Improving Inclusivity and Affordability – Requires that
development proposals make provision of for a range of dwelling type and
size while making provision for affordable housing.
Policy 32 – Historic Environment – Requires that proposals take into account
the Historic Environment including archaeological interests
Policy 33 - Biodiversity and Geodiversity – Sets out that planning proposals
should ensure the regions ecological and geological resources are protected.
Policy 38 – Sustainable Construction – Requires that planning proposals
minimise energy consumption though their layout and design whilst securing
10% of their energy supply through renewables.
Interpretation of key RSS policies:
Policy 4 – The Sequential Approach to Development – This policy comprises
a priority order (A to D) for the selection of locations for future development:
Part C lends support to future development proposals for this site, it states:
‘Suitable sites in locations adjoining urban areas, particularly those that
involve the use of previously-developed land and buildings’.
Policy 28 – Gross and Net Dwelling provision – Sets the targets for dwelling
provision for each Local Authority in the North East. The site would contribute
towards the future housing land supply and thus aims of this policy.
Policy 29 – Delivering and Managing Housing Supply – Sets targets for
development of Brownfield sites as well as minimum density targets. The site
would contribute towards this target and thus the aims of this policy.
Policy 30 – Improving Inclusivity and Affordability – Any forthcoming scheme
should seek to balance the mix of the existing housing stock in the area so as
to meet the aims of Policy 30.
Policy 33 - Biodiversity and Geodiversity –requires planning proposals ensure
the regions ecological and geological resources are protected. Therefore any
forthcoming scheme should demonstrate that due regard has been taken
where appropriate. No specific ecology issues have been identified.
Policy 38 – Sustainable Construction – Requires that planning proposals
minimise energy consumption though their layout and design whilst securing
10% of their energy supply through renewable sources. Whilst the site falls
beyond the size threshold of this policy this element should be encouraged
wherever possible to be incorporated into any forthcoming scheme.
Site History
The site was formerly occupied by Dene valley School.
Material considerations:
In assessing the proposal against the requirements of the above relevant
policies, it is considered that the following represent the principle material
planning considerations likely to be raised.
Principle of development
The site is not allocated for any purpose in the local plan. The site is
previously developed land beyond the defined settlement limits of the Dene
Valley settlements as indicated on inset map 3 of the local plan. In the
consultation report The County Durham Settlement Study (Dec.2010) Station
Town is assessed as a tier 5 settlement (Small Villages) reflecting it’s very
limited offer of services and facilities nevertheless there may be potential for
small scale residential development. The site is not assessed within the
Strategic Housing Land Availability Assessment so dwelling numbers possible
on the site are not indicated however given the approximate site size the site
could accommodate up to about 13-14 units. Note: Housing numbers will be
dependent on the layout and the house types proposed.
Design/Layout
In respect of a development form, saved policy H24 of the local plan
Residential design Criteria is relevant and specifies that new development will
be required to reflect the scale and character of adjacent buildings and the
area generally, particularly in terms of site coverage, height, roof style,
detailed design and materials.
Highway Safety
Given the likely scale of development on the site, highway access and safety
should not be an issue.
Affordable Housing
Whilst there is no saved local plan policy covering affordable housing
provision the County Council has undertaken a Strategic Housing Market
Assessment endorsed in October 2008. In line with the recommendations of
the Strategic Housing Market Assessment any future development of over 15
dwellings would be expected to provide a minimum of 20% affordable
housing. 80% of which should be affordable rented and 20% intermediate
housing. This is the starting point for any negotiations. If the development
exceeds 15 dwellings then it would be subject to an affordable housing
contribution.
Land Contamination/Unstable Land
Former school and residential area - limited or zero risk of land contamination.
Biodiversity
Policy 33 of the RSS requires that biodiversity assets are protected, this is
replicated within National Planning Policy Statement 9, which sets out that
planning decisions should take into account any biodiversity interest on the
site. It is unlikely that there will be such interest on the developable part of the
site.
Archaeology
Policy 32 of the Regional Spatial Strategy and National Planning Policy
Statement 5 requires development proposals to assess the risk of
archaeological interest, therefore a desk based assessment should be
submitted alongside any planning application.
Flooding / Drainage
The site is not located in an area identified by the Strategic Flood Risk
Assessment. In terms of drainage, methods should be considered to reduce
surface water run off from the site through the use of soak ways and
permeable areas prior to connection to Northumbrian Water apparatus.
Landscaping
New development will be required to incorporate appropriate landscape
features and screening, where required.
Renewable energy / sustainable construction
The requirement for new major development to incorporate 10% of their
energy supply from renewable or low carbon sources, as set out in policy 38
of the RSS is relevant to sites of 10 or more dwellings. Further advice on this
can be obtained from the Council’s Sustainability Officer Stephen McDonald
on 0191 383 3721
Draft National Planning Policy Framework
The Government has just published a new draft National Planning Policy
Framework and this suggests that "..development that is sustainable should
go ahead without delay". It suggests that, in planning for places we should
use the planning system to, amongst other things, enhance our natural and
built environment. A small scale development on this site with accompanying
tree planting would be a means of achieving this goal on a site with access to
some facilities within the local community.
Officer Assessment and Next Steps
Although there are policy constraints to the development of this site bearing in
mind that it is outside the settlement limit, a small scale residential
development on the site is considered acceptable due to the potential benefits
that development can bring. Namely: regeneration benefits to an unattractive
site; economic benefits to local services of new population; and, the
opportunity to improve the former playing field through planting. Any scheme
should be of a high quality with an open permeable layout, with particular
consideration given to the relationship with existing surrounding
developments.
I would encourage any developer considering purchasing the site to engage in
early discussions with planning policy and Development Management
regarding the layout and appropriate densities of the scheme.