More than 400 objections by residents over 3 successive applications have plunged the town of Ingleby Barwick, Teeside into disarray over claims it is fit to bursting with houses already.
The area has faced three successive scheme proposals from two different developers, as residents feel their green boundaries are coming under constant attack.
Originally, the town faced complete transformation from a 550-home development by Jersey-based Tiviot Way Investments back in April 2014, but this was thrown out at appeal after Secretary of State Eric Pickles refused the scheme.
Then, on a neighbouring 80 acre plot, a new scheme for 200 homes next to Thornaby Road and a new Free School site, were thrown out by Stockton Council’s planning committee after they felt that local infrastructure could not cope with the potential housing supply.
The developers lodged an appeal on the grounds of non-determination even before it got to the planning committee for consideration.
Steve Barker of consultants Prism Planning, agents for the developer, said the original layout of the 200 homes was based upon previous consultation with Stockton’s planning officers.
However, Councillor Kevin Faulks, of the Ingleby Barwick Independent Society, highlighted “a lack of school places within Ingleby and insufficient doctors”.
“Ingleby Barwick must now be one of the most densely populated housing estates in the country with the least open space or recreation facilities.
“Infrastructure is stretched. Ingleby Barwick is full and creaking at the seams.”
Ingleby independent councillor Ken Dixon warned that 200 extra homes would generate 300 extra vehicles. “We can’t mitigate for it,” he said. “The traffic situation is unbelievable.
Back to the drawing board, back to uncertainty
Prism Planning re-thought options with their client and have now resubmitted a scheme for 65 homes to offer a “range of high quality family accommodation from affordable to executive”. They describe the development as “a distinctive, varied neighbourhood, offering a choice of high quality family homes enjoying parkland environments”.
The scheme will enjoy links to Tees Heritage Trail and provide two access points to a future park.
But the plans have once again been met with a wave of concern from local people.
Councillor, Kevin Faulks has again strongly objected “on the grounds of loss of open green space”, stating: “The land is presently used by many walkers in a popular area of open green space. Again this is over development of a piece of land that would best left as it is.”
The Ramblers’ Association also objected saying: “We recognise that this is an outline application with some matters reserved, but think it would greatly help if developers gave more than a cursory mention to their intentions with respect to existing footpaths/bridleways and their plans.”
The application will be decided at a future date. The decision on whether to grant planning permission or not rests with the Planning Inspectorate.
Second guessing the future can be a fatal error
Ingleby Barwick underlines a classic process that we see again and again here at DevAssist.
Where there is good access to trunk routes adjacent to existing property and you can create further access to plots of easy, green field land, these will always be attractive. Developers will keep coming back with revised schemes until they feel they can get a balance agreed with the planning authority.
In the meantime, the residents are in limbo, caught in the middle of the arguments, fearing their estate streets will be plagued first by construction vehicles and then greater through traffic from new residents finding rat runs.
Solicitors must pay close attention to their clients’ properties in these locales – but how will they know the risks of future change for sure? The typical local authority planning questions won’t answer them and a standard planning search just tells you basic information on schemes, rather than interpreting the future impact on your client.
This is where our DevAssess Report comes in. For just £80 plus VAT, we view the potential development risk through a developer’s eyes, seeing what they could possibly build before it’s even hit the planning authority.
Don’t take a chance and second guess the outcome for your client. Call us today on 01342 890010 or email [email protected] for more information