 |
|
|
| |
|
| 10 |
COMMUNITY FACILITIES |
| |
|
| |
INTRODUCTION |
| 10.1 |
This Chapter deals with those community
services, which have land use implications during the Plan period.
It contains Policies on land and buildings for the health service,
education and general community use. |
| |
GENERAL BACKGROUND |
| |
Health |
| 10.2 |
The City of Durham benefits from a broad
range of services catering for the health and well being of its residents.
These include three hospitals (Dryburn, Earls House and The County),
15 doctor's practices and 14 dental practices. Following the redevelopment
of Dryburn by the North Durham Acute Hospitals Trust to create a new
District General Hospital, it is not envisaged that there will be
any new major health facility provided in the District during the
Plan period. Both Earls House Hospital and The County Hospital will
continue to provide care and rehabilitation for patients suffering
from mental illnesses. In June 1997 outline planning approval was
granted for the erection of a 39 bed metal health facility at Earls
House Hospital. |
| 10.3 |
In recent years there has been a growth
in the number of residential care (both low and high dependency) and
nursing homes in the City. It is anticipated that demand for these
type of facilities will continue through the Plan period. |
| |
Education |
| 10.4 |
There are many educational establishments
within Durham which cater for a wide range of needs. These include
four nursery schools, seventeen primary schools, four comprehensive
schools, one Roman Catholic comprehensive school, one Sixth Form Centre,
four private schools, one higher and two further educational establishments
(Durham University, New College Durham and Houghall Agricultural College).
There are also special educational needs centres at Aykley Heads and
Trout Lane. Finchale Training College provides for the rehabilitation
and training of adults with disabilities and special needs. |
| 10.5 |
Durham County Council, in its capacity
as Education Authority, has indicated that during the Plan period
it hopes to rationalise certain educational facilities within the
City, including the establishment of Durham Johnston Comprehensive
School on a single site at Crossgate Moor. It has also confirmed its
intention to dispose of land which has become surplus to requirements
and Policy R4 of the Plan seeks to address this issue. |
| 10.6 |
The Council recognises the problem of
overcrowding in schools and would seek to encourage the County Council
to address this issue by providing permanent structures to meet the
long-term requirements of the particular educational establishment.
The continued use of temporary, demountable portable buildings as
classrooms beyond their life expectancy is unsatisfactory and new
permissions should, unless unavoidable be strictly temporary. |
| 10.7 |
The special contribution of the University
of Durham to the vitality of the City and its local economy is recognised
by the Council and reference has been made to this in the Employment
Chapter. At the start of the academic year 1998/99 there were 8,964
full-time and 1,368 part-time students in attendance at the University.
During the early 1990's the University completed major extensions
to a number of its colleges including Collingwood, St Aidan's and
St Mary's. It has also commenced the development of a new 600 bed
college at Howlands Farm. Phase 1 of that development was completed
in autumn of 1998 providing a Graduate facility containing 192 study
bedrooms. |
| 10.8 |
New College Durham, which at the start
of the academic year 1998/99 had 2,000 full-time and 8,000 part-time
students in attendance, currently seeks to consolidate its two sites
at Nevilles Cross and Framwellgate Moor into one campus based at Framwellgate
Moor. It is not envisaged that there will be any substantial increase
in the number of students attending the college during the Plan period. |
| 10.9 |
Houghall Agricultural College, which at
the start of academic year 1998/99 had 316 full-time and 351 part-time
students in attendance has recently merged to become East Durham and
Houghall Community College in order to safeguard its future as a small
specialist institution. It is set within the Area of High Landscape
Value and the Green Belt adjacent to the A177 on one of the main approaches
to the City. It is currently undertaking an appraisal of its existing
resources (college campus, horticultural unit and Houghall Farm) in
order to formulate a development strategy over and beyond the Local
Plan period. It is not envisaged that there will be any substantial
increase in the number of students attending the college during the
Plan period. |
| 10.10 |
Finchale Training Centre which is located
in the Green Belt north of Brasside currently has a total of 500 full-time
and part-time students attending a variety of specialist rehabilitation
and related training courses. It is not envisaged that there will
be any substantial increase in the number of students attending the
college during the Plan period. |
| |
Community Centres |
| 10.11 |
Community centres are an important focus
for neighbourhoods and villages throughout the District by providing
a local meeting place and offering facilities for individuals, clubs
and societies. There are 20 Community Centres in Durham ranging in
scale from former miners welfare buildings (eg. Bearpark, Brandon
and Bowburn) to modern small purpose built centres (eg. Ludworth and
Quarrington Hill). |
| |
Local Centres |
| 10.12 |
Reference has already been made in the
Shopping Chapter to the fact that the local centres identified in
Policy S4 contain services and facilities other than shops, which
help to make them focal points for the local community. Existing medical
and social facilities are often associated with local centres and
it is important that these non-retail uses and functions are protected
from being displaced by new shopping development. |
| |
LOCAL PLAN OBJECTIVES |
| 10.13 |
The Council's objectives for community
facilities, to be pursued through the Policies and Proposals contained
in this Chapter of the Plan, are: |
| |
- to encourage and promote the provision of a range of the highest
quality health, educational, social and general community facilities
to meet the needs of the residents of the City of Durham;
- to retain and improve existing social and community facilities
within the City of Durham;
- to facilitate the redevelopment of Dryburn as a new District
General Hospital;
- to support the development needs of Durham University and the
other centres of higher and further education in a manner which
respects the character and environmental sensitivity of that part
of the District in which they are located.
|
| |
POLICIES |
| |
HEALTH |
| |
Redevelopment of
Dryburn Hospital |
|
|
| |
| POLICY C1 |
DEVELOPMENT OF THE DRYBURN HOSPITAL
SITE, ON THE THREE SPECIFIC AREAS SHOWN ON THE PROPOSALS MAP,
WILL BE PERMITTED AS FOLLOWS:- |
| |
AREA (A) NEW HOSPITAL SITE: |
| |
(i) |
EXTENSIONS TO THE
NEW HOSPITAL WILL BE OF A SCALE AND MATERIALS THAT COMPLIMENTS
THE EXISTING BUILDINGS, AND; |
| |
(ii) |
ANY LOSS OF ON-SITE PARKING FACILITIES
RESULTING FROM NEW BUILDINGS WILL BE REPLACED BY APPROPRIATE
ON-SITE PROVISION AND ADDITIONAL PROVISION, IN ACCORD WITH POLICY
T10. |
| |
AREAS (B) & (C) LAND SOUTH OF NEW
HOSPITAL (5 HECTARE SITE): |
| |
(i) |
DEVELOPMENT FOR OFFICE (CLASS
B1), HOTEL, LEISURE, HOSPITAL AND HEALTH RELATED FACILITIES
(INCLUDING DOCTORS AND NURSES ACCOMMODATION), AND COLLEGE/STUDENT
ACCOMMODATION, OR AN APPROPRIATE MIXTURE OF THESE USES. |
| |
AREA (C) SOUTHERN PART OF LAND
SOUTH OF NEW HOSPITAL (2.6 HECTARE SITE): |
| |
(i) |
IN ADDITION TO THE USES DEFINED
IN (B) & (C)(i), ABOVE, HOUSING DEVELOPMENT WILL ALSO BE PERMITTED
ON ALL OR PART OF THIS SITE. |
| |
IN ALL CASES PROPOSALS SHOULD NOT
HAVE A DETRIMENTAL IMPACT ON THE SETTING OF THE WORLD HERITAGE
SITE, IN ACCORDANCE WITH POLICY E3; SHOULD NOT GENERATE TRAFFIC
WHICH WOULD HAVE A DETRIMENTAL IMPACT ON THE EXISTING ROAD NETWORK
AND HIGHWAY SAFETY; SHOULD NOT HAVE A DETRIMENTAL IMPACT ON
THE AMENITIES OF OCCUPIERS OF NEARBY OR ADJOINING LAND OR PROPERTY;
AND SHOULD PROTECT EXISTING LANDSCAPE FEATURES AND INCORPORATE
A HIGH STANDARD OF NEW LANDSCAPING IN THE OVERALL DESIGN AND
LAYOUT IN ACCORDANCE WITH POLICY Q5. |
 |
|
|
|
|
|
| |
Justification |
| 10.14 |
The North Durham Health Care NHS Trust
is completing the replacement of Dryburn Hospital on land to the north
of the existing buildings, but within the same overall site, to create
a new District General Hospital (DGH) to serve North Durham. The southern
part of the existing site, occupied by various wards, the A&E Unit,
and a temporary car park, has been declared surplus to requirements
by the Trust once the new DGH is completed. |
| 10.15 |
The Trust has formally indicated the combination
of the new DGH (with potential to expand) and the other sites in its
ownership will provide sufficient flexibility to accommodate its needs
for the foreseeable future. The County Durham and Darlington Priority
Service NHS Trust has also confirmed that in the context of future
capital developments in Durham, it does not need any land on the Dryburn
site, since there are no clinically relevant services which would
require to locate there. As such, there is no specific justification
to reserve the site for other health related or high dependency care
facilities. |
| 10.16 |
In assessing any development proposals
for the site, the Council will take into account the impact upon the
setting of the World Heritage Site, upon the existing road network
and highway safety, upon the amenity of occupiers of adjoining land
and property, and, upon existing landscape features. Proposals that
have a significant adverse impact on any of these will be resisted. |
| 10.17 |
For the purpose of land uses, the whole
of the former Dryburn Hospital site is divided into three specific
areas. Detailed issues relating to these are set out below. |
| 10.18 |
Road/junction improvements in the vicinity
of the sites may be required in accordance with Department for Transport
Policy as set out in Appendix 7 of the Plan. |
| |
Area (a) : the Site of
the New Hospital |
| 10.18A |
In the area being developed for the new
hospital any future expansion should be designed to retain the unity
of design of the existing building. Any loss of on-site parking, resulting
from new buildings, should be replaced to the requirements of the
Highway Authority. This could be achieved by putting any additional
parking areas on the site of buildings remaining from the old hospital
(but not including the Grade II Listed Dryburn House which must be
retained), uses within these buildings then being transferred into
the extension to the new hospital. |
| |
Areas (b) & (c): site
of former hospital and site of temporary car park |
| 10.18B |
These two sites cover about 5 ha and represent
a major development site, comprising previously developed land, in
a location well related to public transport routes and the railway
station. Part of area (c) has previously been the subject of a proposal
for a hotel (although the planning application was withdrawn). Such
a use, would still be an appropriate option on these sites. The sites
also offer opportunities for B1 office development, thereby enhancing
and reflecting the employment opportunities that exist in this part
of Durham City. Notwithstanding the comments above regarding the lack
of need for health service related uses, they need not be ruled out.
As such, hospital and health related uses (including, for example,
Doctors and Nurses accommodation) would be an appropriate land use.
The possible future needs of the University are unclear. The size
of the site is such that it has the potential to accommodate University/College
related uses, for example, student residential units or other college
related facilities, and these would also be appropriate. |
| |
Area (c ): Site of Temporary
Car Park |
| 10.18C |
This area, for the most part to the south
of a tree belt running across the site, comprises the temporary car
park and covers about 2.6 ha. The site is within walking distance
of the railway station, town centre and employment opportunities in
the area. It is adjacent to good public transport provision and community
facilities. As such, and in addition to the uses set out for both
sites (b) and (c ), Site (c) is an appropriate location for residential
development. Any detailed proposal for housing on the site should
seek to minimise any possible conflict with potential and existing
neighbouring uses, and should seek to create a form of development
to complement the good quality residential areas nearby. The inclusion
of residential development as an option on Site (c) reflects the positive
approach to help to create mixed use areas, as advocated in Planning
Policy Guidance Note 3, Housing. |
| |
Health Centres, Surgeries
and Clinics |
|
|
| |
| POLICY C2 |
PLANNING PERMISSION WILL BE GRANTED
FOR THE DEVELOPMENT OF HEALTH CENTRES, DOCTORS AND DENTAL SURGERIES
AND OTHER CLINICS WITHIN SETTLEMENT BOUNDARIES PROVIDED THAT
SUCH A PROPOSAL: |
| |
1. |
IS WELL RELATED TO RESIDENTIAL
AREAS; AND |
| |
2. |
WOULD NOT HAVE A DETRIMENTAL
AFFECT UPON THE AMENITY OF OCCUPIERS OF NEARBY AND ADJOINING
PROPERTIES OR ON HIGHWAY SAFETY; AND |
| |
3. |
IS LOCATED CLOSE TO PUBLIC TRANSPORT
ROUTES AND IS ACCESSIBLE BY A CHOICE OF MEANS OF TRANSPORT;
AND |
| |
4. |
ALLOWS LEVEL ACCESS FOR PEDESTRIANS
AND THOSE WITH DISABILITIES IN ACCORDANCE WITH POLICY Q1. |
|
|
|
|
|
|
| |
Justification |
| 10.19 |
Health centres, surgeries and clinics
need to be located where they are accessible to the whole community
and in general should be concentrated within Durham City and the larger
villages identified in Policy H3. The Council however, recognises
the need to ensure that adequate health provision is readily available
to all communities including, wherever possible, those which currently
lack such facilities. Health centres, surgeries and clinics should
be situated in close proximity to residential areas, district and
local centres, main bus routes and have on-site parking facilities
in order to avoid causing congestion on the public highway. Access
to the building should preferably be level to facilitate the needs
of those with disabilities or parents with young children. |
| 10.20 |
Residential accommodation is often suitable
for conversion to clinics or surgeries for medical, dental or veterinary
practitioners. In recognition of this, the Council would support such
a conversion provided it would not have a detrimental effect upon
the amenity of nearby and adjoining properties. New nursing homes
and care homes will be approved within the District provided they
comply with the criteria set out in Policy H16. |
| 10.21 |
Health Centres, surgeries and clinics
play an essential community role which is important to retain. The
need to protect these facilities from development for other uses is
considered under Policy C9. |
| |
EDUCATION |
| |
University of Durham |
|
|
| |
| POLICY C3 |
THE CITY COUNCIL WILL SUPPORT
DEVELOPMENT PROPOSALS BY THE UNIVERSITY OF DURHAM WHICH SEEK
TO: |
| |
1. |
STRENGTHEN ITS ACADEMIC AND RESEARCH
PRESENCE IN THE CITY OF DURHAM. |
| |
2. |
STRENGTHEN ITS CONTRIBUTION
TO THE LOCAL ECONOMY AND CULTURAL LIFE OF THE CITY OF DURHAM. |
| |
3. |
DEVELOP ITS ROLE AS A MAJOR SOCIAL,
SPORTS AND RECREATIONAL ASSET TO THE CITY OF DURHAM. |
| |
4. |
ENHANCE THE REPUTATION OF THE
CITY OF DURHAM AS A CONFERENCE AND TOURIST CENTRE. |
| |
5. |
ASSIST IN THE PROVISION OF ADEQUATE
STUDENT ACCOMMODATION AND ASSOCIATED FACILITIES. |
| |
IN BRINGING FORWARD A DEVELOPMENT
PROPOSAL THE UNIVERSITY WILL BE EXPECTED TO ENSURE THAT: |
| |
a) |
IT IS WELL RELATED TO EXISTING
UNIVERSITY ACTIVITIES; AND |
| |
b) |
IT WILL NOT ADVERSELY AFFECT THE
AMENITY OF NEIGHBOURING OCCUPIERS OF LAND OR PROPERTY. |
|
|
|
|
|
|
| |
Justification |
| 10.22 |
The University of Durham was founded in
1832 and is the third oldest University in England. The collegiate
nature of the University is one of its principle features. There are
a total of nine 'Council' Colleges (ie funded by the Council of the
University), two University Societies providing non collegiate facilities
and three independent colleges within the University. The University
is in the process of developing a new 600 bed residential facility
at Howlands Farm. Phase 1 consisting of a 192 bed graduate centre
has been completed. The University has a reputation of academic excellence,
which attracts students of the highest calibre. In December 1998 a
total of 10,332 students attended the University of which 8,964 were
full-time Undergraduates and Postgraduates (see Table 1). |
| 10.23 |
As has already been referred to in the
Employment, Housing, Transport and Tourism Chapters of the Plan, the
University of Durham is a major employer and makes important, academic,
economic, social, recreational and cultural contributions to both
the City of Durham and the County as a whole. By only accommodating
70% of the undergraduate students within its colleges, the University
also has a major influence on the local housing market, particularly
in the private rented sector. |
| 10.24 |
The University is a major landowner and
is responsible for several important buildings and sites within the
District. Many of these buildings, which include Durham Castle (part
of the World Heritage Site) form an integral part of the townscape
of Durham City and are protected by Policies E3, E6, E21, E22 and
E23 of the Plan. The science site and individual colleges located
south of the City Centre between Stockton Road and Mount Oswald make
an equal contribution to the overall character of Durham City being
set within wooded slopes and of a scale which has been successfully
assimilated within an area of high landscape quality. It is vital
that this balance between the built and natural environment is maintained
and Policy C3 seeks to establish parameters which will achieve this
in a manner which allows for development by the University within
the overall principle of environmental sustainability. |
| |
Table 2 |
| |
| FULL-TIME UNDERGRADUATE AND POSTGRADUATE STUDENTS
ATTENDING THE UNIVERSITY OF DURHAM (DECEMBER 1998) |
| College |
Undergraduates |
Postgraduates |
Total |
| St Aidan's College |
686 |
26 |
712 |
| St Chad’s College |
257 |
23 |
280 |
| Collingwood College |
897 |
22 |
919 |
| St Cuthbert’s Society |
894 |
28 |
922 |
| Graduate Society |
1 |
926 |
957 |
| Grey College |
682 |
32 |
714 |
| Hatfield College |
608 |
32 |
640 |
| College of St Hild and St Bede |
1014 |
76 |
1090 |
| St John’s College |
335 |
24 |
359 |
| St Mary’s College |
477 |
31 |
508 |
| Trevelyan College |
529 |
21 |
550 |
| University College |
577 |
34 |
611 |
| Ushaw College |
1 |
0 |
1 |
| Van Mildert College |
676 |
25 |
701 |
|
| |
|
| 10.25 |
In the past the University has grown in
size to maximise its contribution to education and research in areas
of local, national and international importance. The University will
continue to do this within the Policies set out in this Plan. Where
appropriate, the University will use its existing and other land -
sometimes in partnership with other bodies - to achieve this. The
University's growth will be linked to the Regional Economic Development
Strategy. It aims to continue to be a major player in the Regions
development. |
| 10.26 |
The University has aspirations to undertake
development projects aimed at redressing its existing infrastructure
deficiencies particularly with regard to engineering and science research
facilities. It is likely that some of the following projects, which
are all located within the existing science site south of Stockton
Road, with the benefit of outline planning approval will be implemented
in the Plan period: |
| |
- An extension to the chemistry building to provide a centre
for materials evaluation;
- A new building for environmental research;
- An extension to the physics building to provide an institute
for advanced computation in physical science and an optics application
laboratory;
- An extension to the biological science building for cellular
microanalysis;
- Extensions to the engineering building to provide an integrated
engineering laboratory for advanced manufacturing technology,
fluid mechanics and applied electronics;
- An extension to the west building to accommodate a graduate
centre for geography;
- A further extension to the library;
- The provision of a large new lecture theatre (500 seats) and
support facilities to meet existing needs for student teaching
and for conference use in association with the South Road colleges.
|
| |
New College Durham -
Framwellgate Moor Site |
|
|
| |
| POLICY C4 |
THE CITY COUNCIL WILL SUPPORT
DEVELOPMENT PROPOSALS BY NEW COLLEGE DURHAM ON THE CAMPUS AT
FRAMWELLGATE MOOR ALLOCATED ON THE PROPOSALS MAP PROVIDED THAT: |
| |
1. |
THEY ARE OF A DESIGN, SCALE AND
QUALITY WHICH RESPECTS ITS LOCAL ENVIRONMENT; AND |
| |
2. |
THEY WOULD NOT ADVERSELY
AFFECT THE AMENITY OF OCCUPIERS OF NEARBY AND ADJOINING LAND
OR PROPERTY; AND |
| |
3. |
THEY ARE ACCESSIBLE BY PUBLIC
TRANSPORT, CYCLISTS AND PEDESTRIANS IN ACCORDANCE WITH POLICY
Q2; AND |
| |
4. |
THEY WOULD NOT GENERATE TRAFFIC
THAT WOULD HAVE A DETRIMENTAL IMPACT ON THE EXISTING ROAD NETWORK
AND HIGHWAY SAFETY; AND |
| |
5. |
THEY WILL INCORPORATE, WHERE APPROPRIATE,
A HIGH STANDARD OF LANDSCAPING IN ITS OVERALL DESIGN AND LAYOUT
IN ACCORDANCE WITH POLICY Q5; AND |
| |
6. |
THE PROPOSAL DOES NOT CONFLICT
WITH POLICIES R3 AND R4. |
|
|
|
|
|
|
| |
Justification |
| 10.27 |
New College Durham is currently undergoing
a major programme of rationalisation with the intention of consolidating
its operation on the site at Framwellgate Moor and disposing of the
site at Nevilles Cross for development purposes (see Policy C5). Outline
Planning Approval, incorporating an indicative layout, has been granted
for the redevelopment of the Framwellgate Moor Campus. Policy C4,
therefore, is intended to provide guidance when detailed proposals
are forthcoming. In the event that proposals are not forthcoming or
detailed proposals put forward are considered inappropriate, the Council
will provide more detailed guidance through the preparation of a Development
Brief for the site. Road/junction improvements in the vicinity of
the site may be required in accordance with the Department for Transport
Policy as set out in Appendix 7 of the Plan. |
| 10.28 |
The Council recognises the importance
of New College Durham to the educational, cultural and economic wellbeing
of the County. The area allocated at Framwellgate Moor under Policy
C4 will allow the college to complete its rationalisation and development
programme during the Plan period. |
| |
New College Durham
- Nevilles Cross Site |
|
|
| |
| POLICY C5 |
PLANNING PERMISSION WILL BE GRANTED
FOR THE REDEVELOPMENT OF THE NEVILLES CROSS SITE OF NEW COLLEGE
DURHAM, AS SHOWN ON THE PROPOSALS MAP, FOR EITHER RESIDENTIAL,
OFFICES, LEISURE OR INSTITUTIONAL USE PROVIDED THAT: |
| |
1. |
THE PROPOSAL SEEKS TO RETAIN NEVILLE
HOUSE AND SHERATON HOUSE; AND |
| |
2. |
THE PROPOSAL WOULD
NOT RESULT IN THE LOSS OF OPEN SPACE WHICH IS UNLIKELY TO BE
NEEDED FOR EDUCATIONAL OR COMMUNITY PURPOSES IN THE FUTURE UNLESS
AN ALTERNATIVE AREA OF AT LEAST EQUIVALENT COMMUNITY BENEFIT
WILL BE PROVIDED LOCALLY IN ACCORDANCE WITH POLICIES R3 AND
R4; AND |
| |
3. |
THE PROPOSAL WOULD NOT GENERATE
TRAFFIC WHICH WOULD HAVE A DETRIMENTAL IMPACT ON THE EXISTING
ROAD NETWORK AND HIGHWAY SAFETY; AND |
| |
4. |
THE PROPOSAL WOULD NOT ADVERSELY
AFFECT THE AMENITY OF OCCUPIERS OF NEARBY AND ADJOINING LAND
OR PROPERTY; AND |
| |
5. |
THE PROPOSAL INCORPORATES ADEQUATE
PROTECTION FOR THE LANDSCAPE AND AMENITY SPACES WHICH FULFIL
AN IMPORTANT CONTRIBUTION TO THE CHARACTER OF THE LOCALITY IN
ACCORDANCE WITH POLICY E5A; AND |
| |
6. |
IT IS ACCESSIBLE BY PUBLIC TRANSPORT,
CYCLISTS AND PEDESTRIANS IN ACCORDANCE WITH POLICY Q2. |
|
|
|
|
|
|
| |
Justification |
| 10.29 |
The creation of a single site New College
Durham at Framwellgate Moor during the Plan period would render the
Nevilles Cross site surplus to requirements and thus available for
alternative uses. Policy C5 of the Plan provides a set of criteria
against which any redevelopment proposal would be assessed. |
| 10.30 |
The development of the Nevilles Cross
site should be guided by Policy C5 above. The main buildings (Neville
House and Sheraton House) are landmark features and although not listed,
their retention should form the centrepiece of any redevelopment proposals.
The site has the following recreational facilities; rugby pitch, all
weather hockey pitch and tennis courts. Any requirement for these
areas to be retained in whole or in part, or for alternative provision,
shall be assessed in accordance with Plan policies R3 and R4 and in
accordance with PPG17 and the Playing Pitch Direction (Circular 9.98). |
| 10.30A |
That part of the site comprising the rugby
pitch and surrounds (north of but not including the former netball
courts) contributes to the landscape setting of the Durham Bowl and
should remain open, being protected by Plan Policy E5. This area has
the potential to contribute to the formal and informal recreational
and amenity space requirements of both new residential development,
arising from the redevelopment of the rest of the College site, and
of the local community. |
| 10.31 |
Access to the site, which is on the north
side of the A167, is poor and any redevelopment proposal must seek
to avoid intensifying traffic use which would further increase congestion
in the area and be potentially prejudicial to highway safety. |
| 10.32 |
Any proposals for the redevelopment of
the site would need to respect the amenity of occupiers of adjoining
property which is primarily residential in character and comply with
the design policies of the Local Plan. The Council considers that
the only suitable options for the redevelopment of the Nevilles Cross
site would be either residential, offices, leisure or some form of
institutional use. |
| |
Durham Johnston Comprehensive
School : Crossgate Moor Site |
|
|
| |
| POLICY C6 |
LAND IS SAFEGUARDED AT THE EXISTING
CROSSGATE MOOR SITE FOR THE DEVELOPMENT OF DURHAM JOHNSTON AS
A SINGLE SITE COMPREHENSIVE SCHOOL. |
|
|
|
|
|
|
| |
Justification |
| 10.33 |
The Council supports the County Council
in its aim of establishing Durham Johnston Comprehensive School on
a single site at Crossgate Moor. The school currently operates on
split site at Whinney Hill and Crossgate Moor. The existing site at
Crossgate Moor is considered by the County Council large enough to
accommodate a single site school. It will, therefore, be protected
from any non educational development. Any new development proposals
relating to the expansion of the school would be the subject of a
detailed design brief which would need to satisfy the environmental
constraints set out in Policy E3 relating to protecting the setting
of the World Heritage Site as well as ensuring that the integrity
of the site of the Battle of Nevilles Cross is not adversely affected
in accordance with Policy E25. In addition, road/junction improvements
in the vicinity of the site may be required in accordance with the
Department of the Environment, Transport and the Regions' Policy as
set out in Appendix 7 of the Plan. |
| |
Durham Johnston Comprehensive
School : Whinney Hill Site |
|
|
| |
| POLICY C7 |
PLANNING PERMISSION WILL BE GRANTED
FOR THE REDEVELOPMENT OF THE WHINNEY HILL SITE OF THE DURHAM
JOHNSTON COMPREHENSIVE SCHOOL, AS SHOWN ON THE PROPOSALS MAP,
FOR EITHER RESIDENTIAL, OFFICES OR INSTITUTIONAL USES PROVIDED
THAT: |
| |
1. |
THE PROPOSAL WOULD NOT HAVE A
DETRIMENTAL IMPACT ON THE CHARACTER OF THE DURHAM (CITY CENTRE)
CONSERVATION AREA IN ACCORDANCE WITH POLICY E6; AND |
| |
2. |
THE PROPOSAL WOULD
NOT HAVE A DETRIMENTAL IMPACT ON THE AMENITIES OF OCCUPIERS
OF NEARBY OR ADJOINING PROPERTY; AND |
| |
3. |
THE PROPOSAL WOULD NOT GENERATE
TRAFFIC WHICH WILL HAVE A DETRIMENTAL IMPACT UPON BOTH THE EXISTING
ROAD NETWORK AND HIGHWAY SAFETY; AND |
| |
4. |
THE PROPOSAL WOULD NOT HAVE A DETRIMENTAL
IMPACT ON THE SETTING OF THE WORLD HERITAGE SITE IN ACCORDANCE
WITH POLICY E3. |
|
|
|
|
|
|
| |
Justification |
| 10.34 |
The site of Whinney Hill School lies within
the Durham (City Centre) Conservation Area in a very environmentally
sensitive part of the City close to the World Heritage Site. Any redevelopment
proposals would need to be of a scale, which would respect the integrity
of this site on the urban edge of Durham City adjacent to the Area
High Landscape Value and Durham City Green Belt. |
| 10.35 |
The site is accessed by via a narrow residential
street and therefore, traffic generation, highway safety and amenity
of local residents are fundamental issues, which need to be addressed
by redevelopment proposals. |
| 10.36 |
The Council considers that the most suitable
options for the redevelopment of the Whinney Hill school site would
be for either residential, offices or some form of institutional use. |
| |
COMMUNITY |
| |
Provision of New
Community Facilities |
|
|
| |
| POLICY C8 |
PLANNING PERMISSION WILL BE GRANTED
FOR THE PROVISION OF NEW COMMUNITY FACILITIES (E.G. COMMUNITY
CENTRES, YOUTH CENTRES, VILLAGE HALLS, LIBRARIES, POST OFFICES,
PUBLIC HOUSES AND PLACES OF WORSHIP) OR FOR EXTENSIONS TO EXISTING
FACILITIES PROVIDED THAT SUCH A PROPOSAL: |
| |
1. |
IS LOCATED WITHIN AN EXISTING
SETTLEMENT BOUNDARY AND IS WELL RELATED TO RESIDENTIAL AREAS
AND LOCAL FACILITIES; AND |
| |
2. |
IS, WHEREVER POSSIBLE,
OF A FLEXIBLE DESIGN WHICH COULD SERVE MORE THAN ONE USE; AND |
| |
3. |
WOULD NOT ADVERSELY AFFECT THE
AMENITY OF OCCUPIERS OF NEARBY OR ADJOINING LAND OR PROPERTY;
AND |
| |
4. |
ALLOWS ACCESS TO PEOPLE WITH DISABILITIES
IN ACCORDANCE WITH POLICY Q1; AND |
| |
5. |
DOES NOT CREATE OR CONTRIBUTE
TO A TRAFFIC HAZARD; AND |
| |
6. |
IS ACCESSIBLE TO USERS OF ALL
MODES OF TRAVEL INCLUDING PUBLIC TRANSPORT, CYCLING AND WALKING
IN ACCORDANCE WITH POLICY Q2; AND |
|
|
|
|
|
|
| |
Justification |
| 10.37 |
Community centres, youth centres, village
halls, post offices, public houses, libraries and places of worship
are a valuable resource within the District. They are places where
the young and the elderly can meet and community activities and social
interaction can take place. The value of such buildings can be enhanced
if they are flexibly designed so that they can be used by different
groups for a variety of purposes. It is important that they are located
and designed so as to be readily accessible to all sections of the
local community including those with disabilities. |
| 10.38 |
The varied nature of these community facilities
means that they may function outside normally accepted times. For
example, the use of religious buildings depends upon the religion
and its customs to determine the days and hours of use. Similarly
the need for parking may occur outside peak times for a particular
community activity. Any new community facility must be located where
these varying requirements can be accommodated without detrimental
impact on the amenity of local residents. |
| |
Loss of an Existing
Community Facility |
|
|
| |
| POLICY C9 |
PLANNING PERMISSION FOR THE DEVELOPMENT
OF A PROPOSAL WHICH WOULD RESULT IN THE LOSS OF AN EXISTING
COMMUNITY FACILITY IDENTIFIED IN POLICIES C2 AND C8 WILL NOT
BE GRANTED UNLESS IT CAN BE DEMONSTRATED THAT: |
| |
1. |
THE FACILITY IS NO LONGER FINANCIALLY
VIABLE; OR |
| |
2. |
THERE IS NO SIGNIFICANT
DEMAND FOR THE FACILITY WITHIN THAT LOCALITY; OR |
| |
3. |
AN EQUIVALENT ALTERNATIVE FACILITY
IS AVAILABLE TO SATISFY THE NEEDS OF THE LOCAL COMMUNITY NEARBY. |
| |
THE COUNCIL WILL SEEK THE RETENTION
OF THE LAST REMAINING VILLAGE SHOP. IN ADDITION PARTICULAR REGARD
WILL ALSO BE GIVEN TO THE RETENTION OF THE COMMUNITY FACILITIES
IN THE VILLAGES IDENTIFIED IN POLICY H3 OF THE PLAN. |
|
|
|
|
|
|
| |
Justification |
| 10.39 |
Durham City is primarily urban in character
and, therefore, its residents have easy access to a full range of
the community facilities identified in Policies C2 and C8. However,
community centres, youth centres, village halls, post offices, public
houses and places of worship within the villages identified in Policy
H3 in the remainder of the District play a vital commercial, social
and community role and are central to the continued vitality of these
settlements. The loss of these community facilities would not only
undermine these communities but would be contrary to the principle
of sustainable development and Government Policy set out in PPGs 7
and 13 in that it would have the combined effect of disadvantaging
those without access to a car whilst conversely encouraging more trips
by car by those with access to one. |
| 10.39A |
As paragraph 7.17 of the plan notes "Existing
village shops fulfil an important social function and play a part
in reducing the need to travel". These village shops are vitally important
to sustaining rural communities as they can offer an additional social
focus for the community. The loss of a village shop may mean young
families are reluctant to move into a rural community and the least
mobile to move out with possible severe consequences for other local
facilities and the vitality of the community. Once a village shop
closes and is used for other non-commercial uses, it is virtually
impossible for the property to revert back to a shop. The Council
will seek the retention of the last remaining village shop by ensuring
that any change of use resulting in the loss of that facility will
only be allowed after the applicant has demonstrated that one of the
circumstances set out in Policy C9 apply. |
| 10.40 |
Whilst it is not the role of the planning
system to stifle change or prevent competition, it is important that
unnecessary loss of community facilities particularly in the District's
villages is avoided. It is important, therefore, that all options
for the retention of such facilities should be explored for it may
not follow that just because one party has not been able to make a
facility successful, others may not be able or willing to do so or
willing to try. |
| 10.41 |
The Council will, therefore, only allow
the redevelopment or change of use which would lead to the loss of
a community facility identified in Policy C2 and C8 unless it can
be satisfactorily demonstrated by the applicant that one of the following
circumstances apply: |
| |
(i) |
The facility is no longer financially
viable. In such circumstances the applicant will be requested to provide
evidence that the property or business has been advertised for a reasonable
period and that no reasonable offer which would allow for the retention
of the facility has been refused. This would normally involve the
facility being advertised over a 12 month period with the valuation
attributed to it reflecting its existing use. |
| |
(ii) |
There is no longer a significant need
for the facility in the locality. The views of local people and the
Parish Council will be of particular relevance in assessing this. |
| |
(iii) |
An alternative facility is also available
or would be made available nearby to satisfy the needs of the local
community. |
| 10.42 |
Although Policy C9 is applicable to the
whole of the District, it is of particular importance to the villages
identified in Policy H3 and the City Council will seek to implement
it accordingly. |
| |
|
| |
|
| |
 |
|
|
|
|
| top |