RESIDENTS concerned about the threat of developers changing the face of their village learned more about the planning system at a public meeting this week.

More than 80 Eaglescliffe residents packed Tereshkova House at Egglescliffe School to quiz Stockton Council's head of planning and environment, Steve Barker, on Tuesday.

The meeting was called by Egglescliffe Parish Council after requests from members of the public wanting to find out more about planning matters.

Following a brief explanation of the workings of planning policy and guidance, in particular PPG3, Mr Barker answered questions from the floor relating to a recent spate of applications to build blocks of flats in Eaglescliffe.

People were particularly worried about developers buying older houses with large gardens and knocking them down to make way for flats.

Several questioned the legality of this so-called infill development and believed that PPG3 had created a loophole, which developers were using to their advantage.

Mr Barker said: "It is very clear that the definitions in place would classify these sites as previously developed land and developers can use that loophole, if you want to put it like that.

"I have a reasonable degree of sympathy with your view. The problem we have as a local authority is, unless a building is listed or in a conservation area, we are virtually powerless to stop it being demolished.

"We have refused infill developments and have been taken to appeal - so far we have not won one. I find that a little bit disappointing, but there is no getting away from the fact that when we have tried to refuse them we have been unsuccessful.

"I personally think we will look back and regret losing these houses and their historic value."

When asked how people could challenge such applications and how they could try to bring about changes, Mr Barker said: "We've tried to get PPG 3 changed but we have failed.

"Every opportunity I get to put forward the problems we have with PPG3 I do so, but I am banging my head against a brick wall and I would be glad if you joined me.

"If you want to make a difference I suggest you write to your MP and to John Prescott and lobby hard."

Mr Barker was asked if there were any plans to extend the conservation area in the parish or use listed building status to protect some of the buildings.

He replied that Stockton Council was due to review the existing conservation area boundaries but buildings were listed by English Heritage, not the council.

He added: "The point I would make is we can't use the conservation area tool to capture all the buildings we may see as under threat from developers. If we are found to be misusing that tool we would face heavy censure."

Mr Barker said he believed the long-term solution rested with the forthcoming review of the local plan.

He said: "Although it was only introduced in 1997, a lot has changed since then and we want to review that document as soon as possible.

"We are slightly hamstrung by the Government's current review of the planning system. Realistically it will be 12-18 months before we can start looking at changes to the plan."

Norman Douglas, of the Campaign to Protect Rural England, said the only way the required protection could be gained was via the conservation route.

He added: "If you have got a village that is a joy to drive through, and dispels the image of Teesside that the rest of the country has, then you protect it. Otherwise we will be having a meeting in ten years' time with people saying 'What happened to Eaglescliffe - it doesn't exist anymore.'"