AN application to build 48 retirement apartments could be blocked by councillors on the advice of planning officers.
The proposed scheme in Blair Avenue, Ingleby Barwick, would include a two storey building with car parking, gardens and a community park.
The agent for the applicants, Prism Planning, is hoping to develop the 1.76 hectare site, which was formerly agricultural land, into a retirement village.
However, residents are opposed to the scheme, with Stockton Borough Council's planning department receiving more than 30 letters of objection.
The objectors raised concerns about the lack of need for an apartment block for over-55s, and fear that if permission is granted, and there is no interest shown in the development, the applicants will apply to change the scheme to housing.
Planning officers are recommending that councillors refuse the application on the grounds it is contrary to the Ingleby Barwick master plan.
The conclusion of the report, set to go before the planning committee next week, states: "It is considered that the proposed development would be contrary to the Ingleby Barwick master plan which is the relevant master planning document for Ingleby Barwick and identified the site as part of the local open space system for maintaining separation of the villages.
"As the proposed development would not maintain the separation between village settlement areas of Ingleby Barwick and would not protect or enhance the openness and amenity value of urban open space, it would therefore be detrimental to the quality of the urban environment."
Two previous applications for the site have been withdrawn before reaching the planning committee stage.
In 2005, Nunthorpe Nurseries Group submitted a plan to create an eco park on the land, which included a children's day nursery, community centre, pub-restaurant and industrial starter units.
That scheme was withdrawn after concerns were raised about the scale of the project.
The following year, a revised plan was submitted with the deletion of some of the contentious industrial units but that was also withdrawn before reaching the planning committee.
The planning meeting is due take place on Wednesday, in Stockton library.
Comments: Our rules
We want our comments to be a lively and valuable part of our community - a place where readers can debate and engage with the most important local issues. The ability to comment on our stories is a privilege, not a right, however, and that privilege may be withdrawn if it is abused or misused.
Please report any comments that break our rules.
Read the rules here