Agenda, decisions and draft minutes

Apologies of absence were submitted on behalf of Councillors Akin Elekolusi, Nazmin Chowdhury and Rob Broom.

There were no declarations of interest.

Apologies of absence were submitted on behalf of Councillors Rob Broom, Nazmin Chowdhury (Vice-Chair) and Akin Elekolusi.

There were no declarations of interest.

To approve as a correct record the Minutes of the previous meeting held on 2 April 2024.

It was RESOLVED that the Minutes of the Planning and Development Committee held on 2 April 2024 be approved as a correct record and signed by the Chair.

It was RESOLVED that the Minutes of the Planning and Development Committee held on 2 April 2024 be approved as a correct record and signed by the Chair.

The Planning Policy Manager to provide an update on the Local Plan Review.

The Planning Policy Manager presented an update on the Local Plan Review.

It was RESOLVED that the update on the Local Plan Review be noted.

The Chair invited Lewis Claridge, the Planning Policy Manager to present an update on the Local Plan Review.

The Planning Policy Manager introduced himself and his colleague, Sally Talbot, Principal Planning Officer. He introduced the briefing by explaining the context and ongoing review of the Local Plan.

The Planning Policy Manager described the framework within which they operated and emphasised the need for all planning policies to conform to national policy and guidelines, particularly the National Planning Policy Framework (NPPF). This framework dictated the rules and regulations for local plans, ensuring they were justified, effective and consistent with national policy. He advised that the current local plan, adopted in 2019, had passed those tests of soundness.

He outlined the components of the local plan, including supplementary planning documents that elaborated on specific policies, and other material considerations that influenced planning applications. The local plan, which spanned 160 pages, was structured into three main sections. The first section provided an introduction and context. The second section contained 13 strategic polices. The third section included 73 detailed land use policies. The policies were aimed at achieving sustainable growth and development by 2031. He noted that Stevenage’s local plan had originally faced challenges and a delay due to a hold direction by the Secretary of State, which was eventually lifted in 2019, and allowed for its adoption.

The Planning Policy Manager then highlighted the main challenges addressed by the local plan, including geography and population, housing, employment, retail design, health, education, skills, environment, and transport. He provided an overview of the strategic vision for Stevenage, focused on regeneration, housing provision, and employment growth. The policies map and key diagrams within the plan illustrated the spatial representation of these policies, detailing housing sites, employment areas, green spaces, and other critical zones.

The Committee was advised of the drivers for change that necessitated updates to the local plan. These included national changes such as the Levelling Up Regeneration Act and the forthcoming Levelling Up Regeneration Bill, which aimed to amend the NPPF. With the current plan now over five years old, its material weight had slightly weakened, prompting the need for updates to maintain its relevance and effectiveness.

At the regional and sub-regional level, Members were informed that the North East Central Hertfordshire Joint Spatial Future Plan, which involved several local authorities and outlined a high-level vision for the area’s future development. Stevenage’s unique position within this context was noted, along with the town's collaborative efforts with Hertfordshire County Council on highways, education, climate change, and other strategic initiatives.

The Planning Policy Manager advised that the key changes locally included geography and population, transport, environment, infrastructure, housing, and retail. The local plan should address these evolving factors, incorporating new developments, climate change strategies, and economic growth. The Station Gateway Area Action Plan was highlighted as a significant project aimed at enhancing the station area’s connectivity and sustainability.

The Committee was informed of the current process for reviewing and updating the local plan. This involved a  ...  view the full minutes text for item 3.

To consider the Contaminated Land Strategy - Post Consultation.

The Committee considered a report on the Contaminated Land Inspection Strategy following an external statutory consultation.

It was RESOLVED that the Contaminated Land Inspection Strategy 2024-2029 be adopted subject to the track changes as set out in the report.

The Committee considered a report on the Contaminated Land Inspection Strategy following an external statutory consultation.

The Chair invited The Assistant Director (Planning and Regulatory) to present the report to the Committee. He advised that the strategy outlined how the Council would fulfil its statutory duties regarding contaminated land. He reminded the Committee that the draft strategy was first presented in December 2023 and subsequently went out for public consultation in March and April 2024. The consultation yielded four substantive comments, which were detailed in paragraphs 4.3 to 4.6 of the report. Each comment was addressed, with necessary amendments made to the policy including suggestions from members. The updated policy with track changes, included in Appendix A of the report, remained largely unchanged from the version presented in December 2023.

A Member asked a question relating to the process for determining contamination of land. The Assistant Director (Planning and Regulatory) responded that if the contamination issue arose during the planning process, conditions were typically imposed if the land had been previously developed. Historical records from the former development corporation provided information on previously developed sites. For greenfield sites or those with potential spoil from infrastructure projects such as motorways, specific records existed. New planning permissions often included a condition requiring a contaminated land strategy if the site’s history suggested potential contamination.

The Chair thanked the Assistant Director (Planning and Regulatory) for the presentation.

It was RESOLVED that the Contaminated Land Inspection Strategy 2024-2029 be adopted subject to the track changes as set out in the report.

The Development Manager to give a verbal update on Land West of Lytton Way Appeal (Former Icon).

The Development Manager provided the Committee with a verbal update on the Land West of Lytton Way and advised that the developer had lodged an appeal.

Following a period of questions and answers, it was RESOLVED that the update be noted.

The Chair invited the Development Manager to provide the Committee with an update on the Land West of Lytton Way.

The Development Manager reminded the Committee that there had previously been an application for the former Icon site, proposing the conversion of undercroft parking areas into 16 additional flats. The case officer had presented this proposal to the Committee, which subsequently resolved to refuse planning permission primarily due to concerns about the loss of parking. The loss of parking spaces in the undercroft areas was seen as likely to exacerbate existing on-street parking issues in the surrounding area. Discussions with the Chair and Members led to a more precise definition of the affected streets and the reasons for refusal, which was communicated to the developer.

The Development Manager informed the committee that the developer had formally appealed this decision to the Planning Inspectorate of the Secretary of State. The Council received notification that the appeal was valid, although no start date for the appeal process had been confirmed. The expectation was that the appeal would proceed via written representations. The inspector would then review all evidence and conduct a site visit before making a decision which would likely not involve a public hearing or inquiry, unlike the previous case with this site.

The Development Manager estimated that the appeal process could take a minimum of a year, given current backlogs and potential delays due to the upcoming general election. He assured the committee that updates would be provided as more information became available from the Planning Inspectorate.

A Member asked a question relating to the impact of the appeal on any ongoing or planned work on the site. The Development Manager confirmed that the appeal would not affect the original permission, which the developer could still implement. However, the permission for the ground floor flats could not be implemented until the appeal decision was made. He added that it was unlikely that the developer would proceed with any fit-out work on the ground floor until the appeal was resolved, due to the risk of enforcement action and the uncertainty of the inspector’s decision. If the appeal was dismissed, the developer would revert to the original permission. If the appeal was allowed, the council would have to abide by the inspector's decision.

The Chair thanked the Development Manager for his update.

It was RESOLVED that the update on the Land West of Lytton Way be noted.

Update from Development Manager on Housing Delivery Target

At this juncture, the Development Manager acknowledged the significance of the Planning Policy Manager’s update regarding the local plan, which had reached its five-year mark. He explained the implications of this milestone and emphasised the importance of keeping local plans up to date as mandated by the National Planning Policy Framework (NPPF). According to the NPPF, local plan policies should be reviewed every five years to ensure they remained relevant and effectively addressed community needs, as stipulated under Regulation 10A of the Town and Country Planning (Local  ...  view the full minutes text for item 5.

To consider replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes.

The Committee considered a report in respect of application 24/00191/FP seeking permission for replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes.

It was RESOLVED that planning permission be GRANTED subject to the conditions and informatives as set out in the report.

The Development Manager presented a report in respect of application 24/00191/FP seeking permission for replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes.

The Development Manager advised that the block in question was a two-story, L-shaped structure built in the 1960s, located at the corner of the cul-de-sac in Grace Way. The proposed works aimed to improve the building's thermal efficiency and address dated features that did not meet current building regulations.

The Committee was shown photos and diagrams including the site, existing and proposed elevations, and examples of the proposed materials.

A Member inquired about the post-upgrade efficiency rating of the building, referencing new standards for rental properties. The Development Manager confirmed that the upgrades would improve air tightness and thermal retention. The new materials, including a concrete-based cladding system called Hardie Plank fibre cement boards, would be expected to a degree enhance energy efficiency and help meet statutory climate change requirements.

A Member asked about the impact on residents, specifically if there were leaseholders and how they would be affected by the works. The Development Manager and the Assistant Director (Planning and Regulatory) advised that the building housed a mix of long-term leaseholders and tenants. The Asset Management team was responsible for consulting all residents before commencing work, and leaseholders might be subject to recharges for the improvements.

A Member sought clarification on whether the cladding replacement was due to maintenance needs or being updated to comply with the NPPF. The Development Manager confirmed that the cladding, dating back to the 1960s, needed replacement due to maintenance issues rather than safety concerns. However, fire safety considerations had also been factored into the refurbishment plans.

A Member noted that similar refurbishments on nearby roads had significantly improved the appearance of those buildings. The Development Manager stated that the new materials were high quality and designed for longevity, they contributed to better visual appeal and more efficient maintenance.

The Chair echoed the positive comments on the improvements and emphasised the safety benefits for residents.

It was RESOLVED that planning permission be GRANTED subject to the following conditions and informatives:

1 The development hereby permitted shall be carried out in accordance with the following approved plans: CD-ADC392-106-114GW-100 P1; CD-ADC392-106-114GW-101 P1; CDADC392-106-114GW-200 P1; CD-ADC392-106-114GW-201 P2.

2 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

3 The materials to be used in the development hereby permitted shall be as per the approved plans and associated documents to the satisfaction of the Local Planning Authority.

INFORMATIVE

1 Public Information on Planning Applications

Warning: all information provided on your planning application is now publicly available. Individuals and organisations offering their services may contact you. The Council does not endorse or approve any builders, surveyors, trades persons or other supplier, and advises householders to obtain quotes/references, and check the legitimacy of any contractor who contacts them before making payment.

2  ...  view the full minutes text for item 6.

To consider replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes.

The Committee considered a report in respect of application 24/00193/FP seeking permission for replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes and replacement balustrading to balconies and ground floor patios.

It was RESOLVED that planning permission be GRANTED subject to the conditions and informatives as set out in the report.

The Committee considered a report in respect of application 24/00193/FP seeking permission for replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes and replacement balustrading to balconies and ground floor patios.

The Development Manager described the building as a traditional 1960s style residential block. The proposed updates included new flat roof coverings, external doors, painted metal railings for the ground floor patios, and new balustrading for the balconies. The proposed works were intended to improve the building's thermal efficiency and address dated features to enhance the building's overall fabric and align with the principles of the National Planning Policy Framework (NPPF).

The Committee were shown photos and diagrams including the site, existing and proposed elevations, and examples of the proposed materials.

The Chair invited the Committee to ask questions of the Development Manager. There were none.

It was RESOLVED that planning permission be GRANTED subject to the conditions and informatives as set out below:

1          The development hereby permitted shall be carried out in accordance with the following approved plans: CD-ADC392-1-12FC-101P1; CD-ADC392-1-12FC-100P1; CD-ADC392-1-12FC-200P1; CD-ADC392-1-12FC-201P1; CD-ADC392-1-12FC-202P2; CD-ADC392-1-12FC-203P2;

2          The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

3          The materials to be used in the development hereby permitted shall be as per the approved plans and associated documents to the satisfaction of the Local Planning Authority.

INFORMATIVE

 1         Public Information on Planning Applications

            Warning: all information provided on your planning application is now publicly available. Individuals and organisations offering their services may contact you. The Council does not endorse or approve any builders, surveyors, trades persons or other supplier, and advises householders to obtain quotes/references, and check the legitimacy of any contractor who contacts them before making payment.

 2         Community Infrastructure Levy

            Stevenage Borough Council adopted a Community Infrastructure Levy (CIL) Charging Schedule at Full Council on 27 January 2020 and started implementing CIL on 01 April 2020.

            This application may be liable for CIL payments and you are advised to contact the CIL Team for clarification with regard to this. If your development is CIL liable, even if you are granted an exemption from the levy, please be advised that it is a requirement under Regulation 67 of The Community Infrastructure Levy Regulations 2010 (as amended) that CIL Form 6 (Commencement Notice) must be completed, returned and acknowledged by Stevenage Borough Council before building works start. Failure to do so will mean you risk losing the right to payment by instalments and a surcharge will be imposed. NB, please note that a Commencement Notice is not required for residential extensions if relief has been granted.

            Stevenage's adopted CIL Charging Schedule and further details of CIL can be found on the Council's webpages at www.stevenage.gov.uk/CIL or by contacting the Council's CIL Team at CIL@Stevenage.gov.uk.

 3         Building Regulations

            To obtain advice regarding current Building Regulations please contact Hertfordshire Building Control Ltd. by emailing us at building.control@hertfordshirebc.co.uk or phoning  ...  view the full minutes text for item 7.

To consider replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes.

The Committee considered a report in respect of application 24/00224/FP seeking permission for replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes and replacement balustrading to balconies and ground floor patios.

It was RESOLVED that planning permission be GRANTED subject to the conditions and informatives as set out in the report.

The Committee considered a report in respect of application 24/00224/FP seeking permission for replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes and replacement balustrading to balconies and ground floor patios.

The Development Manager described the building as a traditional 1960s style residential block. The proposed updates included new flat roof coverings, external doors, painted metal railings for the ground floor patios, and new balustrading for the balconies. The proposed works were intended to improve the building's thermal efficiency and address dated features to enhance the building's overall fabric and align with the principles of the National Planning Policy Framework (NPPF).

The Committee were shown photos and diagrams including the site, existing and proposed elevations, and examples of the proposed materials.

The Chair invited the Committee to ask questions of the Development Manager. There were none.

It was RESOLVED that planning permission be GRANTED subject to the conditions and informatives as set out below:

1          The development hereby permitted shall be carried out in accordance with the following approved plans: CD-ADC392-1-14CC-100_P1; CD-ADC392-1-14CC-101_P1; CD-ADC392-1-14CC-200_P1; CD-ADC392-1-14CC-201_P1; CD-ADC392-1-14CC-202_P1; CD-ADC392-1-14CC-203_P1;

2          The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 3         The materials to be used in the development hereby permitted shall be as per the approved plans and associated documents to the satisfaction of the Local Planning Authority.

INFORMATIVE

 1         Public Information on Planning Applications

            Warning: all information provided on your planning application is now publicly available. Individuals and organisations offering their services may contact you. The Council does not endorse or approve any builders, surveyors, trades persons or other supplier, and advises householders to obtain quotes/references, and check the legitimacy of any contractor who contacts them before making payment.

 2         Community Infrastructure Levy

            Stevenage Borough Council adopted a Community Infrastructure Levy (CIL) Charging Schedule at Full Council on 27 January 2020 and started implementing CIL on 01 April 2020.

            This application may be liable for CIL payments and you are advised to contact the CIL Team for clarification with regard to this. If your development is CIL liable, even if you are granted an exemption from the levy, please be advised that it is a requirement under Regulation 67 of The Community Infrastructure Levy Regulations 2010 (as amended) that CIL Form 6 (Commencement Notice) must be completed, returned and acknowledged by Stevenage Borough Council before building works start. Failure to do so will mean you risk losing the right to payment by instalments and a surcharge will be imposed. NB, please note that a Commencement Notice is not required for residential extensions if relief has been granted.

            Stevenage's adopted CIL Charging Schedule and further details of CIL can be found on the Council's webpages at www.stevenage.gov.uk/CIL or by contacting the Council's CIL Team at CIL@Stevenage.gov.uk.

 3         Building Regulations

            To obtain advice regarding current Building Regulations please contact Hertfordshire Building Control Ltd. by emailing us at building.control@hertfordshirebc.co.uk  ...  view the full minutes text for item 8.

To consider the retrofit of 1no. apartment block. Works include: the installation of External Wall Insulation in render finish and brick-effect render finish; re-roof with Solar PV array system; replacement of windows on stairwell facade, new windows and doors. Upgrade of ventilation and top up of loft insulation.

The Committee considered a report in respect of application 24/00252/FP seeking permission for the retrofit of 1no. apartment block. Works include: the installation of External Wall Insulation in render finish and brick-effect render finish; re-roof with Solar PV array system; replacement of windows on stairwell façade, new windows and doors. Upgrade of ventilation and top up loft insulation.

It was RESOLVED that planning permission be GRANTED subject to the conditions and informatives as set out in the report.

The Committee considered a report in respect of application 24/00252/FP seeking permission for the retrofit of 1no. apartment block. Works include: the installation of External Wall Insulation in render finish and brick-effect render finish; re-roof with Solar PV array system; replacement of windows on stairwell façade, new windows and doors. Upgrade of ventilation and top up loft insulation.

The Senior Planning Officer advised the Committee that the block was situated on Cutty’s Lane, located behind the Church of St. Andrew and St. George, near the Town Centre Gardens.

The Senior Planning Officer informed the Committee that the block currently featured white render, blue metal panels, and Bath stone coloured brickwork on one side, while the balconies had green metal panels on the other side. The proposed changes included replacing external wall insulation with winter white render on the upper floors, sanded slate grey brick-effect render on the ground floor, new windows and doors, solar panels on the rear roof slope, grey concrete interlocking roof tiles, upgraded loft insulation, and improved ventilation systems.

The Committee were shown photos and diagrams including the site, existing and proposed elevations, and examples of the proposed materials.

The Senior Planning Officer advised the Committee that the retrofit aimed to improve energy efficiency, ensuring the buildings met a minimum EPC rating of C and government standards for energy consumption. She noted that there were no objections to the application and that the proposed colours and materials would align with the nearby Holiday Inn hotel. She confirmed that the materials met fire safety regulations, similar to recent approvals in other areas.

Some Members asked questions related to solar panels. The Assistant Director (Planning & Regulatory) responded that the Council had received central government funding for the installation of solar panels on a number of flat blocks, but not all. Regarding the allocation and type of solar panels, the Assistant Director (Planning and Regulatory) advised the Committee that these were not planning issues but further information would be sought and shared.

It was RESOLVED that planning permission be GRANTED subject to the conditions and informatives as set out below:

1       The development hereby permitted shall be carried out in accordance with the following approved plans:

Existing Site Location Plan; 4102; 4103; 4104; 4402; 4403; 4405; 4404; 4408; 4409;

2       The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

3       The external materials used in the development to which this permission relates shall be those detailed on the approved plans and in the accompanying planning submission documents unless otherwise agreed in writing by the local planning authority.

INFORMATIVE

 1      Public Information on Planning Applications

Warning: all information provided on your planning application is now publicly available. Individuals and organisations offering their services may contact you. The Council does not endorse or approve any builders, surveyors, trades persons or other supplier, and advises householders to obtain quotes/references, and check the legitimacy of any contractor who contacts them before making payment.

2  ...  view the full minutes text for item 9.

To consider the demolition of existing Walpole Court sheltered living accommodation and associated bungalows and construction of 24no. dwellings with associated road and vehicle access, car parking, garden areas and ancillary works.

The Committee considered a report in respect of application 24/00047/FPM seeking permission for the demolition of existing Walpole Court sheltered living accommodation and associated bungalows and the construction of 24no. dwellings with associated road and vehicle access, car parking, garden areas and ancillary works.

Following a period of questions and answers, it was RESOLVED that planning permission be GRANTED subject to the conditions and informatives as set out in the report.

The Committee considered a report in respect of application 24/00047/FPM seeking permission for the demolition of existing Walpole Court sheltered living accommodation and associated bungalows and the construction of 24no. dwellings with associated road and vehicle access, car parking, garden areas and ancillary works.

The Principal Planning Officer advised the Committee that the application was in respect of phase two of the Kenilworth Close redevelopment. Phase one, granted planning permission in October 2019, involved mixed-use development. Phase two initially planned for flats but had changed to family housing based on community feedback.

The Principal Planning Officer highlighted the location of the site as being at the western end of Blenheim Way at the junction with Kenilworth Close. To the South of the site was woodland parallel to the east coast mainline railway, and to the north was the recently redeveloped Kenilworth Close neighbourhood centre. To the west and east were various residential developments. The existing buildings included a predominantly two-storey horseshoe-shaped sheltered housing block.

The Principal Planning Officer advised the Committee that the affordable housing requirement for the site had been met in phase one, which included a mix of unit sizes appropriate for the borough's needs at that time.

The Principal Planning Officer informed the Committee that the total number of parking spaces provided in proposed developments was 59no. This consisted of 54no. private residential spaces and 5no. visitor spaces.

The Principal Planning Officer advised the Committee that a strategy including tree replacement and a 10% biodiversity net gain had been proposed.

The Committee was shown photos and diagrams including the site, existing and proposed elevations, and examples of the proposed materials.

A Member asked a question related to affordable housing in terms of unit sizes. The Principal Planning Officer responded that the affordable housing in phase one included a mix of unit sizes which were considered appropriate for the needs of the borough at that time.

A Member asked a question related to disabled parking spaces. The Principal Planning Officer responded that there was no policy requirement for disabled parking spaces as these were private allocated parking spaces plus 5no visitor unallocated spaces spread across the development.

A Member asked a question regarding the current occupancy of the sheltered accommodation and any potential rehousing. The Principal Planning Officer confirmed that existing residents would be rehoused in the independent living block built in phase one.

In response to a question related to flood mitigation measures, the Principal Planning Officer advised that additional information had been submitted which addressed the local flood authority's concerns, subject to planning conditions.

A Member asked a question regarding social housing. The Development Manager confirmed that the policy required 25% of units to be affordable housing, which could include a mix of affordable rent, intermediate housing, and other types, but there was no statutory requirement for social housing. The affordable housing requirement for this site had already been met in phase one of the development.

It was RESOLVED that planning permission be GRANTED subject to  ...  view the full minutes text for item 10.

To note a report on decisions taken by the Assistant Director Planning and Regulatory in accordance with his delegated authority.

It was RESOLVED that the Information Report – Delegated Decisions be noted.

It was RESOLVED that the Information Report – Delegated Decisions be noted.

To note a report on planning appeal decisions and planning appeals lodged.

It was RESOLVED that the Information Report – Appeals/Called in Decisions be noted.

It was RESOLVED that the Information Report – Appeals/Called in Decisions be noted.

To consider any Part I Business accepted by the Chair as urgent.

None.

There was none.

At this juncture the Development Manager informed the Committee that the RTPI East of England Awards Judging Panel had shortlisted SBC for the category of Planning Authority of the Year - East of England.

The Chair conveyed congratulations on behalf of the Committee.

To consider the following motions that:

1.     Under Section 100A of the Local Government Act 1972, the press and public be excluded from the meeting for the following item of business on the grounds that it involved the likely disclosure of exempt information as described in Paragraphs 1 - 7 of Part 1 of Schedule 12A of the Act as amended by Local Government (Access to information) (Variation) Order 2006.

2.     That Members consider the reasons for the following reports (if any)being in Part II and determine whether or not maintaining the exemption from disclosure of the information contained therein outweighs the public interest in disclosure.

Not required.

Not required.

To consider any Part II Business accepted by the Chair as urgent.

None.

There was none.