Agenda for Planning and Development Committee on Thursday, 30 May 2019, 6.30pm

Agenda and decisions

Venue: Council Chamber, Daneshill House, Danestrete

Contact: Fungai Nyamukapa  Email: fungai.nyamukapa@stevenage.gov.uk Tel: 01438 242707

Items
No. Item

1.

APOLOGIES FOR ABSENCE AND DECLARATIONS OF INTEREST

Decision:

Apologies for absence were received from Cllrs G Lawrence and J Lloyd.

 

There were no declarations of absence.

 

At this juncture, Councillor M Gardner was nominated, seconded and elected as Vice-Chair of the Planning and Development Committee for the Municipal Year 2019/20.

 

The Chair then informed the Committee that Items 6 and 7 (Application 19/00124/FP and Application 19/00079/FP) on the agenda had been withdrawn due to legal reasons.

2.

MINUTES - 3 APRIL 2019 pdf icon PDF 80 KB

To approve as a correct record the Minutes of the previous meeting held on 3 April 2019

Decision:

It was RESOLVED that minutes of the Planning and Development Committee meeting held on 3 April 2019 are approved as a correct record and signed by the Chair.

3.

19/00197/FP - LAND AT 29 SHEPHALL WAY, STEVENAGE pdf icon PDF 239 KB

To consider the erection of a three storey building comprising 6no. two bed and 3no. one bed flats with associated parking and landscaping

Decision:

The Development Manager informed the Committee that following the approval of the Stevenage Local Plan at the Annual Council meeting on 22 May 2019, all planning applications were now based on the adopted Local Plan.

 

The Committee considered an application for the erection of a three storey building comprising 6no. two bed and 3no. one bed flats with associated landscaping. Members noted that the application was required to be considered by Committee as the council was the applicant and landowner. The Development Manager drew attention to the revised conditions 1, 4 and 5.

 

The Development Manager gave an introduction to the Committee. He advised that the main issues for consideration in the determination of this application were the principle of development in terms of land use policy, the impact on the appearance of the area, impact on neighbourhood amenity, the accessibility of the access and parking arrangements and landscaping proposals.

 

The Chair invited Mr Pollard, an objector to address the Committee.  Mr Pollard’s objections related to encroachment of the proposed development onto the wooded area, traffic volumes and privacy issues. The objector also informed the Committee that previous occupants had abandoned two separate applications for the extension of a doctors’ surgery on the property. He also commented that an application for 3 dwellings had previously been approved which was more appropriate. The Chair thanked Mr Pollard and informed him that the Planning and Development Committee did not as a procedure carry out site visits prior to considering planning applications.

 

The Chair then invited the Assistant Director (Housing Development), on behalf of the applicant, to address the Committee. The Assistant Director informed Members that the proposed three storey development had been sympathetically designed. Following pre-application advice, the roof design of the proposed development had been modified from a flat roof to a pitched roof. The Committee was informed that the previous occupant had abandoned expansion plans due to structural failures of the building. The proposed development of 9 affordable rental units was more financially beneficial to the Council than the previous application for three houses on the property.  The Assistant Director referred to a conclusion by the Council’s Arboricultural and Conservation Manager that the proposed development would not have negative impact on the wooded area.

 

The Chair thanked the Assistant Director and invited the Development Manager to continue with his presentation. Members were advised that the land was previously occupied by a doctor’s surgery and is therefore considered as previously developed. The proposed development was acceptable in land use terms. The Development Manager clarified that the provision of 9 units does not fall within the classification of a major development and there was no requirement to provide affordable housing. However, as a Council owned site, it is proposed that this development would be 100% affordable. He also confirmed that if planning permission is granted, the development could be linked to the proposed North Road scheme (Application 18/00740/FPM) to provide the affordable housing requirement generated by this development. The Development Manager  ...  view the full decision text for item 3.

4.

19/00136/FPM - 145 SCARBOROUGH AVENUE, STEVENAGE pdf icon PDF 240 KB

To consider the erection of 29no one, two and three bedroom flats over a semi-basement car park with associated landscaping

Decision:

The Committee considered an application for the erection of 29no. one, two and three bedroom flats over a semi-basement car park with associated landscaping. The development is at the site of a former ‘Annex’ community centre on Scarborough Avenue. The application was before the Committee as the Council was the applicant and landowner and this was classed as a major development.

 

The Principal Planning Officer gave an introduction to the Committee. The Principal Planning Officer drew attention to revised conditions 1, 12 and 16 and additional conditions 22 and 23. She advised that the main issues for consideration in the determination of this application were the acceptability of development in land use policy terms, affordable housing provision and s106 contributions, design, scale and the impact on the character and appearance of the area, amenity of occupiers, landscaping and trees, access and parking, waste, noise, drainage and climate change.

 

The Principal Planning Officer informed the Committee that whilst this was a Council-led scheme and the development is to be 100% affordable, to safeguard the delivery of affordable housing should circumstances change, it should be recommended that, a minimum, 25% of the units are required to be affordable. A s106 agreement was recommended to secure affordable housing and contributions toward primary and secondary education, sustainable transport improvements, improvement of children’s plays pace and outdoor sports provision. The Committee was advised that development would provide 35 unallocated car park spaces and 30 cycle parking spaces. The car park spaces would be one short of the parking requirement for a development of this nature. However, the cark park space provision was deemed satisfactory subject to the condition of one additional disabled car park space.  It was indicated that an additional condition had been added to reflect flood risk measures. 

 

Members sought clarification on public transport provision for the area, location of bin stores and the front to front separation distance between the proposed building and neighbouring properties. In her response, the Principal Planning Officer confirmed that HCC had requested £16,000 for the upgrading of bus stops adjacent to the site. Members were informed that HCC had the remit of negotiating bus service arrangements with providers. The Council had raised with HCC the issues of improving bus service around the site. The location of the bin store on the western boundary was not ideal but would be convenient for future occupiers and the Council’s waste operatives’ requirements. However, a condition would be imposed to require details to be submitted for consideration. The separation distance from the nearest corner of the proposed building to the front elevations of the properties would measure approximately 25m and this was considered to be acceptable. It was pointed out that since the Design Guide did not specify distances for front to front relationships, separation distances were assessed on a case-by-case basis.  

 

It was RESOLVED that planning permission be granted subject to the applicant having first entered into and completed a S106 legal agreement to secure/provide financial contributions towards:-

 

•  ...  view the full decision text for item 4.

5.

18/00740/FPM - 12 NORTH ROAD, STEVENAGE pdf icon PDF 255 KB

To consider an application for the construction of three and four storey building to comprise 21no. one and two bed flats with associated parking, landscaping, bin and cycle stores, and new vehicular access

Decision:

The Committee considered an application for the construction of three and four storey building to comprise 21no. one and two bed flats with associated parking, landscaping, bin and cycle stores and new vehicular access. Members noted that the application was required to be considered by Committee as the council was the applicant and landowner.

 

The Principal Planning Officer gave an introduction to the Committee and drew attention to revised condition 1. She advised that the main issues for consideration in the determination of this application were the acceptability of development in land use policy terms, affordable housing provision and s106 contributions, design, scale and the impact on the character and appearance of the area, amenity of neighbours, amenity of occupiers, landscaping and trees, access and parking, waste, noise drainage and climate change. It was noted that the proposed development was at the site of a former residential care home.

 

The Chair invited Mr Chris Hughes, an objector to address the Committee.  Mr Hughes’s objections related to scale and height of the building, parking, highway safety, loss of privacy and appearance and design. The Chair thanked Mr Hughes and then invited the Assistant Director (Housing Development), on behalf of the applicant, to address the Committee.

 

The Assistant Director (Housing Development) informed the Committee that the proposal was considered to be in a sustainable location and the scheme had been amended to address the concerns of adjoining occupiers with the height being reduced and the orientation of some windows had been adjusted to address loss of privacy. He also advised that this development was required to help fund the development at Shephall Way and Scarborough Avenue which were delivering 100% affordable housing. He also confirmed that the building’s designers had used the latest available maps and technology and therefore the details on the proposed plans were accurate.

 

The Principal Planning Officer advised Members that Condition 1 had been amended in response to feedback regarding plans for the bin and cycle stores. She highlighted that the site was on land classified as previously developed. The Principal Planning Officer indicated that the windfall site met criteria set out in Policy H05 of the adopted local plan. The Committee was informed that there would be no affordable housing on site. The six unit affordable housing provision as required by Policy H07 of the adopted local plan would be provided at Shephall Way (application ref: 19/00197/FP) or Scarborough Avenue (application ref: 19/00136/FPM). The Principal Planning Officer clarified that the adopted 2019 Local Plan did not specify housing density standards.

 

The Officer informed Members that the proposed new vehicular access was considered acceptable in principle and that the proposal was considered to be in a sustainable location. The height of the rear element of the building and the orientation of some windows had been adjusted to address loss of privacy and light issues raised by the occupiers of 28 Daltry Road to the rear. Members were informed that the parking provision was within HCC guidelines. The building  ...  view the full decision text for item 5.

6.

19/00124/FP - LAND BOUNDED BY BRAGBURY LANE, PEMBRIDGE GARDENS AND BLENHEIM WAY, STEVENAGE pdf icon PDF 210 KB

To consider an application for the removal of condition 9 (footpath) attached to planning permission reference number 16/00444/RM

Decision:

Application 19/00124/FP - Land Bounded by Bragbury Lane, Pembridge Gardens and Blenheim Way, Stevenage was withdrawn for legal reasons.

 

 

7.

19/00079/FP - LAND BOUNDED BY BRAGBURY LANE, PEMBRIDGE GARDENS AND BLENHEIM WAY, STEVENAGE pdf icon PDF 217 KB

To consider an application for the variation of condition 9 attached to planning permission 16/00444/RM to amend the delivery of the footpath to 3 months after the first occupation of the dwellings hereby permitted

Decision:

Application 19/00079/FP - Land Bounded by Bragbury Lane, Pembridge Gardens and Blenheim Way, Stevenage was withdrawn for legal reasons.

8.

19/00167/FPM - AIRBUS DEFENCE AND SPACE, GUNNELS WOOD ROAD, STEVENAGE pdf icon PDF 283 KB

To consider the demolition of existing office building and associated works and erection of new office building including the recladding of the existing factory building facade and associated works including landscaping, car parking and cycle parking

Decision:

The Committee considered the application for the demolition of existing office building and associated works and erection of new office building including the cladding the recladding of the existing factory building façade and associated works including landscaping, car parking and cycle parking.

 

The Development Manager gave an introduction to the Committee and drew attention to the revised Condition 17. Members noted that the application was required to be considered by the Committee as it was classed as a major application.

 

He advised that the development for replacement offices represented an acceptable use in the Gunnels Wood employment area and was in accordance with the Council’s employment policies. He also confirmed that the proposal represented a high quality development which, being located toward Gunnels Wood Road and using high quality materials and glazing, would create a statement building. The Development Manager went on to confirm the proposal would not harm residential amenity or the existing operating conditions of nearby businesses. With regard to highway safety and car parking, the Officer confirmed that no additional car parking was proposed to serve the building and the additional floorspace created. He advised that in a highly sustainable location such as this zero car parking accorded with the Council’s adopted standards. With regard to highway safety, the Development Manager confirmed that Hertfordshire County Council (HCC) as Highway Authority were raising no objection, but had requested financial contributions of £6,000.00 toward the evaluation and monitoring of the Travel Plan submitted with the application and £24,000.00 to upgrade the bus stop to the front of the site. He confirmed that the applicant had agreed to pay these contributions. With regard to the request of HCC for an additional contribution of £33,860.00 toward further sustainable development projects, the Officer advised that as the requirement was based on only limited increased traffic movements to and from the site, and HCC were not objecting to the proposal on highway safety grounds, this request was unreasonable and failed the tests as set out in the NPPF for seeking s106 obligations.

 

Members welcomed redevelopment plans at Airbus Defence and Space. The Committee expressed concerns that HCC was asking some developers to upgrade bus stops without insisting on improvements to bus services. Officers reassured the Committee that SBC had raised the issue of improving bus services in meetings with HCC.

 

It was RESOLVED that planning permission be granted subject to the applicant having first entered into and completed a unilateral undertaking under S106 of The Town and Country Planning Act 1990 to secure financial contributions towards:-

 

           Improvements to the bus stop to the front of the site;

           Monitoring and evaluation of the Travel Plan;

 

The detail of which is to be delegated to the Assistant Director of Planning and Regulation in liaison with the Council’s appointed Solicitor and subject to the following conditions:-

 

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

 

AIR001/007, AIR-BDP-XX-XX-DR-L-99-1003 P4, AIR-BDP-XX-XX-DR-L-99-1001 P06, AIR-BDP-XX-00-DR-A-99-1001 P05, AIR-BDP-XX-01-DR-A-99-1001 P05, AIR-BDP-XX-02-DR-A-99-1001 P05, AIR-BDP-XX-03-DR-A-99-1001  ...  view the full decision text for item 8.

9.

19/00194/FP - CHRIS FOSTER HOUSE, 5 DITCHMORE LANE, STEVENAGE pdf icon PDF 211 KB

To consider the variation of condition 1 (Site Plan) attached to planning permission 18/00107/FP to amend access, parking and amenity area

Decision:

The Committee considered an application for the variation of Condition 1 (Site Plan) attached to the Planning permission 18/00107/FP to amend access and parking layout.

 

The Development Manager gave an introduction to the Committee. Members were informed that when considering applications of this type, local planning authorities are entitled to consider only the question of the conditions to which planning permission should be granted and must leave the original permission intact. Since the other conditions imposed on the original granted planning permission for this development remain relevant, the only issue for consideration in the determination of this application is how the variation of the condition referred to above would impact on the approved scheme and whether any additional conditions are warranted. The Committee was advised that the main issues for consideration in the determination of this application were the acceptability of the changes to the scheme in respect of the visual amenities of the area, highway safety and car parking provision, as permitted under the original grant of planning permission.

 

It was confirmed that no objections had been received at the time of drafting the report. The Development Manager informed Members that some of the Sycamore trees that were earmarked for removal were not in good health and that the planting of replacement trees would be acceptable.

 

The reasons for the amendments were as follows:

 

·         Accessing the parking provision through the site rather than via Fairlight Close so as to reduce conflict with vulnerable residents who occupied bungalows at the rear

·         Locating the bin store to the side of the property rather than the front

·         Replacement of tandem parking to front with two demarked bays to improve the usefulness of the parking provision to the front

·         Parking bays to the rear of the property to provide level access into the property

·         Southern boundary treatment to be set in from the site boundary to allow a verge along Fairlight Close, opening up access to properties at the rear and improving visibility for using this access

·         Removal of the dilapidated wall and serrated railings between the two properties thereby opening up the site

·         Co-locating the electrical intakes at the rear of the site to allow for easier installation and ongoing maintenance access

 

The Committee was advised that the proposal would have an acceptable impact on the character and appearance of the area and the Old Town Conservation Area within which the site lies. The proposed scheme would adversely affect the operation or safety of the local highway network and would result in an over-provision of parking.

 

It was RESOLVED that planning permission be granted subject to the following conditions:

 

1.         The development hereby permitted shall be carried out in accordance with the following approved plans: 17047wd2.01J, 17047wd2.02B, 17047wd2.03C, 17047wd2.05, 17047su1.01A, 17047su1.02, 17047su1.03, 17047su1.04A.

           

2.         The materials to be used in the construction of the development hereby permitted shall be as previously agreed under ref 18/00759/COND.

           

3          Prior to the first occupation of the dwellings hereby permitted the parking spaces and turning facilities  ...  view the full decision text for item 9.

10.

19/00195/FP - 3 AND 4 DITCHMORE LANE, STEVENAGE pdf icon PDF 200 KB

To consider the variation to condition 1 (site plan) attached to planning permission reference number 15/00080/FP to amend access and parking layout

Decision:

The Committee considered an application for the variation of Condition 1 (Site Plan) attached to planning permission reference number 15/00080/FP to amend access and parking layout.

 

The Development Manager gave an introduction to the Committee. Members were informed that when considering applications of this type, local planning authorities are entitled to consider only the question of the conditions to which planning permission should be granted and must leave the original permission intact. The Committee was advised that the main issues for consideration in the determination of this application were the acceptability of the changes to the scheme in respect of the visual amenities of the area, highway safety and car parking provision, as permitted under the original grant of planning permission.

 

In response to a question, the Development Manager confirmed that the telegraph post at the front of the property would be removed. It was confirmed that no objections had been received at the time of drafting the report.

 

The Committee was advised that the proposal was minor in nature and would have an acceptable impact on the character and appearance of the area and the Old Town Conservation Area within which the site lies. The proposed scheme would not adversely affect the operation or safety of the local highway network and would result in an over-provision of parking.

 

It was RESOLVED that planning permission be granted subject to the following conditions:

 

1.         The development hereby permitted shall be carried out in accordance with the following approved plans: 12005wd3. 10 Rev L, 12005 wd2.02P1, 12005 wd12005 wd2.02P12.01P1, 12005 wd2.20P1, 12005 wd2.21P1, 12005 wd2.22P1, 12005 wd2.23P2

 

2.         The materials to be used in the construction of the external surfaces of the extensions and external alterations to facilitate the conversion of the properties to flats hereby permitted shall match the materials used in the construction of the original properties to the satisfaction of the Local Planning Authority.

 

3.         Prior to the first occupation of the dwellings hereby permitted the parking spaces and turning facilities identified on drawing 12005wd3. 10 Rev L shall be constructed, hard surfaced and made ready for use to serve the occupants of those properties unless otherwise agreed in writing by the Local Planning Authority. The spaces shall be permanently retained in that form thereafter.

 

4.         No construction work relating to this permission shall be carried out on any Sunday, Public or Bank Holiday nor at any other time except between the hours of 0730 and 1800 on Mondays to Fridays and between the hours of 0900 and 1330 on Saturdays.

 

5.         Notwithstanding the details shown in this application, prior to the occupation of the dwellings hereby permitted, the treatment of all boundaries including details of any walls, fences, gates or other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority. The approved boundary treatments shall be completed before the use hereby permitted is first occupied and thereafter permanently retained.

 

6.         All areas for parking, delivery and storage areas associated with the  ...  view the full decision text for item 10.

11.

INFORMATION REPORT - DELEGATED DECISIONS pdf icon PDF 150 KB

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

Decision:

Report noted.

12.

INFORMATION REPORT - APPEALS/CALLED IN APPLICATIONS pdf icon PDF 48 KB

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

Decision:

Report noted.

13.

URGENT PART I BUSINESS

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

Decision:

None.

14.

EXCLUSION OF THE PRESS AND PUBLIC

To consider the following motions that:

 

1.    Under Section 100(A) 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.

 

Decision:

Not required.

15.

URGENT PART II BUSINESS

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

Decision:

None.