Agenda and draft minutes

Apologies for absence were received from Councillor Akin Elekolusi.

To approve as a correct record the Minutes of the previous meeting held on 19 February 2025.

It was RESOLVED that the Minutes of the meeting of the Planning and Development Committee held on 19 February 2025 be approved as a correct record and signed by the Chair.  

To consider the change of use of existing 3-bedroom dwelling to 2no. 1-bedroom flats following erection of a two-storey rear extension, internal alterations and associated car parking.  

It was noted that Councillor Peter Clark declared a personal interest in the application at 107 Raleigh Crescent, and left the meeting for the duration of the item while it was being considered and voted on.

The Committee received a presentation from the Senior Planning Officer regarding a planning application for the change of use of an existing three-bedroom dwelling into two one-bedroom flats. The proposal included a two-storey rear extension, internal alterations, and associated parking provision.

Site and floor plans were presented to the committee, including proposed locations for two parking spaces. It was clarified that a second room shown in the plans fell below the minimum required size for a bedroom and therefore the property was classified as a one-bedroom flat.

The Chair invited Councillor Tom Wren, a Chells Ward Councillor, to address the Committee.

Councillor Wren, spoke in opposition to the application, expressing concern that the proposal should be considered as two two-bedroom flats due to the inclusion of both bathroom and an en-suite in each unit.

Objections were raised regarding the use of public land for parking, noting that the land had not been sold to the applicant.

Councillor Wren also referenced a late submission from the Council’s Arboricultural Officer, who objected to the application due to the potential impact on the adjacent trees.

The Chair thanked Councillor Tom Wren for his contributions and invited the Senior Planning Officer to respond.

The Senior Planning Officer confirmed that land ownership was not required at the application stage. Condition 9 stipulated that parking must be provided prior to occupation, meaning the land would need to be acquired before the development could be implemented.

Officers reiterated that the second room did not meet the minimum bedroom size and confirmed that 1-bedroom flats aligned with identified housing need in Stevenage, in accordance with Policy HO5.

Officers confirmed there would be no adverse impact on outlook, amenity, or daylight for neighbouring properties. Cycle storage was also included in the proposal.

At this Juncture, it was noted that both proposed bedrooms fell marginally below policy size standards (by 10-20cm). However, this was not considered significant enough to justify refusal.

Officers addressed the Arboricultural Officer’s concerns, acknowledging that the proposed parking spaces would encroach on the root protection area of one tree. However, no tree loss was anticipated.

The application was confirmed as exempt from Biodiversity Net Gain requirements due to its de minimis status. Waste and recycling provision was deemed acceptable.

The Senior Planning Officer concluded that the development would make a “small but positive contribution” to meeting the Borough’s housing need and recommended approval.

During discussion, Members raised concerns about the risk of a developer proceeding with internal works before securing necessary approvals, particularly regarding parking provision. Officers acknowledged the risk but advised that developers were unlikely to proceed without full permissions due to the financial implications.

Additional concerns were raised regarding the proximity of the parking spaces to the public footpath. Officers confirmed that the proposed spaces met the required  ...  view the full minutes text for item 3.

To consider the installation of public art outside main entrance to Bus Interchange.

The Committee received a presentation from the Planning and Development Team Leader on the proposed installation of public artwork outside Stevenage Interchange Bus Station. The location of the sculpture’s footprint was shown. It was noted that the sculpture would be 2.5 metres high and consist of three stacked stones made from a metal armature and polystyrene carved rocks, coated with glass reinforced cement and decorated with hand-cut mosaic designs.

The Chair welcomed Jill Borcherds from Cycling UK to address the Committee. It was noted that the concerns raised were related to the location of the artwork, not the design or content.

The Committee was informed that the artwork would be positioned at the Junction where the North Road Cycleway meets the East-West route to the station. Cyclists would approach from three different directions, while pedestrians would arrive from four. 

It was proposed that the decision be deferred until further analysis of pedestrian and cyclist flow around the area had been undertaken. 

The Chair thanked Jill for her contributions and welcomed the Planning and Development Team leader to respond.

It was explained to the Committee that the Highway authority and Stevenage Borough’s Engineering department had been contacted for any objections to the application due to pedestrian and cyclist flows. Reference was made to the Local Transport Note (LTN120), which stated that the width of the sculpture and the rear edge of the footpath would be 4.6 metres and 6.2 metres from the landscaped area to the north, exceeding the 4-metre minimum requirement and therefore complying with guidance.

Members acknowledged that public sculptures across the town were well received. A question was raised about relocating the sculpture, however officers explained that the planning authority must assess the sculpture in its submitted location and had no authority in changing the location.

The Committee queried whether other street furniture had been considered in the application. The Planning and Development Team Leader confirmed that it had. 

In response to concerns about spectators of the artwork narrowing the pathway to below 4 metres, the Planning and Development Team Leader noted it was a shared space and would be the responsibility of the users of the area to manage it safety.

Members sought clarification on why the proposal referred to the area as a pedestrianised highway rather than acknowledging it as a shared space with cyclists and felt this should have been explicitly stated for transparency. The Planning and Development Team Leader noted the comments and agreed that it was not mentioned in the report but explained that relevant departments would have been aware of the shared use and would have taken it into account in their assessments.

Members stated that users should exercise caution in shared spaces and, while acknowledging concerns, expressed that public art should be placed in visible, frequented locations rather than hidden from view.

A question was raised whether impact assessments had been conducted regarding potential congestion at the proposed location, and whether a decision should be delayed until this was assessed. It  ...  view the full minutes text for item 4.

To consider alterations and refurbishments to include a new roof, replacement windows and fascia boards and air conditioning units.

The Committee received a presentation on the application for 11 – 19 Town Square in the Town Centre, proposing alterations and refurbishments to include a new roof, replacement windows, fascia boards and air conditioning units to the rear of the building.

It was noted that these proposals had previously come before the Committee due to incomplete works, therefore a new application was required. Updates to the proposal included changes to some of the windows not present in the previous application.

A site plan and photographs were presented showing the completed new windows and roof from the previous application. Images of the enclosures for the air conditioning units were also shown.

It was noted that the air conditioning units were located within the conservation area of the site, however no objections had been raised by the Council’s listed building and historic environment consultees. The recommendation was noted for approval for the application.

Members raised concerns regarding the upkeep of the rear of the shops and queried whether plans were in place to address this. In response, the Team Leader advised that the area would form part of the SG1 regeneration in the future, and these works were only for a temporary period of time.

A recorded vote* was taken on the application and 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: SGEH-BBA-ZZ-RF-DE-A-2204 Rev P01; Site Location Plan; SGEH-BBA-ZZ-ZZ-DR-A-3002 Rev 02; SGEH-BBA-ZZ-ZZ-SH-A-7751 Rev P01; 00-M-01-0300-01 T1; SGEH-BBAZZ-01-DR-A-2202 Rev C01; SGEH-BBA-ZZ-RF-DR-A-2006 Rev P01; SGEH-BBA-ZZ-RFDR-A-2104 Rev P01; SGEH-BBA-ZZ-ZZ-DR-A-3001 Rev 02; SGEH-BBA-ZZ-ZZ-DR-A-3003 Rev C01; SGEH-BBA-ZZ-ZZ-SH-A-7051 Rev P01.

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

Informatives

1          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.

 2         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 us on 01438  ...  view the full minutes text for item 5.

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.

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

The Team Leader provided the Committee with a verbal update to accompany the information report:

·         Aintree Way

The enforcement notice was upheld, and the Planning Inspector had requested amendments to be made. The enforcement notice had now been served.

·         40A Vinters Avenue

The Lawful Development Certificate was approved, and further details could be found in the report.

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

There was no Urgent Part I Business.

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.

It was RESOLVED:

1.    That under Section 100(A) of the Local Government Act 1972, the press and public be excluded from the meeting for the following items of business on the grounds that they involve the likely disclosure of exempt information as described in paragraphs1 – 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 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.

To consider the Planning Review on the legal status of Houses of Multiple Occupation (HMO) in Stevenage.

The Committee discussed the Quarter 4 report on Houses in Multiple Occupation (HMOs) in Stevenage which was for noting.

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

There was no Urgent Part II Business.