Agenda, decisions and minutes

Apologies for absence were submitted on behalf of Councillors Graham Lawrence and Maureen McKay.  Councillor Conor McGrath was in attendance as substitute for Councillor McKay.

Councillor Mitchell declared a non-pecuniary interest in respect of Item 3 – land adjacent to GSK Campus as he had limited shares with GSK.  Councillor Mitchell remained in the meeting and took part in the deliberations on this item.

Apologies for absence were submitted on behalf of Councillors Graham Lawrence and Maureen McKay.  Councillor Conor McGrath was in attendance as substitute for Councillor McKay.

Councillor Mitchell declared a non-pecuniary interest in respect of Item 3 – land adjacent to GSK Campus as he had limited shares with GSK.  Councillor Mitchell remained in the meeting and took part in the deliberations on this item.

To consider Hybrid Planning Application for a new Life Sciences Campus comprising full planning permission for the demolition of existing ancillary buildings, structures, erection of employment floorspace (Classes E(g)(ii) and (iii) and B2, with provision for Class E uses at ground, lower ground and upper ground/mezzanine floors) revised junction arrangement (A602 and Gunnels Wood Road) and alterations to the site layout to include new  car parking (including a multi storey car park), internal access and associated works (such as new utilities (including new substation), drainage and infrastructure hard and soft landscaping and introduction of sustainable transport facilities) and Outline planning permission for the demolition of existing ancillary buildings/structures, erection of employment floorspace (Classes E(g)(i) to (iii), B2 and B8, with provision for an ancillary auditorium, and Class E uses at ground floor) and Amenity Hub (Classes E and B2), provision of car parking (including multi storey car park(s)) and associated works (such as new access, utilities, drainage, infrastructure and hard and soft landscaping), with all matters reserved for subsequent approval.

It was RESOLVED that the application 23/00293/FPM be GRANTED planning permission subject to the conditions and reasons set out in the report.

The Committee considered an application for a hybrid planning application for a new Life Sciences Campus comprising of full planning permission for the demolition of existing ancillary buildings, structures, erection of employment floorspace (Classes E(g)(ii) and (iii) and B2, with provision for Class E uses at ground, lower ground and upper ground/mezzanine floors) revised junction arrangement (A602 and Gunnels Wood Road) and alterations to the site layout to include new  car parking (including a multi storey car park), internal access and associated works (such as new utilities (including new substation), drainage and infrastructure hard and soft landscaping and introduction of sustainable transport facilities) and outline planning permission for the demolition of existing ancillary buildings/structures, erection of employment floorspace (Classes E(g)(i) to (iii), B2 and B8, with provision for an ancillary auditorium, and Class E uses at ground floor) and amenity hub (Classes E and B2), provision of car parking (including multi storey car park(s)) and associated works (such as new access, utilities, drainage, infrastructure and hard and soft landscaping), with all matters reserved for subsequent approval

The application was before the Committee for determination as it was a major application.

The Assistant Director Planning and Regulation gave an introduction to the Committee.   He advised that the application proposal would create a world class, life science campus which would provide state of the art laboratories and facilities and build on Stevenage’s existing reputation as a leading life science hub meeting the growing demand within the UK for new research and development opportunities in the sector.

Members were advised that the proposal would deliver a sustainable, connected and collaborative campus with a world class mix of life science spaces, bringing together a number of major regional, national and multinational companies.

The Principal Planning Officer informed the Committee that the application had been submitted in ‘hybrid’ form and sought detailed planning permission for the initial (Phase 1) suite of works and outline planning permission (with all matters reserved) for the remainder of the Masterplan.

In relation to car parking, the application proposed a total of up to 2,783 new car and motorcycle parking spaces, plus a further 362 spaces to be re-provided that currently existed on site.  ‘Meanwhile’ landscaping would also be carried out to provide a transitional surface level treatment ensuring the first phase of the Campus could become operational before the wider Masterplan was delivered.

The Chair then invited Will Rohleder, Development Director of Reef Group on behalf of the applicant, to address the Committee.  He began by thanking the SBC Planning Team for their work during the pre-application process which had resulted in a number of improvements to the scheme. 

The Committee was informed that the GSK Campus was already an established and successful operation, including the CGT Catapult and the Stevenage Bioscience Catalyst and it was hoped that the application would build upon this success.  The proposed development would also operate in conjunction with Autolus and the recently approved science/retail scheme ‘The Assembly’ at the Forum in Stevenage Town  ...  view the full minutes text for item 2.

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

Noted.

It was RESOLVEDthat the information report be noted.

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

Noted.

It was RESOLVEDthat the information report be noted.

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

The Development Manager gave an update to the Committee on the Stevenage West development since its approval in December 2021.

The Development Manager gave an update to the Committee on the Stevenage West development since its approval in December 2021.

Planning update

Since the Planning and Development Committee had determined the planning application, the Council has formally adopted the Design Guide SPD 2023 and it was considered that the proposed development met the requirements of the new SPD.  As such, this scheme was deemed to be acceptable in design terms so new assessment is required.

Changes to financial contributions / planning obligations

Primary Education

Through ongoing discussions and negotiations with Hertfordshire County Council (HCC), the financial contribution had increased by £249,000 to £14,342,513, due to drainage rates being deemed to be greater than previously identified and leading to an increase in overall projected build costs for the school.  It was confirmed that the revised contributions for the Primary Education had been agreed by all parties including the developers.

Bus Service Contribution

In relation to the Bus Service Contribution, this had been identified to be approximately £2,610,000 which would serve the development.  However, the final details of how this service were yet to be agreed.  Through on-going negotiations with the HCC as Highways Authority, the financial contribution could be reduced to approximately £1,750,000. This was considered to be sufficient for the bus service to be viable for a 7-year period.  Through negotiations with HCC and all other parties, it was agreed that the financial contribution would be £2,610,000 covering a 15 year period.

In terms of the service itself, the first phase 1 bus into the development site, would come into a turning head and exit on Bessemer Drive. Phase 2 would include a temporary access created on Meadway until the tunnel was built when a second bus would be come into operation.  The funding would then continue for 2 buses and as later phases of the development were delivered, the bus service should then become viable to operate.

Biodiversity Net Gain

In relation to Biodiversity Net Gain, negotiations were on-going to agree the financial contribution for this site.  The site was seeking to deliver a significant amount of open space, trees and biodiversity enhancements although it was noted that there was not sufficient areas on site to deliver this requirement along with being able to meet all other local plan requirements.

As a consequence, there was a shortfall of approximately 89 habitat units and therefore, the financial contribution as agreed with Herts and Middlesex Wildlife Trust would be £2,458,524 which would be paid per phase of the development.  The contributions, agreed by the developers, would be paid to Stevenage Borough Council to deliver biodiversity net gain within the Town.

NHS

With regards to NHS contributions, it was reported that the NHS, had been non-committal to taking up the provision of an on-site GP Surgery.  Therefore, although the legal agreement had been devised to include the provision of GP surgery on site up to 400 sq.m in floor area with a minimum 25-year lease, if the NHS were not to  ...  view the full minutes text for item 5.

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.

Not required.

Not required.

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

None.

None.