Agenda and draft minutes

Apologies for absence were received from Councillor Peter Clark, Akin Elekolusi, Coleen De Freitas, Ellie Plater CC and Anne Wells.

Councillor Julie Ashley-Wren declared an interest in Items 3-5, as she had served as Chair of Governors at Barnwell eight years ago but had not been involved in any discussions.

To approve as a correct record the Minutes of the previous meeting held on 7 January 2025

It was RESOLVED that the Minutes of the meeting of the Planning and Development Committee held on 7 January 2025 be approved as a correct record and signed by the Chair.  

To consider the provision of a single storey modular building to create 3 additional classrooms and an office, with hard landscaping to and around the building; Site A.

At this juncture, the Committee received a presentation from the Senior Planning Officer regarding three planning applications submitted for Barnwell School. Hertfordshire County Council had requested an increase of 270 students in the school’s published admission numbers (PAN) for the upcoming academic year. To accommodate this, additional classroom facilities were required, and three potential site options within the school premises had been proposed.

It was noted that Barnwell School had submitted three separate applications with the intention of selecting the final site should all three planning permissions be granted. Each application proposed the same building but in different locations. Were all three applications approved, the school’s capacity could have increased by 810 students. To prevent this, a condition was placed on each application, requiring a new submission for reassessment if the increase exceeded the permitted 270 students.

The Committee reviewed the application for Site A, which proposed a single storey building with a maximum height of 3.1 metres, including two classrooms and an office space. This site, located on an area of hard standing adjacent to the cycle storage, would not impact existing parking spaces. As part of the biodiversity net gain plan, a new mini orchard and hedgerow would be planted to replace two trees lost in the development.

Environmental health requested a condition related to air conditioning units to prevent noise disturbances to nearby properties.

A question was raised regarding the cost of the three applications. Officers responded that each application fee was set at £867, which did not cover the Council’s processing costs. It was noted that planning application fees were set by central government and often resulted in financial losses for local authorities.

Further clarification was provided regarding the admission limit, confirming that Hertfordshire County Council was responsible for ensuring the school’s intake did not exceed the approved 270 additional spaces.

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:

            BMS-MB 01; BMS-MB 02;

 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 construction of the external surfaces of the proposed development hereby permitted shall as per the submitted plans and associated documents to the satisfaction of the Local Planning Authority.

 4         If the implementation of this planning permission would result in the Published Admissions Number (PAN) exceeding 270 students then a further planning application shall be submitted to the Local Planning Authority to assess any potential impacts.

 5         No demolition or construction work, including site clearance and demolition, that is audible at the site boundary, 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 07:30 and 18:00 on Mondays to Fridays and between the hours of 08:00 and  ...  view the full minutes text for item 3.

To consider the provision of a single storey modular building to create 3 additional classrooms and an office, with hard landscaping to and around the building; Site B.

The Committee reviewed the application for Site B, which proposed the same single-story design in a different location on the west side of the site. As this site was closer to residential dwellings, an objection had been raised, leading to a condition ensuring the air conditioning units would not cause noise disturbances. Sport England raised no objections or concerns, as the plan did not result in the loss of any sports pitches.

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:

            BMS-MB 03; BMS-MB 04;

 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 construction of the external surfaces of the proposed development hereby permitted shall as per the submitted plans and associated documents to the satisfaction of the Local Planning Authority.

 4         If the implementation of this planning permission would result in the Published Admissions Number (PAN) exceeding 270 students then a further planning application shall be submitted to the Local Planning Authority to assess any potential impacts.

 5         No demolition or construction work, including site clearance and demolition, that is audible at the site boundary, 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 07:30 and 18:00 on Mondays to Fridays and between the hours of 08:00 and 13:00 on Saturdays.  These restrictions also apply to deliveries arriving at, and leaving, the site.

 6         Any installation of air-conditioning units, air-handling units or any plant and machinery, shall be subject to the following:

            For areas above WHO Guideline levels, where the existing external ambient noise level exceeds WHO Guideline levels of either LAeq, 16hrs 55dB daytime (07.00-23.00 hrs) or LAeq, 8hrs 45dB night-time (23.00-07.00hrs).

1)  Where noise emitted from the proposed plant and machinery will not contain tones or will not be intermittent, the 'A' weighted sound pressure level from the plant and machinery (including non-emergency auxiliary plant and generators) hereby permitted, when operating at its noisiest, shall not at any time exceed a value of 10 dB below the minimum external background noise, at a point 1 metre outside any window of any residential and other noise sensitive property, unless and until a fixed maximum noise level is approved in writing by the City Council. The background level should be expressed in terms of the lowest LA90, 15 mins during the proposed hours of operation.  The plant-specific noise level should be expressed as LAeqTm, and shall be representative of the plant operating at its maximum.

2)  Where noise emitted from the proposed plant and machinery will contain tones or will be intermittent, the 'A' weighted sound pressure level from the plant and machinery (including non emergency auxiliary plant  ...  view the full minutes text for item 4.

To consider the provision of a single storey modular building to create 3 additional classrooms and an office, with hard landscaping to and around the building; Site C.

The Committee considered the application for Barnwell School (Site C) that proposed the same single-story design in a different location on the southern side of the site. Sport England raised no objections, and the proposal did not impact any existing trees.

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:

            BMS-MB 05; BMS-MB 06;

 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 construction of the external surfaces of the proposed development hereby permitted shall  as per the submitted plans and associated documents to the satisfaction of the Local Planning Authority.

 4         If the implementation of this planning permission would result in the Published Admissions Number (PAN) exceeding 270 students then a further planning application shall be submitted to the Local Planning Authority to assess any potential impacts.

 5         No demolition or construction work, including site clearance and demolition, that is audible at the site boundary, 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 07:30 and 18:00 on Mondays to Fridays and between the hours of 08:00 and 13:00 on Saturdays.  These restrictions also apply to deliveries arriving at, and leaving, the site.

 6         Any installation of air-conditioning units, air-handling units or any plant and machinery, shall be subject to the following:

            For areas above WHO Guideline levels, where the existing external ambient noise level exceeds WHO Guideline levels of either LAeq, 16hrs 55dB daytime (07.00-23.00 hrs) or LAeq, 8hrs 45dB night-time (23.00-07.00hrs).

            (1) Where noise emitted from the proposed plant and machinery will not contain tones or will not be intermittent, the 'A' weighted sound pressure level from the plant and machinery (including non-emergency auxiliary plant and generators) hereby permitted, when operating at its noisiest, shall not at any time exceed a value of 10 dB below the minimum external background noise, at a point 1 metre outside any window of any residential and other noise sensitive property, unless and until a fixed maximum noise level is approved in writing by the City Council. The background level should be expressed in terms of the lowest LA90, 15 mins during the proposed hours of operation.

            The plant-specific noise level should be expressed as LAeqTm, and shall be representative of the plant operating at its maximum.

            (2) Where noise emitted from the proposed plant and machinery will contain tones or will be intermittent, the 'A' weighted sound pressure level from the plant and machinery (including non emergency auxiliary plant and generators) hereby permitted, when operating at its noisiest, shall not at any time exceed a value of 15 dB below the minimum external background noise, at a point 1 metre  ...  view the full minutes text for item 5.

To consider the demolition of the existing buildings and structures and re-development to provide new homes (Use Class C3), flexible commercial floorspace (Use Class E), amenity space, landscaping, new cycle parking, and other associated works.

The Interim Head of Planning and Enforcement presented an application for the demolition of an existing retail building in the town centre and its redevelopment into a 21-storey block of flats. The proposal included 225 new homes, 428 square metres of flexible Class E commercial space at ground level, amenity areas, landscaping and associated works. The 0.16-hectare site, located on the Forum, was shown to the Committee.

The shift towards taller buildings was noted as a response to the limited availability of land within the town’s boundaries. The development was designed as a car-free scheme, incorporating 316 cycle parking spaces.

The Committee heard that the facade design aimed to reflect the mid-century architectural style of earlier town centre developments, contributing positively to the townscape.

The Committee reviewed multiple proposed elevations from various angles across the town, along with the external amenity space, which featured at least 30 different plant species. While the building’s roof would not serve as an amenity space, it was designed to enhance biodiversity through self-seeding plants.

At this juncture, the Committee were presented with planning permissions for other town centre sites, reinforcing that the local plan identified the town centre as a suitable location for taller buildings. The proposal aligned with ongoing regeneration efforts, which included recently approved high-rise developments such as the Life Science Quarter, Office Outlet, and SG1, with heights ranging from 6 to 21 storeys. The Committee acknowledged that the scheme supported the town centre’s growth objections.

The Interim Head of Planning and Enforcement highlighted the latest housing delivery test results, showing that Stevenage had delivered only 38% of its required housing, resulting in the most severe penalty under paragraph 11D of the National Planning Policy Framework.

Officers concluded that the scheme’s benefits, including increased footfall and economic activity, outweighed any visual impacts and recommended granting planning permission.

A question was raised regarding concerns about the flood risk assessment and whether the developer was contributing to public realm improvements in the town centre. In response, Officers confirmed that the flood risk assessment was still under review by the lead local flood authority, with final comments expected soon. If concerns could not be resolved, the application would be brought back to the Committee for further consideration. Regarding public realm contributions, officers clarified that the developer was not making any contribution towards funding improvements.

A Member commented on the development, describing it as ‘inappropriate’ and ‘unattractive’ but acknowledged that government policies might require its approval. Party wall considerations were also discussed, with it noted that these would be addressed at the building control stage if planning permission were granted. It was further emphasised as a civil matter under the Party Wall Act 1996, which would require the property owners to appoint surveyors if necessary. 

A question was raised regarding the Council’s Housing Delivery Test (HDT) which officers clarified stood at 38%, which was below the 75% minimum requirement. Despite approving several housing schemes, many sites had not progressed. However, if the proposed site was granted  ...  view the full minutes text for item 6.

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

The Committee considered the Information Report – Delegated Decisions

Members were pleased to see the rejected development at 107 Raleigh Crescent, however, it was noted that local Ward Councillors should be recognised in future decisions.

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

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

The Committee considered the Information Report – Appeals / Called in Applications.

The Interim Assistant Director (Planning and Regulation) provided the Committee with a brief verbal update to accompany the information report:  

·         Land West of Lytton Way (ICON Site) 

The appeal was accepted, as the inspector deemed the location to be sustainable, with the primary argument being the need for additional housing. As a result, permission was granted subject to conditions.

·         7 Boxfield Green 

The Planning Inspector identified an error in the enforcement notice, which had since been withdrawn and reissued with the necessary corrections.

·         Aintree Way 

A site visit was conducted by the Planning Inspector and the enforcement notice was upheld. The Planning Inspector had requested amendments to be made, and the enforcement notice to be reissued.

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.

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 any Part II Business accepted by the Chair as urgent.

At this Juncture, The Interim Assistant Director (Planning and Regulation) provided the Committee with a verbal update regarding upcoming meetings.