Agenda item

To consider the change of use of the public car park to a rental vehicle premises (Sui Generis), the erection of modular rental vehicle office and rental vehicle wash bay and associated works (including lighting and resurfacing).

The Committee considered an application for the change of use of part of the South Car Park at Primett Road from public parking to a vehicle rental facility, including the erection of an office, vehicle wash bay, associated lighting, resurfacing works and the provision of two car club bays.

 

The Planning Officer presented the report and reminded Members that the application had previously been deferred in March 2026 to allow for additional evidence regarding parking demand. It was noted that a Parking Impact Assessment had since been submitted, supported by more than 12 months of parking data covering the period from February 2025 to March 2026.

 

The assessment concluded that the loss of 90 parking spaces could be accommodated within the existing town centre parking provision 98% of the time. Members were also advised that the NHS permit arrangement currently operating from Primett Road was due to cease at the end of September 2026. It was noted that the High Street works would also only result in the permanent loss of only six parking spaces. Officers considered that the evidence satisfied the requirements of Policy IT8 and recommended approval.

 

The Chair introduced Mr Robert Stewart, from Stevenage Packaging Limited, who spoke in objection to the application on behalf of local businesses and residents to the Committee.

 

Mr Stewart expressed concerns regarding the loss of public parking spaces, the impact on Old Town businesses, future parking pressures arising from nearby developments and the adequacy of the parking assessment. He also questioned the transparency of arrangements between the Council and Enterprise Car Rental and suggested that alternative sites should be explored.

 

The Chair thanked Mr Stewart and welcomed Mr Chris Dodds from Planning Prospects to the Committee, who spoke in support of the application on behalf of the applicant.

 

Mr Dodds advised that the company's existing premises was no longer suitable for operational requirements and referred Members to the updated parking evidence, which he stated demonstrated that sufficient parking capacity remained within the Old Town. He further argued that the proposals aligned with local and national transport policies aimed at promoting sustainable travel and reducing dependency on private vehicle ownership.

 

The Chair thanked Mr Dodds and invited the Planning Officer to respond.

 

In response to comments raised by the speakers, the Planning Officer advised that no planning policy requirement existed for the applicant to consider alternative sites, and that the determination of the application should focus on compliance with Policy IT8 and the evidence submitted regarding parking demand.

 

Members questioned the loss of 90 parking spaces and whether the proposal would adversely affect local businesses. Officers explained to the Committee that the Local Plan identified opportunities for the redevelopment of surface car parks within the Old Town. It was advised that, should Members be minded to refuse the application, robust planning reasons and evidence would be required to defend such a decision at appeal.

 

Questions were raised about the potential for overspill parking issues if the allocated 90 spaces proved insufficient. Officers explained that the lease related solely to the designated 90 spaces and that the company would be expected to accommodate its fleet within that allocation. Officers advised that vehicles parked on the public highway remained subject to normal parking enforcement provisions, and that any use of the remaining public car park spaces would be monitored through the Council's parking management systems.

 

Questions were raised regarding potential environmental impacts, in relation to nearby residential properties including noise, lighting and pollution associated with the proposed vehicle rental operation. Officers advised that several planning conditions had been recommended to mitigate such impacts.

 

Members questioned the parking trends and noted that the data concluded in March 2026 and appeared to show increasing levels of parking utilisation. Officers confirmed that they had not received any additional data beyond the material submitted with the application. It was noted that the observed increase in parking demand was understood to be related primarily to the temporary NHS permit arrangement and the temporary loss of parking spaces associated with the High Street improvement works. Officers did not consider this increase indicative of a long-term trend.

 

Following the questions, a motion to proceed to the debate and vote was proposed and seconded.

 

During debate, discussions took place regarding the increase in housing development across the town and the cumulative impact this was having on parking provision. It was noted that residential streets were becoming increasingly congested and referred to the difficulties experienced by emergency service vehicles accessing some areas due to parked cars. Whilst acknowledging that these concerns extended beyond the immediate application site, they considered the proposal indicative of wider parking pressures being experienced across the borough.

 

In response, the Chair noted that the Committee was required to focus on the specific planning application before it, and reminded Members that previous planning decisions had already established accepted parking standards for nearby developments.

 

Further discussions took place regarding the need for an increased footfall within the Old Town and considered that the redevelopment of part of the car park could contribute positively to activity in the area. Comments were raised that the Primett Road car park was visually unattractive in its current form and considered the proposed development an opportunity to improve the appearance of the site whilst generating income and investment.

 

Officers confirmed that the car park would have a separate access route with removable bollards, which would enable the fairground vehicles to continue accessing and manoeuvring within the site as required.

 

A vote was taken and it was RESOLVED that planning permission be GRANTED subject to the conditions set out below, with delegated authority be given to the Director for Planning and Regulation, in consultation

with the Chair of the Planning and Development Committee, to amend or add to the conditions subject to which permission would be granted, where such amendments or additions would satisfy the relevant national policy tests and would most effectively deliver the development which the Committee has resolved to approve.

 

Conditions

 

General

1. The development shall be carried out in accordance with the following approved plans unless otherwise agreed in writing by the local planning authority:

PP-ERAC-STE-001;

ERAC-STE-002;

0002 Rev P02;

00010

251217.UK99.CSB.T22;

ST-01;

ST-02;

ST-03;

 

2. The development shall be begun before the expiration of three years from the date of

this permission.

 

3. No demolition or construction activities (including any associated collections or deliveries) shall be carried out except between the hours of 07:30 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays. For the avoidance of doubt, no such work shall be carried out on Sundays or bank holidays.

 

4. The development shall not be open to the public except between the hours of 07:00 to 22:00 on any day.

 

5. No external lighting shall be installed or operated at the site other than in accordance with Lighting – Car Park Design Rev 4.

 

6. Prior to the commencement of the development (excluding site clearance and groundworks), a schedule of external materials shall be submitted to and approved in writing by the local planning authority. The development shall then be carried out in accordance with the approved details.

 

7. Prior to the commencement of the development (excluding site clearance and groundworks), a construction surface water management plan shall be submitted to and approved in writing by the local planning authority. The development shall then be carried out in accordance with the approved surface water management plan.

 

8. Prior to occupation of the development, cycle parking, including one space for adapted cycles, shall be provided in accordance with details which have been submitted to and approved in writing by the local planning authority. The cycle parking shall thereafter be permanently maintained in a manner fit for its intended purpose.

 

9. Prior to occupation of the development, all accesses, parking, servicing and

manoeuvring areas shall be laid out in accordance with the approved plans. Those areas shall thereafter be permanently maintained in a manner fit for their intended purpose.

 

10. Prior to occupation of the development, all boundary treatments shall be laid out in accordance with the approved plans. The boundary treatments shall thereafter be permanently maintained in a manner fit for their intended purpose.

 

11. Prior to occupation of the development, a surface water cleansing scheme shall be submitted to and approved in writing by the local planning authority. The approved cleansing measures shall be installed prior to occupation and permanently retained as such thereafter.

 

 

 

INFORMATIVES

1.                     The applicant is advised that the storage of materials associated with the construction of this development should be provided within the site on land which is not public highway, and the use of such areas must not interfere with the public highway. If this is not possible, authorisation should be sought from the Highway Authority before construction works commence. Further information is available via the County Council website at https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/business-licences/business-licences.aspx or by telephoning 0300 1234047.

 

2.                     It is an offence under section 137 of the Highways Act 1980 for any person, without lawful authority or excuse, in any way to wilfully obstruct the free passage along a highway or public right of way. If this development is likely to result in the public highway or public right of way network becoming routinely blocked (fully or partly) the applicant must contact the Highway Authority to obtain their permission and requirements before construction works commence. Further information is available via the County Council website at https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/business-licences/business-licences.aspx or by telephoning 0300 1234047.

 

 

3.                     It is an offence under section 148 of the Highways Act 1980 to deposit compost, dung or other material for dressing land, or any rubbish on a made up carriageway, or any or other debris on a highway to the interruption of any highway user. Section 149 of the same Act gives the Highway Authority powers to remove such material at the expense of the party responsible.

Therefore, best practical means shall be taken at all times to ensure that all vehicles leaving the site during construction of the development and use thereafter are in a condition such as not to emit dust or deposit mud, slurry or other debris on the highway. Further information is available by telephoning 0300 1234047.

 

4.                     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 879990.

To make a building regulations application please apply through our website portal at https://www.hertfordshirebc.co.uk/contact-us/ payment can be made online or by phoning the above number after the application has been uploaded. Please phone Hertfordshire Building Control for fees guidance on 01438 879990.

Hertfordshire Building Control can also be contacted by post at Hertfordshire Building Control Ltd, 4th Floor, Campus West, Welwyn Garden City, Hertfordshire, AL8 6BX.

Once a building regulations application has been deposited with relevant drawings and fee building work may commence. You will be advised in their acknowledgement letter of the work stages we need to inspect but in most instances these are usually: excavation for foundations; damp proof course; concrete oversite; insulation; drains (when laid or tested); floor and roof construction; work relating to fire safety; work affecting access and facilities for disabled people; and completion.

Please phone Hertfordshire Building Control on 01438 879990 before 10.00am to ensure a same day inspection (Mon - Fri).

5.                     Any works involving groundworks (e.g. foundations, drainage, geothermal system) will require a ground investigation to identify appropriate techniques and to avoid displacing any shallow contamination to a greater depth, which could impact the aquifer. 

 

The construction works and operation of the proposed development site should be done in accordance with the relevant British Standards and Best Management Practices, thereby significantly reducing the groundwater pollution risk. It should be noted that the construction works may exacerbate any existing pollution. If any pollution is found at the site then the appropriate monitoring and remediation methods will need to be undertaken. For further information we refer you to CIRIA Publication C532 "Control of water pollution from construction - guidance for consultants and contractors". 

 

For further information we refer you to CIRIA Publication C532 "Control of water pollution from construction -guidance for consultants and contractors". 

 

Being within a water stressed area, we expect that the development includes water efficient fixtures and fittings. Measures such as rainwater harvesting and grey water recycling help the environment by reducing pressure for abstractions. They also minimise potable water use by reducing the amount of potable water used for washing, cleaning and watering gardens. This in turn reduces the carbon emissions associated with treating this water to a standard suitable for drinking and will help in our efforts to get emissions down in the borough.