Agenda and minutes

The Evacuation Procedure was noted.

In relation to item 22/0080/COU9 St Peters House, Pavilion Shopping Centre, Thornaby, TS17 9FF Councillor Sylvia Walmsley informed the Committee that she was predetermined. In accordance with Stockton Borough Council’s guidance, Councillor Walmsley spoke on the item, however, she left the room prior to further debate and did not take part in the vote.

A Point of Order was raised asking about pre-determined councillors. The Head of Legal Services advised the meeting that if a member is pre-determined they may speak on the item but should then leave the room before the vote. Cllr Hall asked that this be included in the minutes.    

Protocol attached

The Planning Protocol was noted.

Minutes attached

Consideration was given to the draft minutes from the Planning Committee meetings which were held on 23rd November, 7th December and 21st December 2022 for approval and signature

RESOLVED that the minutes be approved and signed as a correct record by the Chair.

Report attached

Apendices 1 – 8 attached

Consideration was given to planning application 22/1511/FUL

California Farm, Horseclose Lane (Off Letch Lane), Stockton-On-Tees

Planning permission was sought for agricultural land located to the West of Stockton. The proposed development was for a 49.99MW solar farm, energy storage and associated works, equipment and necessary infrastructure. Planning permission was sought for a temporary period of 40 years and 6 months from the date of first exportation of electricity from the site. The proposed solar farm would consist of solar PV panels placed on a single axis tracker mounting structure. Ancillary infrastructure, such as central inverter cabinets, switchgear, spares container, energy storage, and energy auxiliary storage container would all be within the site boundary.

The development of renewable energy was in principle in the public interest and was considered a benefit in those terms. The proposed development, with associated energy storage, would generate and store a significant amount of electricity from renewable sources and result in a reduction of approximately 16,645 tonnes of CO2 emissions annually which represented a significant contribution to the national and international requirements and associated targets to increase renewable energy generation and reduce CO2 emissions. The proposal would also provide a range of other benefits including a significant contribution to local employment and the economy more generally.

The development would not result in the loss of best and most versatile agricultural land and when decommissioned, the site could revert to its former use.

The application had been considered in full and subject to the recommended conditions it was considered that the impact of the proposed development could be successfully mitigated and on balance the identified benefits of the proposed development were such that the application was recommended for approval.

The consultees that had been notified and the comments that had been received were detailed within the main report.

Neighbours were notified and the comments received were detailed within the main report.

The planning policies and material planning considerations that were relevant to the consideration of the application were contained within the main report.

The Planning Officers report concluded that Renewable Energy Development was in principle in the public interest and was considered a benefit in those terms. The proposed development, with associated energy storage, would generate and store a significant amount of electricity from renewable sources and result in a reduction of CO2 emissions.

The proposal would also provide a range of other benefits including a significant contribution to local employment and the economy more generally.

The development would not result in the loss of best and most versatile agricultural land and when decommissioned, the site could revert to its former use.

There would be some localised harm to the character by the very nature of the loss of the open fields although this would not be substantial, and these impacts had been mitigated to an acceptable level. Mitigation measures proposed for biodiversity would result in a biodiversity net gain which would be secured for the lifetime of the development by planning condition and were considered appropriate  ...  view the full minutes text for item P/53/22

Report Attached

Appendices 1 – 5 attached

Consideration was given to planning application 22/0080/COU

9 St Peters House, Pavilion Shopping Centre, Thornaby, Stockton-On-Tees

The application site was a ground floor unit within Pavilion Shopping Centre, Thornaby and was currently in use by Jalz Hairdressers within Class E use as a retail premise.

Planning Permission was sought for the Change of Use of the premise to a hot-food takeaway within the Sui Generis planning use class and the unit occupied 85m2 of floorspace. The proposed works would include provision of a new shop front, external extraction systems to the rear of the unit and alterations to the internal layout of the unit; all of which were to accommodate the proposed use.

Whilst it was acknowledged that there were other food outlets within Thornaby District Centre and Thornaby Pavilion Shopping Centre, it was considered that the proposed hot foot takeaway would not lead to an overconcentration of hot food takeaways within the Pavilion Shopping Centre or Thornaby District Centre. In addition to this, it’s associated impacts would not significantly worsen the existing impacts of the retail centre or its users and the scheme was also not considered to have an adverse impact on the character of the area or highway safety.

The consultees that had been notified and the comments that had been received were detailed within the main report.

Neighbours were notified and the comments received were detailed within the main report.

The planning policies and material planning considerations that were relevant to the consideration of the application were contained within the main report.

The Planning Officers report concluded that the proposal did accord with the wider aims of National and Local Planning Policy. The scheme was also not considered to have an adverse impact on the character of the area, amenity of nearby premises or highway safety.

It was considered therefore that the proposal constituted sustainable development which would provide economic and social benefits and by the imposition of conditions would protect the users of the surrounding area. The proposal was therefore considered to satisfy the provisions of the National Planning Policy Framework and be in accordance with the Development Plan when taken as a whole. It was recommended that planning permission be granted with conditions for the reasons as detailed within the main report.

Objectors attended the meeting and were given the opportunity to make representation. Their comments could be summarised as follows:

- There was already a high concentration of fast-food outlets in the area, as well as 2 cafes and 2 bakeries serving hot food.

- The premise fell within 400 metres of school premises.

- The outlet for the ventilation would be positioned behind the window of a sports facility.

- The proposed premises was currently operating as a successful hairdressing salon and had done so for over 40 years; the change of use could affect 5 people’s jobs.

- The Salon was used by many people and had loyal staff and customers.

- The change of use to a fast-food outlet was  ...  view the full minutes text for item P/54/22

Report attached

Appendices 1 - 3 attached

Consideration was given to planning application 22/2114/RET

66 The Stables, Wynyard, Stockton-On-Tees

Planning permission was sought for an application site which related to a semi-detached property located at 66 The Stables. The rear garden area at the property adjoined an area of open space. The submitted application was part retrospective as works had already been carried out. The applicant had partly demolished an existing wall to the rear of the property and incorporated an area of their land beyond by erecting a boundary fence. The land had been levelled out to create a second level of residential garden area and was enclosed by a wooden fence.

The land to the rear was within the applicant’s ownership despite it being designated as open space provision within the Adopted Local Plan. Several objections had been received mainly raising concern over the loss of the open space, setting a precedent and its visual impact.

The main considerations of this application were the impacts on the open space provision, character of the area and residential amenity.

The applicant had submitted a revised plan which showed a reduction of land incorporated (approximately 2.8 metres at its longest part) and proposed to erect a 1.5 metre high wall/fence which would continue from the adjoining neighbours property and would curve at a point to meet the previous wall.

The consultees that had been notified and the comments that had been received were detailed within the main report.

Neighbours were notified and the comments received were detailed within the main report.

The planning policies and material planning considerations that were relevant to the consideration of the application were contained within the main report.

The Planning Officers report concluded that the application be Approved with Conditions for the reasons as detailed within the main report.

Members were given the opportunity to ask questions / make comments. These could be summarised as follows: -

Brief discussion took place around the newly proposed boundary fence and clarity was sought where the original boundary line had been.

The newly proposed plan was an improvement in terms of what was currently there.

A vote took place and the application was approved.

RESOLVED that planning application 22/2114/RET be approved subject to the following conditions and informatives below;

Approved Plans

01 The development hereby approved shall be in accordance with the following approved plans;

Plan Reference Number Date Received

SBC0001 21 October 2022

01C 31 December 2023

Installation of replacement boundary enclosure

02 The hereby approved enclosure as detailed on drawing 01C (31st December 2022) shall be built and completed within 4 months of the date of this decision unless the written consent of the Local Planning Authority to any variation has first been obtained.

Materials

03 The enclosure hereby approved shall be of a similar brick work to that of the existing boundary wall at the property unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of visual amenity.

Reinstatement

04 The excavated land adjacent to the hereby approved  ...  view the full minutes text for item P/55/22

Report attached

Appendices 1 – 5 attached

Officers requested that Planning Committee Members defer this item to enable them to consider additional information relating to public consultation.

Planning Committee Members agreed that due to the proposed changes to the application and the proximity to All Saints Church a deferral would be appropriate, and, in addition, requested that a site visit be undertaken by Members of the Planning Committee prior to the item being considered at the next Planning Committee meeting.

RESOLVED that item 22/2300/FUL 12 Hartburn Village, Stockton-on-Tees, TS18 5EB be deferred, and a site visit be undertaken prior to the item being presented to a future meeting of the Planning Committee.

Report and Appendices A to H attached

Members were asked to consider and note a Supplementary Planning Document (SPD) prior to being presented at  which provided guidance on how Local Plan policies were applied and would be a material consideration when determining applications for planning permission within the Borough.

This “Local Design Guide” SPD had been prepared as part of a suite of guidance documents that expanded on policies within the adopted Local Plan (2019). The Local Design Guide SPD and accompanying technical appendices were intended as a guide for the design of development sites, with an aim to improving the quality of design within development proposals. They were as follows;

Appendix A- Stockton-on-Tees Local Design Guide Supplementary Planning Document Appendix B- Landscaping and trees- Technical Guidance and Standards

Appendix C- Play areas- Technical Guidance and Standards

Appendix D- Shop fronts and advertisements- Technical Guidance and Standards

Appendix E- Design Process Overview

Appendix F- Consultation Statement

Appendix G- Strategic Environmental Assessment Consultation Screening Report

Appendix H- Community Impact Assessment

The Local Design Guide SPD and accompanying technical appendices had been published for public consultation and the documents had been amended where appropriate based on the consultation comments received.

Adoption of the Local Design Guide would also see a number of existing SPD’s superseded.

The Officers recommendation was that the Planning Committee note the contents of the report and that the Local Design Guide Supplementary Planning Document be recommended for approval by full Council.

That the Planning Committee provide any comments on the SPD for consideration by Cabinet and Council; and

Note that the existing Supplementary Planning Documents (or elements of) would be replaced, full details of which were contained within the Officers report.

Members felt that they had not been given enough time to study the SPD fully and expressed that they wished a briefing session had been provided to enable them to go through the SPD in detail enabling them to make comments for consideration at Council.

The Planning Services Manger explained that the SPD was to provide guidance on how the Local Plan was interpreted and that the document was for guidance and not policy.

The Planning Services Manager also stated that he would be happy to go through some aspects of the plan at Planning training sessions and or put on a special training session focused on design.

A vote took place and the Officers recommendation was approved.

RESOLVED that:

The Planning Committee note the contents of the report and that the Local Design Guide Supplementary Planning Document be recommended for approval by full Council.

That the Planning Committee provide any comments on the SPD for consideration by Cabinet and Council; and

Note that the existing Supplementary Planning Documents (or elements of) would be replaced;

• Supplementary Planning Documents 1 - Sustainable Design Guide;

• Supplementary Planning Guidance - High Density Development, Flats and Apartments;

• Supplementary Planning Document - Shop Front Design and Advertisements, and

• elements of Supplementary Planning Document: Open Space, Recreation and Landscaping (section 8; Landscaping on development sites; Appendix  ...  view the full minutes text for item P/57/22

Appeal attached

The Appeal was noted.

Appeal attached

The Appeal was noted.

Appeal attached

The Appeal was noted.