Agenda and minutes

The Evacuation Procedure was noted.

There were no declarations of interest.

Consideration was given to the Planning Committee minutes form the meetings which were held on 10 January and 7 February for approval and signature.

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

The Planning Protocol was noted.

Consideration was given to planning application 22/1387/FUL, Land at the South East Corner of Wynyard Business Park , Wynyard.

Planning permission was sought for the erection of mixed-use development to include Use Classes E, B2, B8 and Sui Generis and the provision of associated access, car parking, servicing areas, landscaping, enclosures, drainage, and infrastructure.

The application site laid within an area designated in the Adopted Stockton Local Plan for general employment use. Policy EG1(c) identified 37ha of land at Wynyard as a high quality strategic inward investment location for office (B1 Use Class) manufacturing and engineering (B2 Use Class) and logistics use (B8 Use Class) providing opportunities for major employers to locate to the Tees Valley. The B2 and B8 uses were therefore considered to be compliant with the allocated use. However, the proposed supermarket, drive thru’s and battery storage would be considered to be a departure from the Local Plan. It was this departure which required the application to be presented to planning committee.

The Wynyard Masterplan, adopted in November 2019, was prepared in support of Local Plan Policy H3 'Wynyard Sustainable Settlement’. Its purpose was to provide a comprehensive approach to the delivery of the Local Plan allocations in both Stockton and Hartlepool, guiding future development to deliver the vision for a sustainable settlement at Wynyard.

Whilst the site would result in a partial departure, it was of note that the site benefited from an extent permission in 2008 (08/0538/REM) for 97,135sqm of B1 space, 15,171 sqm of B8 space and 4, 644sqm B2 space. Whilst a lawful start was made the application had never progressed beyond its implementation.

The application had sought to demonstrate that the partial loss of employment land would not undermine the Local Plan aspirations to deliver high quality strategic inward investment opportunities for major employers to locate to the Tees Valley. Officers were satisfied that the provision of out of centre retail provision would not have a significant adverse impact upon existing centres.

Whilst not in strict accordance with the Local Plan and Masterplan it was considered that the proposed development would not undermine the Local Plan and would still have significant employment benefits to the Borough through the development of this site.

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 in view of the considerations outlined within the Officers report, it was considered that there were no adverse impacts which significantly and demonstrably outweighed the benefits of granting planning permission in this case. Members were advised that as part of the application was a departure from the development plan it had been referred to the Secretary of State to decide whether to call the application in. It was therefore recommended  ...  view the full minutes text for item P/59/23

The Chairman of the Planning Committee agreed to hear the officers report, public representations and member debate in relation to items 23/0916/FUL and 23/0899/LBC, as one, as all items related to the same development.

The Planning Officer outlined planning application 23/0916/FUL 111 High Street Yarm, Stockton-On-Tees, Erection of a first floor rear extension, and 23/0899/LBC 111 High Street, Yarm, Stockton-On-Tees Listed building consent for the erection of a first floor rear extension to include internal alterations for the creation of a doorway.

The application site was a commercial mid terraced property used as a dentist. It was a three storey building with a grade II listed status situated within the Yarm Conservation area along the western section of the High Street.

Previously planning permission was granted for the erection of a single storey extension to the rear under applications 12/2565/LBC and 12/2564/COU.

The application sought to erect a first-floor rear extension to the existing dental practice and in order to meet the needs of the business and provide additional patient care. The extension would create a waiting area and single surgery room.

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.

In terms of planning application 23/0916/FUL, the Planning Officers report concluded that the proposed expansion of the existing business was supported in national and local policy terms, whilst as detailed within the main report the impacts of the extension were also not considered to significantly affect the character of the area (including conservation area), amenity of neighbouring occupiers or highway safety.

In assessing the impact on the significance of the heritage asset, the concerns of the Historic Buildings Officer were noted and although a degree of harm was considered to occur, this was ‘less than significant’. In addition, the overall significance of the rear setting had already suffered from some harm as a result of the previous ground floor extension and the additional of the first-floor extension was considered to be minor and subservient.

In addition, the proposals in providing an existing dental practice the opportunity to grow and expand its services offered public benefit which was considered to weight in favour of the proposals. Thus, the identified ‘less than substantial harm’ on the heritage asset was outweighed.

In terms of planning application 23/0899/LBC, in assessing the impact on the significance of the heritage asset, it was ultimately a matter for the Local Planning Authority to consider the harm identified and weigh that against the benefits of the development.

The proposed extension would be located above a newly added ground floor extension and in terms of its architecture it would follow that of the existing extension. Whilst it is recognised that the extension would impact on a proportion of historic fabric of the building  ...  view the full minutes text for item P/60/23

For the discussion of this item please see above.

RESOLVED that planning application 23/0899/LBC be approved subject to the following conditions and informative;

01 Time Limit

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

02 Approved Plans

The development hereby approved shall be in accordance with the following approved plan(s); Page 121

Plan Reference Number                                         Date Received

2097-23-100 REV B                                    18 May 2023

2097-23-101 REV C                                                28 July 2023

03 Works of making good

All new external and internal works and finishes and works of making good shall match the existing original work adjacent in respect of materials used, detailed execution, and finished appearance except where indicated otherwise on the drawings hereby approved or otherwise agreed in writing with the Local Planning authority.

04 Details of proposed external materials

Notwithstanding the submitted information details of all external finishing materials including samples (as appropriate) shall first be approved in writing with the Local Planning Authority prior to that element of the works been installed at site.

INFORMATIVE OF REASON FOR PLANNING APPROVAL

Informative: Working Practices

The Local Planning Authority has worked in a positive and proactive manner and sought solutions to problems arising in dealing with the planning application by seeking a revised scheme to overcome issues and by the identification and imposition of appropriate planning conditions.

Consideration was given to planning application 23/1622/LA St Michaels Catholic Academy, Beamish Road Billingham.

The application related to St Michaels Catholic Academy, which was a secondary school located on Beamish Road within the defined development limits of Billingham, and approximately 1km north east of Billingham Town Centre.

The application was seeking planning permission for the construction of an all-weather sports pitch which would feature an associated hardstanding area, floodlighting and a 4.5 metre high perimeter fence. The all-weather pitch would be located to the south west of the existing school buildings on an existing playing field.

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 specified within the main report.

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

. A local resident whose property backed on to the proposed site raised concerns relating to the proposed flood lights shining into his children’s bedroom.

. Concerns were raised relating to current drainage issues from the new school, and that the proposed development could exacerbate that.

. Parking issues were highlighted particularly around school drop off and pick up time

. The proposed development should be moved behind the school

. Light pollution would impact everyone on Beamish Road

. There were other similar sites which had the facilities to offer after school evening sports in Billingham

Officers were given the opportunity to respond to comments/issues raised. Their responses could be summarised as follows: -

. In terms of the floodlights, there had been time restrictions on the lighting conditioned, which was appropriate for its use as the facility was a school only facility, not a community facility, otherwise an alternative scheme would have been looked at.

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

. In terms of light pollution, similar concerns were raised from local residents when Stockton Football Club made improvements / alterations to their facilities. Once residents’ concerns were understood, the club agreed to move the lights and resolved residents issues.

. Clarity was sought regards the separation distance from the rear of the houses to the proposed football pitch

. Parking was a real issue in the area

. Residents of Billingham required reassurance that enforcement would uphold the lighting time restrictions

Officers were given the opportunity to respond to comments/issues raised. Their responses could be summarised as follows: -

. The distance from the rear of the houses to the football pitch was in excess of 70 metres

. In terms of concerns around light pollution, there was shielding in place planned, therefore if  ...  view the full minutes text for item P/62/23