Agenda and minutes

The Evacuation Procedure was noted.

There were no declarations of interest.

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

The Planning Protocol was noted.

The Chairman of the Planning Committee agreed to hear the officers report and member debate in relation to items 25/0086/LA and 25/0087/LBC, as one, as both items related to the same development.

The Planning Officer outlined planning application 25/0086/LA South Lodge, Preston Park, Yarm Road Demolition of existing lodge, erection of metal structure, artwork, hard and soft landscaping and other associated works and 25/0087/LBC  South Lodge, Preston Park, Yarm Road Listed building consent for the demolition of existing lodge, erection of metal structure, artwork, hard and soft landscaping and other associated works.

The applications sought planning permission and listed building consent for the demolition of South Lodge, the erection of a metal structure artwork, hard and soft landscaping and other associated works.

The proposed development would incur the loss of a curtilage listed of South Lodge. It was considered that South Lodge was of low architectural importance and its historical significance was derived from its ties to Preston Hall. On balance, its loss was marginally outweighed by mitigation and public benefits.

It had been demonstrated that the proposed development would enhance the visitor experience of visiting for local residents and tourists from further afield and, in turn, strengthen the attraction’s local distinctiveness and unique history of the Stockton and Darlington Railway (S&DR) on the Railway’s bicentenary.

Revised plans had been received through the planning process following concerns around the proximity of the proposed development to extant earthworks of the S&DR Railway. The proposed development now indicated that the extent of the groundworks would be purely contained within the existing footprint of South Lodge and any undiscovered earthworks within the grounds of the Site were considered to be low in terms of their overall understanding of the S&DR. Suitable controls had been recommended via planning condition to mitigate any harm that may be presented to the extant earthworks.

Overall, it was considered that the development comprised sustainable development, when considered in the context of the NPPF when taken as a whole. Furthermore, whilst the development would result in harm to the setting of the existing Grade II listed Preston Hall, this was considered to be less than substantial, which would be outweighed by the public benefits of the scheme.

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.

For application 25/0086/LA, the Planning Officers report concluded, the proposed scheme was considered a very balanced case. On balance, it was considered that the public benefits arising from the scheme would marginally outweigh the harm resulting from the loss of the building, therefore the application was recommended for approval for the reasons as detailed within the main report.

For planning application 25/0087/LBC, the Planning Officers report concluded that the scheme was considered that the works  ...  view the full minutes text for item P/11/25

For the discussion of this item please see above.

A vote took place and the application was refused.

RESOLVED that 25/0087/LBC  South Lodge, Preston Park, Yarm Road Listed building consent for the demolition of existing lodge, erection of metal structure, artwork, hard and soft landscaping and other associated works be refused for the following reasons:

In the opinion of the Local Planning Authority, the proposed development through the loss of a curtilage listed building would adversely impact on the heritage asset and subsequently fail to preserve or enhance the character or appearance the grade II listed Preston Hall. No clear and convincing justification has been provided to justify the loss of the heritage asset as required by paragraph 214 of the NPPF. It is therefore considered that the proposed works would cause harm to the significance of the designated heritage asset and would fail to conserve the asset in a manner appropriate to its significance, character and appearance, in conflict with Policies SD5 (1J & 3), HE2(4) and HE3 of the adopted Local Plan; paragraph 214 of the NPPF; and, Section 16 (2) of the Listed Buildings and Conservation Areas Act (1990).

The Chairman of the Planning Committee agreed to hear the officers report and member debate in relation to items 25/0842/FUL and 25/0667/LBC, as one, as both items related to the same development.

The Planning Officer outlined planning application 25/0842/FUL Installation of PV panels to roof. The Forum Theatre, Town Centre, Billingham, TS23 2LJ and 25/0667/LBC The Forum Theatre, Town Centre, Billingham Listed Building Consent for the installation of PV panels to roof.

Planning Permission and Listed Building Consent was sought for the installation of 954no PV panels to the roof of The Forum Theatre, Billingham

The application was brought before members as the proposed development exceeded “minor” development which was classed as buildings up to and including 500m2, of floorspace, Advertisements, CCTV systems, and any structures required to be erected to enable the Council to fulfil its responsibility and function of Community Safety. Each panel was 2.31m2 and the total coverage of the roof would be 2203m2.

In terms of character considerations and the heritage asset, the Forum, although listed, was a modern in appearance building. The siting of the PV panels would be positioned away from the roof edge and would be further screened by the parapet walls to The Forum’s roof edge. It was not considered that the PV panels would be visible from street level.

In terms of amenity, high-rise buildings were nearby (Kennedy Gardens). The applicant had sought to address potential implications arising from glint and glare by using anti-glare/anti-reflective coatings on the PV panels. Subject to the recommended controlling conditions it was not considered that those residents would be impacted by the installation of the PV panels to the roof of The Forum.

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.

There were no Applicants, Agents or Members of the public in attendance at the meeting.

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

- There had been some initial concerns of the impact of the panels on the residents of Kennedy Gardens however these had now been alleviated due to the panels being antiglare.

- The application was welcomed; the panels would be good for the environment and residents that had been consulted were supportive of the scheme.

A vote took place and the application was approved.

RESOLVED that planning application 25/0842/FUL be approved subject to the following conditions and informatives;

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  ...  view the full minutes text for item P/13/25

For the discussion of this item please see above.

A vote took place and the application was approved.

RESOLVED that planning application 25/0667/LBC be approved subject to the following conditions and informatives;

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);

Plan Reference Number                                                     Date Received

25068-HL-XX-XX-DR-A-1200-S3-P01                             1 April 2025

25068-HL-XX-XX-DR-A-1201-S3-P01                             1 April 2025

25068-HL-XX-XX-DR-A-2100-S3-P01                             1 April 2025

25068-HL-XX-XX-DR-A-2101-S3-P01                             1 April 2025

25068-HL-XX-RF-DR-A-2004-S3-P01                             26 March 2025

25068-HL-XX-RF-DR-A-2005-S3-P01                             26 March 2025

SBC0001                                                                               26 March 2025

INFORMATIVE OF REASON FOR PLANNING APPROVAL

Informative: Working Practices

The Local Planning Authority found the submitted details satisfactory subject to the imposition of appropriate planning conditions and has worked in a positive and proactive manner in dealing with the planning application.

Consideration was given to planning application 20/1244/COU  Change of Use from Retail to Drinking Establishment (sui generis), with outdoor beer garden and smoking shelter to front at 2 High Newham Road, Stockton-on-Tees, TS19 8RQ.

Planning permission was sought for the change of Use from Retail to Drinking Establishment (sui generis), with outdoor beer garden and smoking shelter to front at 2 High Newham Road, Stockton-on-Tees.

The application remained outstanding as a noise report was to be submitted. This had never been received and therefore it needed to be considered whether to refuse the application and take enforcement action or approve the application based on the information we had.

The application had been reviewed and following discussions with Environmental Health no noise complaints had been received post the pandemic and equally no further complaints had been received following the original consultation exercise.

Given these circumstances, it was considered that conditions could be applied to successfully control the development to ensure that the proposed development would not have an adverse impact on neighbouring properties.

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 report.

There were no Applicants, Agents or Members of the public in attendance at the meeting.

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

- Since the original issues at the premises the Licensing Service had worked hard with the premises to establish licensing conditions. There had been a change of landlord with no further concerns. It was a small establishment and enjoyed by local residents.

- Clarity was sought that if the application site was ever to be extended then would another application need to be made?

- Concerns were raised in terms of the willingness of the current landlord to engage with local residents should there be any further concerns raised.

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

- An application would need to be submitted to the Council should the landlord request to extend the premises.

- There were a number of conditions to ensure there would be no adverse impact on neighbours. The Licensing Authority had also agreed to a licence with conditions.

A vote took place and the application was approved.

RESOLVED that planning application 20/1244/COU be approved subject to the following conditions and informatives:

01 Approved Plans

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

Plan Reference Number                                         Date Received

SBC0001 A                                                               20 November 2020

SBC0002                                                                   20 November 2020

02 Opening hours

The drinking establishment (Sui-Generis Use Class) hereby permitted shall not be open  ...  view the full minutes text for item P/15/25