Agenda and draft minutes

The evacuation procedure was noted.

There were no declarations of interest.

To be considered for approval and signature.

AGREED that the Planning Committee minutes from the meeting held on 5 November be approved and signed as a correct record by the Chair.

The Chair agreed to vary the order of the agenda to take item 8 (5 year Housing Supply) first as the housing supply was relevant for other items on the agenda 

The Planning Protocol was noted.

A member of the public made a request to speak on this item.

A motion was moved and seconded that the member of the public be given the opportunity to address the Committee.

A vote took place, and the motion was carried.

The member of the public made points relating to housing allocations, masterplans and bypass roads.

Members were asked to consider and note a report detailing the Housing Supply and Delivery: Annual Position Statement 2025/26 to 2029/30.

Following on from the November planning committee meeting, the report provided members with further explanation of the process and how information was considered when formulating the annual position statement on housing land supply.

For clarity the NPPF required Council’s to update their position annually, with this year's assessment being based on 1st April 2025 to 31st March 2030. As previously reported, in December 2024 Government updated the methodology for calculating the Local Housing Need.

The report also included the following:

- Site delivery information

- 5 November 2025 Planning Committee report

- Annual position statement report 2025/26 - 2029/30

- Large sites within the housing supply

- Small sites within the housing supply

- Demolition and losses

Further clarification had been provided in relation to 5-year supply and overall availability as detailed in paragraph 3 of the officers report and how the NPPF should be interpreted at part a and part b.

Members attention was drawn to Appendix 1 category B sites which highlighted sites that had been excluded from the 5 year supply and reasons why.

The main topics discussed were as follows:

- Concerns around the Land at Low Lane / Little Maltby Farm, which was an approved application and was not considered deliverable within the next 5-year period, however the Land South of Manor Close, Wolviston was considered deliverable and had not yet been approved. The Committee were informed that there was no current progress/information around prospective developers for the Land at Low Lane / Little Maltby Farm, therefore officers had exercised caution as the development may not come forward.

- Brief discussion was had around Mount Leven Farm, Leven Bank Road, Yarm and the reasons why this was not included in the 5-year supply of housing even though it had been approved in 2013. Officers explained that the permitted scheme was implemented but unlikely to build out. Planning permission for an alternative scheme was refused and an appeal dismissed. It was therefore considered that the permitted scheme would not be delivered within five years.

- Questions were raised relating to demolitions and losses and why this was still counted in the 5-year supply of housing. Officers informed Members that when each demolition occurred this was then taken out of the 5-year housing supply.

- Members questioned the accuracy of the remaining houses to be delivered within the updated 5-year period particularly those at Land East of Yarm Back Lane (Persimmon Homes & Taylor Wimpey Plots) as Persimmon Homes had not responded to officers’ requests to update their figures of  ...  view the full minutes text for item P/47/25

Consideration was given to planning application 25/1607/FUL Arlington Park Sports Centre, Adderley Street, Stockton-on-Tees

Planning permission was sought for the provision of a new Multi Use Games Area (MUGA) to include the installation of floodlighting, associated enclosure and footpaths.

No letters of objection had been received following neighbour consultations. No objections had been raised by statutory consultees.

The application site related to the development of designated playing fields; however, it was for the provision of improved sporting facilities thereby drawing support from Local Plan Polices.

The application had been assessed in full, and it was considered that the development would not result in any significant conflict with the policies of the Local Plan or relevant chapters of the NPPF and there were no technical reasons why the proposed scheme would be deemed unacceptable in planning terms in which to justify refusal of the application.

In accordance with the Councils scheme of delegation, the application was to be determined by Planning Committee as the application was a Local Authority development with a total site area of over 500 square metres.

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 in view of the assessment contained within the main report, it was considered that the proposed development would not result in any significant conflict with the policies contained within the Stockon on Tees Local Plan or the relevant chapters of the NPPF and there were no technical reasons why the proposed scheme would be deemed unacceptable.

In planning terms, the proposed development was considered acceptable in all other regards and was therefore recommended for approval subject to those planning conditions set out within the officers’ report.

Members welcomed the application. The new proposed facilities would replace the current old, outdated facilities and it would be a great asset to the community.

A vote took place, and the application was approved.

RESOLVED that planning application 25/1607/FUL be approved subject to the following conditions;

Time Limit

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

Approved Plans

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

Plan Reference Number                 Date Received

23-0106 01                                        01 August 2025

23-0106 03P V2                               26 November 2025

23-0106 04                                        01 August 2025

HLS8264 – Page 1                          01 August 2025

HLS8264 – Page 2                          01 August 2025

Opening Hours

03 The development hereby permitted shall not operate outside of the hours of 08:00-21:00 (Monday – Sunday inclusive), unless otherwise agreed in writing by the Local Planning Authority.

External Lighting

04 The external lighting shall operate in accordance with the details contained within the submitted Design and Access Statement and approved plans, reference HLS8264 –  ...  view the full minutes text for item P/48/25

Consideration was given to planning application 25/1514/OUT  Land South Of Manor Close, Wolviston, TS22 5QA.

Outline Planning permission was sought for the erection of up to 11no self-build plots with all matters reserved except access.

The application site was outwith the development limits; however, the Council could not demonstrate a five-year supply of housing and therefore the benefits of the scheme had been weighed against the harm as detailed within the report.

The development had received several objections which had been considered in full and there were no sustainable planning reasons to refuse the development.

The proposal was considered to be acceptable in planning terms in all other regards and was recommended for approval subject to those conditions as detailed within the report.

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 set out within the officers’ report, the application was recommended for approval with conditions.

The Applicants Agent attended the meeting and was given the opportunity to make representation. Their comments could be summarised as follows:

-  This was an outline planning application for up to 11 self-build properties with access to the proposed site.

- There had been no objections from regulatory authorities / external consultees.

- In terms of design, this would be considered at the reserved matters stage.

- As the Council could not demonstrate a 5-year supply of housing, the decision to be made should be judged on the guidance contained within the NPPF and Local Strategic Housing Plan.

- After discussions with Highways, appropriate and safe access could be taken from Manor Close without impacting local amenity

-  The proposed application would deliver sustainable housing, contributing to the 5-year housing supply and an affordable housing contribution would be made. There would also be an increase in the local economy from additional residents on the proposed site.

The Applicant attended the meeting and was given the opportunity to make representation. Their comments could be summarised as follows:

- The applicant explained that he had owned the proposed application site for 27 years and had been approached many times by prospective buyers to buy the land and develop their own homes. There was a clear demand for this type of development, and the site was in easy reach of local amenity. On the southern and eastern boundaries there were Tree Preservation Orders (TPO’s) in place which provided a clear definition between Wolviston and Billingham. The applicant felt the development would enhance and benefit the village of Wolviston.

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

- Clarity was sought as to whether a recently installed dropped kerb at the  ...  view the full minutes text for item P/49/25

The Appeals were noted.