Agenda and draft minutes
PDF 346 KBVenue: Coucil Chamber, Dunedin House, Columbia Drive, Thornaby, TS17 6BJ
Contact: Sarah Whaley Democratic Services Officer
Media
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Livestreaming This meeting will be filmed for live and / or subsequent broadcast on the Council’s website. The whole of the meeting will be filmed, except where there are confidential or exempt items, and the footage will be on the website for 12 months. A copy of it will also be retained in accordance with the Council’s data retention policy.
If you attend and make a representation to the meeting, you will be deemed to have consented to being filmed. When admitted to the Council Chamber you are also consenting to being filmed and to the possible use of those images and sound recordings for livestreaming and / or training purposes. If you do not wish to have your image captured, please contact Democratic Services prior to attending the meeting.
If there are any technical difficulties with the livestreaming, the meeting will still proceed. Minutes: The Chair announced to those present that the meeting would be live streamed. |
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Evacuation Procedure Minutes: The evacuation procedure was noted. |
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Declarations of Interest Minutes: Councillor Barry Woodhouse indicated that he had made representation for items 26/1069/RET, Lidl, Billingham Road, Norton and 26/1070/ADV, Lidl, Billingham Road, Norton. Councillor Woodhouse was deemed to be predetermined as he had objected to both applications during the consultation period. Councillor Woodhouse left the room during discussion of the item and did not vote on the item. |
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Minutes: The planning protocol was noted. |
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Additional documents:
Minutes: The Chairman of the Planning Committee agreed to hear the officers report and member debate in relation to items 21/0249/REM, 21/1599/REM and 21/2130/FUL as one, as all items related to the same development.
The Planning Officer outlined planning application 21/0249/REM Tithebarns Fields, Land West Of Harrowgate Lane, Stockton-on-Tees Application Description : Reserved matters for the appearance, landscaping, layout and scale for residential development comprising 230 dwellings for phase 1, 2 and 3 and 21/1599/REM, Tithebarns Fields, Land West Of Harrowgate Lane, Stockton-on-Tees; Site Proposal: Reserved matters for the appearance, landscaping, layout and scale for residential development comprising 110 dwellings for phases 4 and 5, and also 21/2130/FUL Land At Harrowgate Lane, Bishopgarth, Stockton-On-Tees Application Description : Erection of 54 dwellings.
Planning application 21/0249/REM site was located on the western side of Harrowgate Lane and extended to approximately 13.41 hectares. The Site had an approximately L-shaped form and was identified as Zone C within the West Stockton Sustainable Urban Extension (WSSUE).
Application 21/0249/REM sought reserved matters for the appearance, landscaping, layout and scale for residential development comprising 230 dwellings for phase 1, 2 and 3.
Planning application 21/1599/REM site was located to the western edge of Harrowgate Lane, its 13.41 ha formed somewhat of an ’L’ shape. It was referred to as Zone C within the West Stockton Sustainable Urban Extension (WSSUE).
Application 21/1599/REM sought reserved matters for the appearance, landscaping, layout and scale for residential development comprising 110 dwellings for phases 4 and 5.
Planning application 21/2130/FUL site was located on the western side of Harrowgate Lane and extended to approximately 13.41 hectares. The Site had an approximately L-shaped form and was identified as Zone C within the West Stockton Sustainable Urban Extension (WSSUE).
Application 21/2130/FUL sought full planning permission for the erection of 54 dwellings within the original red line boundary approved under application reference 14/2291/EIS. The proposal would increase the total number of dwellings across the Site to 394, together with associated infrastructure and landscaping.
All 3 sites formed part of the West Stockton Strategic Urban Extension (WSSUE), a key housing growth area identified within the adopted Local Plan. The principle of residential development had therefore already been established and accepted through the development plan framework. Although the proposal would increase the number of dwellings delivered within this part of the WSSUE, no material planning considerations had been identified that would preclude the increase in unit numbers. The increased housing provision within the context of an allocated site was considered to represent a meaningful contribution to the Councils Housing Land Supply.
In terms of design and layout, the proposed developments were considered acceptable in respect of appearance, scale and site arrangement. Assessment of the supporting information indicated that the additional dwellings could be accommodated without giving rise to unacceptable technical impacts, including in relation to highway capacity.
Subject to securing the necessary contribution and through the implementation of the recommended conditions the proposal was considered acceptable in planning terms. Members were therefore requested to support the application.
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Minutes: For the discussion of this item please see item 21/0249/REM.
A vote took place and the application was approved.
RESOLVED that planning application 21/1599/REM be approved in accordance with the following conditions and s106 Heads of Terms or such other conditions or Heads of Terms as the Planning Services Manager deems necessary;
01 Approved Plans The development hereby approved shall be in accordance with the following approved plans;
Plan Reference Number Date Received 500-00 22 April 2024 504-006 22 April 2024 505-006 22 April 2024 510-002 22 April 2024 510-003 22 April 2024 510-004 22 April 2024 ASK/END/0-001 REV A 22 April 2024 ASK/END/0-002 REV A 22 April 2024 ASK/MID/0-001 REV A 22 April 2024 ASK/MID/0-002 REV A 22 April 2024 B3/0-001 REV A 22 April 2024 B3/0-002 REV A 22 April 2024 B3/END/0-001 REV A 22 April 2024 B3/END/0-002 REV A 22 April 2024 BAI/0-001 REV A 22 April 2024 BAI/0-001 REV A 22 April 2024 BAI/0-002 REV A 22 April 2024 BAI/0-002 REV A 22 April 2024 CAD/0-001 REV A 22 April 2024 CAD/0-002 REV A 22 April 2024 DAL/0-001 REV A 22 April 2024 DAL/0-002 REV A 22 April 2024 E2.1/END/0-001.5 REV A 22 April 2024 E2.1/MID/0-001.5 REV A 22 April 2024 E2.1/MID/0-002.5 REV A 22 April 2024 E2.1/MID/0-002.5 REV A 22 April 2024 EAS/END/0-001.5 REV A 22 April 2024 EAS/END/0-002.5 REV A 22 April 2024 EAS/MID/0-001.5 REV A 22 April 2024 EAS/MID/0-002.5 REV A 22 April 2024 FER/END/0-001 REV B 22 April 2024 FER/END/0-002 REV A 22 April 2024 HOR/0-001 REV A 22 April 2024 HOR/0-002 REV A 22 April 2024 LEY/DET/0-001 REV A 22 April 2024 LEY/DET/0-002 REV A 22 April 2024 OAK/0-001 REV A 22 April 2024 OAK/0-002 REV A 22 April 2024 RIP/END/0-001.5 REV A 22 April 2024 RIP/END/0-001.5 REV A 22 April 2024 RIP/END/0-002.5 REV A 22 April 2024 SAL/END/0-001.5 A 22 April 2024 SAL/END/0-001.5 A 22 April 2024 SAL/END/0-002.5 REV A 22 April 2024 SAL/END/0-002.5 REV A 22 April 2024 SAL/MID/0-001.5 A 22 April 2024 SAL/MID/0-002.2 REV A 22 April 2024 WEN/0-001 A 22 April 2024 WEN/0-002 A 22 April 2024 5205 - 102 A 8 November 2024 FER/END/0-001.5 Rev B 8 November 2024 FER/END/0-002.5 Rev A 8 November 2024 5205 – 200 Rev C 21 January 2025 5205 – 202 Rev C 21 January 2025 5205 – 252 Rev C 21 January 2025
02 NWL Drainage Development shall not commence until a detailed scheme for the disposal of foul and surface water from the development hereby approved has been submitted to and approved in writing by the Local Planning Authority in consultation with Northumbrian Water and the Lead Local Flood Authority. Thereafter the development shall take place in accordance with the approved details.
03 Discharge of Surface Water The development hereby approved shall not be commenced on site, until a scheme for ‘the implementation, maintenance and management of a Sustainable Surface Water Drainage Scheme has first been submitted to and approved in writing by the Local Planning Authority. The scheme ... view the full minutes text for item P/39/26 |
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Additional documents:
Minutes: For the discussion of this item please see item 21/0249/REM.
A vote took place and the application was approved.
RESOLVED that planning application 21/2130/FUL be approved in accordance with the following conditions and s106 Heads of Terms or such other conditions or Heads of Terms as the Planning Services Manager deems necessary;
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 ASK/END/0-002 REV A 22 April 2024 ASK/END/0-002 REV A 22 April 2024 ASK/MID/0-001 REV A 22 April 2024 ASK/MID/0-002 REV A 22 April 2024 B3/0-001 REV A 22 April 2024 B3/END/0-001 REV A 22 April 2024 B3/END/0-002 REV A 22 April 2024 BAI/0-001 REV A 24 February 2025 BAI/0-002 REV A 24 February 2025 EAS/END/0-001.5A 24 February 2025 EAS/END/0-002.5A 24 February 2025 EAS/MID/0-001.5A 24 February 2025 EAS/MID/0-002.5A 24 February 2025 SITE/SG/006A 24 February 2025 CAD/0-001 REV A 22 April 2024 CAD/0-002 REV A 22 April 2024 DAL/0-001 REV A 22 April 2024 510-001 22 April 2024 510-002 22 April 2024 510-003 -1.8M 22 April 2024 510-004 - 0.45M 22 April 2024 ASK/END/0-001 REV A 22 April 2024 DAL/0-002 REV A 22 April 2024 E2.1/END/0-001.5 REV A 22 April 2024 E2.1/END/0-002.5 REV A 22 April 2024 E2.1/MID/0-001.5 REV A 22 April 2024 E2.1/MID/0-002.5 REV A 22 April 2024 FER/END/0-001 REV B 8 November 2024 FER/END/0-002 REV A 8 November 2024 HOR/0-001 REV A 22 April 2024 HOR/0-002 REV A 22 April 2024 LEY/DET/0-001 REV A 22 April 2024 LEY/DET/0-002 REV A 22 April 2024 OAK/0-001 REV A 22 April 2024 OAK/0-002 REV A 22 April 2024 RIP/ALT/0-001.5 REV A 22 April 2024 RIP/ALT/0-002.5 REV A 22 April 2024 RIP/END/0-001.5 REV A 22 April 2024 RIP/END/0-002.5 REV A 22 April 2024 SAL/END/0-002.5 REV A 22 April 2024 WEN/0-002 A 22 April 2024 5205 - 103 A 8 November 2024 5205 - 203 A 24 January 2025 5205 - 253 A 24 January 2025 5205 - NE - 460 A 8 November 2024 5205 - 200 REV C 16 January 2025 500 -005 22 April 2024
03 Walkover Survey A maximum of three months before works commencing on site for each phase of development a suitably qualified ecologist shall undertake a checking survey to ensure that no protected species or their habitat are present on site. The results of the survey shall be submitted to and approved in writing by the Local Planning Authority and any identified additional or revised mitigation measures required shall be implemented wholly in accordance with the approved details prior to the commencement of the respective phase.
04Mitigation Measures All ecological mitigation/ recommendation measures within Chapter 6 of the submitted contained within the submitted Ecological Impact Assessment as received by the Local Planning Authority 8 November 2024 shall be implemented throughout the development in full accordance with the advice and recommendations.
05 Bat Check ... view the full minutes text for item P/40/26 |
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Additional documents: Minutes: Consideration was given to planning application 26/0580/COU Site Address: 10 Dryden Close, Billingham
Planning permission was sought for change of use from dwellinghouse (C3) to residential care home (C2) for up to three children aged between 8 and 18.
The application related to a detached four-bedroom residential property in Billingham within the defined settlement limits close to facilities such as schools and thereby drew support from Local Plan Policies.
The proposal would provide accommodation for up to three children within a domestic setting, consistent with the objectives of the NPPF in promoting inclusive, safe and healthy communities
The application had been assessed and whilst acknowledging the concerns raised by local residents, the proposals would see the creation of a children’s home where the operator would work with the Children’s services team to offer places first for children in the care of Stockton.
Therefore, on balance, 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.
The application was referred to Members of the Planning Committee in line with the councils scheme of delegation due to the number of objections which had been received.
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 Officers report concluded that taking all matters into account, and subject to the imposition of appropriate conditions, the proposed development accorded with Policies SD1, SD8, H4 and TI1 of the Stockton-on-Tees Local Plan and the National Planning Policy Framework.
For the reasons outlined within the officers report, it was recommended that the application be approved 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:
- Concerns were raised that the proposal would conflict with Policy SD8 relating to community safety and crime prevention. Objectors argued that the development had not been sufficiently designed to minimise opportunities for crime and disorder and that the proposed use would introduce institutional characteristics into what is currently a quiet residential cul-de-sac.
- Residents expressed concerns regarding the lack of physical separation or buffering between the property and neighbouring homes and questioned whether adequate consideration had been given to noise, disturbance and the impact on residential amenity.
- It was emphasised that residents objections were not directed at the children who may occupy the property, but rather at what they considered to be the commercial nature of the operation. It was argued that the proposal would effectively change a family dwelling into a business use operating on a 24-hour basis.
- Residents questioned whether a children's care home could genuinely operate in the same manner as ... view the full minutes text for item P/41/26 |
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Additional documents:
Minutes: The Chairman of the Planning Committee agreed to hear the officers report and member debate in relation to items 26/1069/RET and 26/1070/ADV as both items related to the same site.
The Planning Officer outlined planning application 26/1069/RET, Lidl, Billingham Road, Norton Application which sought retrospective planning permission for the installation of 4no ANPR cameras to existing lighting columns. The Planning Officer also outlined planning application 26/1070/ADV Lidl, Billingham Road, Norton which sought retrospective advertisement consent for 13no non illuminated pole mounted signs and 2no non illuminated wall mounted signs.
Planning application 26/1069/RET sought retrospective planning permission for the installation of 4no ANPR cameras to existing lighting columns.
Application 26/1069/RET had been assessed in full and it was not considered that the scheme had an adverse impact on the character of the area or wider conservation area/listed buildings, nor did it impact on neighbours’ privacy and amenity. All material considerations had been considered in full and there were no valid reasons to refuse the application.
Planning application 26/1070/ADV sought retrospective advertisement consent for 13no non illuminated pole mounted signs and 2no non illuminated wall mounted signs.
Application 26/1070/ADV had been assessed in full against material planning considerations and there were no adverse impacts on the amenity of the surrounding area or implications for highway and pedestrian safety that would warrant refusal of the application.
The consultees that had been notified and the comments that had been received were detailed within the main reports of both applications.
Neighbours were notified and the comments received were detailed within the main reports both applications.
For planning application 26/1069/RET the planning officers report concluded that it was not considered that the proposed APNR cameras had a significant adverse impact on the conservation or wider area or on immediate neighbours and it was not considered that the scheme was unacceptable, therefore in view of the considerations set out within the main report, the application was recommended for approval with conditions.
For planning application 26/1070/ADV the planning officers report concluded that the signage accorded with Local Plan policies and with the SPD on Shop Front Design and Advertisements and with guidance contained within the National Planning Policy Framework (2026) and therefore the application was recommended for approval subject to conditions.
Objectors attended the meeting and were given the opportunity to make representation. Their comments could be summarised as follows:
- The Committee were urged not to treat the application as a retrospective "tidying up" exercise and argued that it required proper scrutiny before any decision was made.
- Concerns were raised about what was described as a wider national trend whereby parking enforcement infrastructure and signage were installed before the necessary planning permissions were obtained, with retrospective applications submitted afterwards. This made it particularly important that the Committee carefully examined the proposal rather than simply regularising works that had already taken place.
- It was argued that the application should not be rubber-stamped and that additional information was required before a decision was reached. A request was ... view the full minutes text for item P/42/26 |
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Additional documents:
Minutes: For the discussion of this item please see item 26/1069/RET.
A vote took place and the application was approved.
RESOLVED that advertisement consent for application 26/1070/ADV be approved with conditions subject to the following conditions and informatives;
01Time Limit The permission hereby granted for display of the proposed advertisement shall expire FIVE years from the date of this notice.
02 Approved Plans The development hereby approved shall be in accordance with the following approved plan(s);
Plan Reference Number Date Received 08237-ZZ-XX-DR-A-900001 16 June 2026 08237 ZZ-XX-DR-A-990003 P2 21 August 2026
03 Standard Conditions Any advertisement displayed, and any site used for the display of advertisements shall be; a) Maintained in a clean and tidy condition to the reasonable satisfaction of the Local Planning Authority. b) Any structure or hoarding erected or used principally for the purpose of displaying advertisements shall be maintained in a safe condition. c) Where an advertisement is required under these Regulations to be removed, the removal shall be carried out to the reasonable satisfaction of the Local Planning Authority. d) No advertisement is to be displayed without the permission of the owner of the site or any other person with an interest in the site entitled to grant permission. e) No advertisement shall be sited or displayed so as to obscure, or hinder the ready interpretation of, any road traffic sign, railway signal or aid to navigation by water or air, or so as otherwise to render hazardous the use of any highway, railway, waterway (including and coastal waters) or aerodrome (civil or military).
Informative 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. |
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Additional documents:
Minutes: Consideration was given to planning application 26/0321/LA Site Address: Land Adjacent to Fire Station, Master Road, Thornaby
Retrospective Planning permission was sought for the temporary change of use of a section of public green space to site compound, including erection of 2.5m gate and fence.
The compound was required as part of the Thornaby Town Deal cycleways scheme.
The application had been considered in full and there were no reasons to refuse the application given the temporary nature of the works and the need for a laydown area.
The site shall be restored to its former condition once works were complete, and this had been secured via a planning condition.
Overall, given the temporary nature of the works it was considered that the scheme is acceptable and recommended for approval with conditions.
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 officers report concluded that the proposal represented an acceptable temporary use of a small part of designated open space to support wider development activity within the Borough. While it resulted in a short-term visual impact and temporary loss of open space, these impacts were limited, reversible, and appropriately controlled through condition.
Subject to appropriate planning conditions, including a three-year time limit and restoration of the land, the development was considered to accord with Policies SD2 and ENV5 of the Stockton-on-Tees Local Plan and the guidance contained within the NPPF.
Members briefly discussed the application.
A vote took place and the application was approved.
Resolved that planning application 26/0321/LA 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 A11600-SK-1000 6 March 2026 A11600-SK-6001 18 March 2026 A11600-SK-1002 A 2 March 2026
02 Temporary Consent The site compound hereby permitted shall be retained for a temporary period only and shall be removed in its entirety no later than 31 December 2027. All structures and means of enclosure shall be removed, and the land shall be restored to its former condition.
Informative 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.
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25/0759/LA Land East of Clarendon Road, Thornaby Additional documents:
Minutes: Consideration was given to planning application 25/0759/LA Land East of Clarendon Road, Thornaby.
Planning permission was sought for the provision of a new footpath and cycleway as part of wider pedestrian/cycle network improvement scheme across the Borough.
The application was presented to planning committee on the 5 November 2025 and was deferred to allow for additional information to be obtained to address issues that had been highlighted by Cleveland Police. A request was also made that an arborist attend the next meeting to discuss the removal of trees. The report had been updated to consider the revised layout and changes to the National Planning Policy Framework.
Since the deferral of the application, officers had met with Cleveland Police, and a revised scheme had been submitted which included the realignment of the footpath. The amended proposal was subject to further consultation. Cleveland Police had maintained their objection to the development. While these concerns were acknowledged, officers considered that, when weighed against the wider public benefits of the proposal and the mitigation measures put forward, the planning balance remained in favour of the development. Accordingly, the recommendation remained one of approval.
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 reports of both applications.
Neighbours were notified and the comments received were detailed within the main reports both applications.
The planning officers report concluded that in view of the assessment contained within the main report and taking into account the concerns received by local residents and representatives from Cleveland Police, 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 in the report.
A representative of Thornaby Town Council attended the meeting and was given the opportunity to make representation. Their comments could be summarised as follows:
- Stockton-on-Tees Borough Council officers and everyone involved in bringing forward this excellent cycleway project were congratulated. The area had changed over the years and it was important to improve safe and sustainable travel options for residents.
- Having read the report, it was clear that none of the challenges identified were insurmountable. In fact, the new proposed scheme would be safer with them, addressing many of the existing issues and create a much safer environment for cyclists, pedestrians and other users.
- The cycleway would provide an important link between the top and bottom parts of Thornaby and improve connections to local schools.
- Traffic levels had increased ... view the full minutes text for item P/45/26 |