Agenda and draft minutes

The evacuation procedure was noted.

In the interests of openness and transparency Councillor Barry Woodhouse advised the Committee that he had submitted a written objection in relation to item 23/0364/FUL, Erection of 2no two storey apartment buildings, Land east of 232 Cotswold Crescent Billingham, TS23 2QN and was pre-determined. Cllr Woodhouse spoke on the item and then left the room prior to the Committee’s debate. Cllr Woodhouse did not take part in the debate or vote on the application.

The planning protocol was noted.

Consideration was given to planning application 24/0336/VARY Land at Harrowgate Lane, Bishopsgarth, Stockton on Tees.

The application site (hereby referred to as the 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.

Planning permission was sought under Section 73 of the Town and Country Planning Act 1990 to vary the approved plans of outline permission, ref 14/2291/EIS to enable the access to the site to be moved further north along the eastern site boundary. The application was required as there was a highways safety conflict with the location of the approved site access.

Whilst this application, could technically be determined under delegated powers in line with the Councils Scheme of Delegation, it had been brought for determination by Members given the association with application ref 21/0249/REM, which was required to be determined by Members of the Planning Committee.

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

Neighbours were notified and any 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 given the considerations contained within the main report the proposed development was considered to be visually acceptable, and it was not considered that the proposed development would have any adverse impacts on levels of residential amenity, character and visual or highway safety. The proposed scheme was therefore in accordance with the relevant local and national planning policies and was recommended for approval subject to those conditions outlined within the main report.

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

- The applicants agent fully supported the officers recommendation and sought the support of the Planning Committee.

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

- Questions were raised relating to the temporary construction access to the development site and whether that would be superseded by the proposed new access.

- It was highlighted that as there would now be 4 accesses to the building sites on Harrowgate Lane it was important that these were kept clean, to mitigate against the impact on neighbours from large construction vehicles spitting mud on the local road network.

- Comments were made relating to highway junction improvements particularly those around the Horse and Jockey public house on Durham Road, as it was believed that the intended improvements to those highway junction improvements had been taken out of the capital programme. Officers were asked what the intended improvements would be, and costs associated and when they would be delivered as Harrowgate Lane was like a dirt track with temporary traffic lights impacting traffic flow which needed clearing up.

-  ...  view the full minutes text for item P/56/24

A motion was proposed and seconded that item 21/0249/REM be deferred until the information regarding Nutrient Neutrality had been received. 

A vote took place and the motion was carried.

RESOLVED that planning application 21/0249/REM  Tithebarns Fields, Land West of Harrowgate Lane, Stockton-on-Tees Reserved matters application, be deferred to a future meeting of the Planning Committee for the reasons as detailed above.

A motion was proposed and seconded that item 21/1599/REM be deferred until the information regarding Nutrient Neutrality had been received. 

A vote took place and the motion was carried.

RESOLVED that planning application 21/1599/REM Tithebarns Fields, Land West of Harrowgate Lane, Stockton-on-Tees Reserved matters application, be deferred to a future meeting of the Planning Committee for the reasons as detailed above.

A motion was proposed and seconded that item 21/2130/FUL be deferred until the information regarding Nutrient Neutrality had been received. 

A vote took place and the motion was carried.

RESOLVED that planning application 21/2130/FUL Land at Harrowgate Lane, Bishopsgarth, Stockton-On-Tees, be deferred to a future meeting of the Planning Committee for the reasons as detailed above.

Consideration was given to planning application 23/0364/FUL Erection of 2no two storey apartment buildings to create 10no dwellings. Land East Of 232 Cotswold Crescent, Billingham, TS23 2QN.

Planning permission was sought for the erection of 2no, two storey apartment buildings to provide 10no single storey dwellings, together with associated works to provide an improved vehicle and pedestrian access, vehicle parking and landscaping.

The application site related to a parcel of brownfield land located within an urban, residential area of Billingham. The redevelopment of the site for residential purposes, would be commensurate with the surrounding residential land uses, therefore the principle of development in this location was considered acceptable.

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 due to the number of objections received to the proposed development.

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 assessment contained within the 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 report.

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

- The site was unsuitable to hold a residential site.

- The road infrastructure was unsuitable due to insufficient car parking for the current residents. Some vehicles were already being parked on the paths.

- The plans to change 232 Cotswold Crescent to widen the access to the proposed development meant the front garden would be removed and the access road would be right up to the adjacent house.

- There would be disruption to the local pigeon club which had been operating for over 50 years, with insufficient car parking spaces for members, many who required ease of access to the club.

- It was felt that more spaces could be provided at the proposed development to ease car parking issues.

- When the site was cleared of the previous garage blocks, there was a mess left with heavy plant machinery  ...  view the full minutes text for item P/60/24

Consideration was given to planning application 24/1454/FUL Land Off Roundhill Avenue, Ingleby Barwick, Stockton-on-Tees.

Planning permission was sought for the erection of 12 dwellings on an allocated site off Roundhilll Avenue, Ingleby Barwick. The proposed application consisted of 10 houses and 2 bungalows which would be affordable.

The principle of development was considered acceptable and it was not considered that the development would result in any significant conflict with the policies of the Local Plan and there were no technical reasons why the proposed scheme was unacceptable in planning terms that would justify a refusal of the application. 

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 development formed part of an allocated site in the local plan. It was considered that there were material benefits arising from the proposed development and that there were not any adverse impacts from the proposed development that would significantly or demonstrably outweigh the benefits when assessed against the policies in the framework taken as a whole.

Other material considerations had been considered in detail and the development as proposed was considered to be acceptable in terms of visual impact and highway safety, it did not adversely impact on neighbouring properties, archaeology, ecology or flooding

For the reasons detailed within the report it was recommended that the application be Approved with Conditions and subject to the completion of a Section 106 Agreement as detailed within the Heads of Terms and the acceptance of the Appropriate Assessment.

Since the officers report Members were informed that there had been amendments to conditions 2 and 15 which took in to account revised plans for the proposed bungalows, changing the type from M4(2) to M4(3) wheelchair user dwellings.

In addition, Natural England had agreed the appropriate assessment, therefore the recommendation was that Members could approve the application rather than be minded to approve as the officers original recommendation.

Officers also informed the Committee that since the report a written representation had been submitted in lieu of the objector attending the meeting which was read out to Members and appended to the officers report, the objections related to the following:

- Surface Water / Flooding / Drainage

- Design

- Road Safety / Traffic

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

- The applicant supported the officers recommendations to approve the application.

- Avant Homes provided quality homes in desirable locations.

- The application provided much needed bungalows with the design and materials consistent with the wider development on Copper Gardens, Ingleby Barwick.

- The site construction team would agree the Construction Management Plan with environmental officers ensuring the safety of existing residents on  ...  view the full minutes text for item P/61/24

Consideration was given to planning application 24/2028/FUL Land At Billingham Town Centre, The Causeway, Billingham.

Planning permission was sought for the redevelopment of Billingham Town Centre.  The scheme was a hybrid scheme which consisted of a full planning permission for the demolition of existing buildings/structures (west precinct, 35-39 Queensway, 64- 98 Queensway and Kingsway west car park), erection of new building (class E) at 35-39 Queensway, change of use of 1-9 town square to a public house (sui generis), creation of a new, surface level car park, and façade improvements to existing buildings and outline planning permission for the erection of a new building (class E) at 64-98 Queensway and Town Centre public realm/landscaping improvements

The principle of development was considered acceptable and it was not considered that the development would result in any significant conflict with the policies of the Local Plan and there were no technical reasons why the proposed scheme was unacceptable in planning terms. 

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 Offices report concluded that overall it was considered that there were material benefits arising from the proposed development and there were not any adverse impacts from the proposed development that would significantly or demonstrably outweigh the benefits when assessed against the policies in the framework taken as a whole.

The scheme being considered in detail and the development as proposed was considered to be acceptable. For the reasons detailed in the report it was recommended that the application be Approved with Conditions.

Since the officers report Members were informed that paragraph 63 and 64 had been addressed therefore changing condition 10 regarding the surface water discharge rate as detailed below.

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

- The Council had identified a need for investment within Billingham as identified in the Councils Masterplan. The Council had received funding and were working with the developer on the 1st phase of the development .

- The proposed redevelopment would have material benefits.

- Queensway would provide new modern floorspace, 1 of which was to accommodate the retailer BOYES.

- There were no negative impacts to the application and therefore the Committee were urged to approve the proposal as recommended in the officers’ report.

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

- The application was long awaited and welcomed.

- It was felt that there was a lack of details contained within the officers report such as car parking numbers, façade improvements etc.

- Assurances were sought in terms of pedestrian and disabled access during the redevelopment.

- Clarity was sought relating to the  ...  view the full minutes text for item P/62/24

Consideration was given to 24/2143/RET Retrospective application for the erection of 0.9-metre-high fence to the front. 25 St Brides Court, Ingleby Barwick, Stockton-on-Tees, TS17 5HF.

The application site was a detached, two storey property located within a cul-de-sac in a predominantly residential area in Ingelby Barwick. The street had an open plan condition placed on it. The application sought retrospective planning permission for the erection of a 0.9-metre-high fence to the front.

The application comes before Planning Committee as the scheme fell outside of Officers scheme of delegation given the applicant was a Council employee and an objection 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 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 contained within the report the proposed fencing was not considered to adversely impact upon the visual amenity of the locality or cause any harm to residential amenity or highway safety. The application was therefore recommended to be approved with Conditions for the reasons as specified within he officers report.

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

- Clarity was sought as to the whether the applicant was a Stockton Borough Council employee

- The proposed application site was classed as open plan and approving the application would set a precedence for future applications.

- The fence adversely impacted on the character of the area and went against permitted development.

Officers confirmed the applicant was a council employee.

A vote took place and the application was refused.

RESOLVED that 24/2143/RET Retrospective application for the erection of 0.9 metre high fence to the front. 25 St Brides Court, Ingleby Barwick, Stockton-on-Tees, TS17 5HF, be refused contrary to officer recommendation due to adverse impact on the character of the area.

The Planning Services Manager presented Members with a report ‘Planning guidance on the validation of planning applications’, which invited the Planning Committee to endorse the document which would allow the local validation requirements to be published and come into effect, assisting officers of the Planning Services team in the validation of planning applications.

The Town and Country Planning (Development Management Procedure) (England) Order (DMPO) 2015 set out certain national requirements for a planning application to be valid. In addition, further information could be sought locally where they were set out in a local list of information requirements specified by the local planning authority.

The purpose of the document outlining the information requirements both nationally and locally, was to advise agents and applicants of the information required when submitting applications for planning permission. This was aimed at enabling the Local Planning Authority to have sufficient information to determine planning applications from the outset, in order to provide a fast and efficient planning service.

However, local planning authority’s local information requirements must be reasonable, by having regard to the nature and scale of the proposed development. Additionally, the information required must be necessary and a material consideration in the determination of the application.

In order to inform the outcome of the Local Information requirements, engagement was carried with key stakeholders, before public consultation. The results of the consultation and analysis of representations received were contained within the validation report.

The Key topics discussed were as follows:

- There were 8 national validation requirements which had been introduced since 2018 however this had not yet happened in Stockton. There were also an additional 42 local validation requirements that Members were asked to consider and endorse

- Consultation should have included all 56 Ward Councillors as it affected the whole of the Borough.

- Discussion was had around public consultation in terms of when and where it took place.

- Questions were raised in terms of how the assessment and validation of applicants and planning applications had been undertaken without the necessary validation requirements over the last 10 years and whether previous applications could be challenged.

- Offices informed the committee that the consultation responses were detailed within the report pack. Officers also informed the Committee that there would be no grounds for past applications to be challenged

- It was suggested that if Members endorsed the ‘Planning guidance on the validation of planning applications’ then the Health Impact Statement should be adopted immediately.

- Brief discussion was had around how long the national requirements had been in force and whether there had been many amendments since then. It was also requested that an additional recommendation be added to include update reports be brought back to Planning Committee to keep Members updated as and when changes happened.

A vote took place and the officers recommendation within the report was approved.

RESOLVED that the Council’s ‘National and Local Validation Requirements List’ is approved and published on the Council’s website to allow it to be used  ...  view the full minutes text for item P/64/24

The Planning Services Manager presented Members with the Planning compliance performance report.

During the overview sessions of the Local Enforcement Plan (LEP) held with Members of Planning Committee, requests were made for quarterly updates to be provided to Members on caseloads and performance.

Following the introduction of the LEP, this was the first quarter since its introduction (November to February). Alongside that quarterly report was also an overview of performance over the course of 2024.

AGREED that Planning Committee Members note the Planning compliance performance report

The appeals were noted.