Agenda and draft minutes

The evacuation procedure was noted.

There were no declarations of interest.

The minutes were approved and signed as a correct record by the Chair.

The planning protocol was noted.

Prior to the commencement of this item, it had come to the attention of the legal advisor that some Members of the Committee had been contacted via e mail by the applicants agent with additional information. The legal advisor informed Members that as this had not been shared with officers of the Council or members of the public the additional information should be disregarded

The Chairman of the Planning Committee agreed to hear the officers report and member debate in relation to items 25/2684/FUL and 25/2685/LBC, as one, as both items related to the same development.

The Planning Officer outlined planning application 25/2684/FUL 41-45 Yarm Lane, Stockton-on-Tees, which sought planning permission for the conversion of existing offices to 22no self-contained apartments at 41-45 Yarm Lane (Barrington House), and planning application 25/2685/LBC 41-45 Yarm Lane, Stockton-on-Tees which sought Listed Building consent for the conversion of existing offices to 22no self-contained apartments at 41-45 Yarm Lane (Barrington House).

9no letters of objection had been received following neighbour consultations although the comments primarily related to the full application (ref 25/2684/FUL). Objections had also been received from Cllr Mubeen and the Community Surveillance Team.

The application site related to flatted development within the defined settlement limits, close to Stockton Town Centre, thereby drawing support from Local Plan Polices.

Both applications had been assessed and whilst acknowledging concerns raised, the proposals would result in a currently vacant listed building being brough back into viable use. The proposals also offered a contribution towards the Borough 5 year housing land supply. Therefore on balance, it was considered that the full application and the Listed Building application 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 both proposed schemes would be deemed unacceptable in planning terms in which to justify refusal of the applications.

The applications were referred to Members of the Planning Committee 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.

For planning application 25/2684/FUL 41-45 Yarm Lane, Stockton-on-Tees the Planning Officers report concluded that in view of the assessment undertaken which was detailed 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 in the report.

For planning application 25/2685/LBC 41-45 Yarm Lane, Stockton-on-Tees, it was considered that the proposed works would preserve the special architectural and historic interest of the Grade II listed building. Any minor and  ...  view the full minutes text for item P/5/26

For the discussion of this item please see above.

A motion was proposed and seconded that the item be deferred due to a lack of information relating to rooflights in the stairwells of the proposed development.

A vote took place and the application was deferred.

RESOLVED that planning application 25/2685/LBC 41-45 Yarm Lane, Stockton-on-Tees be deferred for the reasons as detailed below:

To bring back to a future meeting of the Planning Committee and provide additional information relating to the requirement of AOV rooflights in the stairwells of the proposed development.

Members were asked to consider a report which outlined activities undertaken in the preparation and consultation on a Houses in Multiple Occupation Supplementary Planning Document (SPD) and Article 4 Direction following the resolution of Cabinet / Council in January 2026. Delegation to prepare and consult on the draft SPD had been provided to the Director of Regeneration and Inclusive Growth in consultation with the Cabinet Member and the Planning Committee. The SPD was to be presented to Cabinet/Council for adoption with planning committee members being welcomed to provide any comments of the SPD which will be presented alongside the SPD. The report also outlined next steps in relation to confirmation of the Article 4 Direction.

RESOLVED that Planning Committee Members

1. Note the contents of the report.

2. Provide any comments on the SPD which members would like to be presented to Cabinet/Council alongside the SPD which is being proposed for adoption.

Members were asked to consider and note the contents of the quarterly Planning Compliance caseloads and performance report, for Quarter 4, 2025/26

The Stockton on Tees Local Enforcement Plan (LEP) was approved at planning committee in September 2024 and became ‘live’ on the 1st November 2024 and this report provided the latest quarterly report. As part of the LEP, service targets were introduced which are as follows;

• 70% of enforcement cases closed where no breach identified within 20 working days.

• 60% of enforcement requests received an initial response, for example no breach of control identified or further investigation to be undertaken, within 10 working days.

• 60% of planning enforcement cases, where the case actions were determined within the established priority timescales.

Performance against the internal performance standards continued to remain strong and overall 97% of all cases received in the last quarter had case actions determined within the identified priority period.

As detailed within table 1 of the report, over the last quarter the number of cases received had again dropped slightly, with the number of cases determined and processing time remaining consistent with the previous quarter and year overall.

Planning Services also continued to discuss a case of non-compliance with colleagues in legal services over appropriate next steps and potential prosecution.

At the time of writing, the total number of unresolved compliance cases currently equated to 191, with 38 cases being historic cases received before the introduction of the Local Enforcement Plan.

The next quarterly update would be quarter 1 of 2026/27 (April - June), which was anticipated being reported in July/August 2026.

RESOLVED that the report be noted.

Members were asked to consider and note the change in legislation and the procedure from the 11 May 2026.

On 31 March 2026, a new Town and Country Planning (Consultation) (England) Direction 2026 was published. The Direction applies in relation to any application for planning permission which meets the following criteria

(a) is for development which includes the provision of 150 or more houses, flats or houses and flats; and

(b) has not been determined by a local planning authority before 11th May 2026.

The Direction required that, where a local planning authority proposes to refuse an application for planning permission to which the above criteria apply, the authority must first consult the Secretary of State before determining the application. This is to enable Ministers to decide whether to exercise their existing powers to call in the planning application.

Ministers are then provided 21 days to decide whether to use their existing powers to call in the planning application.

Where the Council is minded to refuse any planning applications that meet the above criteria, Officers will need to notify the Secretary of State of the Local Planning Authority’s intentions and a decision cannot be issued until the direction from the Secretary of State is received as to whether they wish to call in the application or not.

When the Secretary of State calls-in an application. An inquiry will be held. The inquiry procedure is set out in The Town and Country Planning (Inquiries Procedure) (England) Rules 2000, Statutory Instrument 2000/1624 (as amended).

A brief discussion was had around if the new legislation applied to Officers and Members if the criteria was met. Officers confirmed that if the criteria was met as detailed above the Secretary of State would be notified whether officers or Members refused an application.

RESOLVED that the report be noted.