Agenda and draft minutes

The evacuation procedure was noted.

There were no declarations of interest.

The planning protocol was noted.

The minutes from the Planning Committee meetings which were held on 4 June, 6 August and 10 September 2025 were approved and signed as a correct record by the Chair.

Outline Planning Application (with all matters reserved except access) comprising a convenience foodstore and a parade of 4no convenience facilities (Use Class E) and associated outdoor terrace area.  Erection of retirement living apartments (use class C3) or residential care accommodation (use class C2) of approx. 60 bed spaces. Erection of 4no self build residential plots (Use Class C3).

Consideration was given to planning application 24/0977/OUT Little Maltby Farm, Low Lane, High Leven, Yarm, TS15 9JT

                        Outline Planning permission, with all matters reserved except access was sought for the erection of a convenience foodstore and a parade of 4no convenience facilities (Use Class E) and associated outdoor terrace area. Erection of retirement living apartments (use class C3) or residential care accommodation (use class C2) of approx. 60 bed spaces. Erection of 4no self-build residential plots (Use Class C3). Highway access to/from the A1104 Low Lane via Welwyn Road and Melandra Road connecting to northeast boundary, with associated landscaping, open space and associated works. Since the original scheme submitted, the 40 apartments had been removed.

The principle of a local centre had previously been accepted on the wider site and the site was allocated for Housing in the Local Plan.

There had been several objections which had been considered in full and there were no planning reasons to refuse the 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 considerations set out within the main 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:

- The applicants agent endorsed officer recommendations.

- The application site was within the adopted Local Plan and was compliant with planning policy.

- Should the application not be approved there would be a loss of future employment and a lack of shops for local residents.

- If the application was approved there would be a link road to come forward which was essential to the internal road network.

- The formerly proposed residential apartments had been removed from the scheme and the height of the care home reduced.

- Objections relating to the development impacting on neighbouring property values was not a material planning consideration.

- There had been no objections from Highways.

- The provision of a car park would ease peak pressure on the estate road.

- There would be significant public benefits and amenities for residents as well as economic benefits in terms of employment.

- The proposed site would contribute to the 5-year housing supply.

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

- Could the 40 apartments which had been removed since the original scheme be added later?

- Questions were raised relating to comments received from the Environmental Health Unit regarding stockpile heights, and the possible effect this would have on neighbouring residential properties and whether a condition could be included to mitigate against any negative impact.

- Concerns were also raised relating  ...  view the full minutes text for item P/36/25

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

A motion was moved and seconded that the item 25/1514/OUT Land South of Manor Close, Wolviston be deferred to a future meeting of Planning Committee to enable additional information relating to the Council’s five-year housing supply to be provided

A vote took place and the motion was carried.

RESOLVED that the item 25/1514/OUT Land South of Manor Close, Wolviston be deferred.

Application for construction of a footpath/cycle way on existing open space.

Consideration was given to planning application 25/0777/LA Roundabout at junction with Bader Avenue and Thornaby Road, Thornaby

Planning permission was sought for the provision of a new footpath and cycleway as part of a wider pedestrian/cycle network improvement scheme across the Borough.

No letters of objection had been received following neighbour consultations. No objections had been raised by statutory consultees. Support had also been received from Councillor Moore.

The application site related to the outer section of recreational field associated with the Harold Wilson Centre. The site was recognised to be designated playing fields and open space; however, the proposal related to the provision of a new pedestrian and cycle route and therefore drew 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 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 that 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, therefore 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 main report.

A vote took place and the application was approved.

RESOLVED that planning application 25/0777/LA 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

65211061-SLD-XX-HLG-DR-EO-1317 REV T01           15 September 2025

65211061-SWE-ZZ-00-D-H-00117-P01                          10 April 2025

65211061-SWE-SC-00-D-Z-00217-P01                          10 April 2025

65211061-SWE-LE-00-D-L-03017-C01                           22 September 2025

65211061-SWE-KF-00-D-H-11017-P01                          10 April 2025

65211061-SWE-DG-00-D-H-00517-P01                         10 April 2025

SBC0001                                                                               20 May 2025

Site Levels

03 Notwithstanding the details within the approved plans and prior to the commencement of the development hereby approved, details of the existing and proposed levels of the site including sectional and elevation drawings, which detail the level change treatment between the existing footpath and embankment  ...  view the full minutes text for item P/38/25

Application for construction of a footpath/cycle way on existing open space.

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.

10no letters of objection had been received following neighbour consultations. 1no letter of support had been received. Cleveland Police did not support the proposal over concerns with the footpath/cycleway potentially exacerbating issues of motorcycle nuisance referenced by local residents.

The application site related to a parcel of land to the east of Clarendon Road. The site was recognised to be designated open space; however, the proposal related to the provision of a new pedestrian and cycle route and therefore drew 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 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 that in view of the assessment contained within the 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.

Objectors attended the meeting and were given the opportunity to make

representation. Their comments could be summarised as follows:

- Why did the Council want to use green space when there were already existing cycleways which could be joined up and deliver the same outcome?

- Cyclists wanted a direct route from Ingleby Barwick to Teesside Park, however the current Council proposal did not achieve this.

- The Council had proposed a cycle way from Mitchell Avenue in part, however if this was to join to Linear Park it would service schools better making it safer for children who wanted to cycle to and from school.

- The Council had proposed to put in a crossing further down Mitchell Avenue which would then join an already  ...  view the full minutes text for item P/39/25

Consideration was given to a report which provided Members with an update on the level of housing supply in the Borough based on the 5 years starting from 1st April 2025 to 31st March 2030.

The report provided members with an update on housing supply and delivery in the Borough. The National Planning Policy Framework (NPPF) was clear that the implications of not being able to demonstrate a five-year housing supply or pass the housing delivery test were that the NPPF ‘Presumption in Favour of Sustainable Development’ would apply to planning applications. The NPPF required Council’s to update their position annually.

The Council adopted the current Local Plan on the 30th January 2019, following an independent examination which identified that the Local Plan was a ‘sound’ document. A review was completed in January 2024 to coincide with the Local Plan being five-years old. This concluded that the level of housing supply should be measured against the Government’s Local Housing Need.

In December 2024 Government updated the methodology for calculating the Local Housing Need. This meant the figure for Stockton-on-Tees Borough increased from circa 440 dwellings per annum to 746 dwellings per annum. The method required an annual update and the requirement in this assessment was for 767 dwellings per annum.

The report was accompanied by a Housing Supply Assessment which covered the period 2025 – 2030 and identified 4.00 years of housing supply. Given the findings of the assessment the Council could not demonstrate a five-year housing supply. In accordance with the ‘presumption in favour of sustainable development’ set out in the NPPF, situations where the local planning authority could not demonstrate a five-year supply of deliverable housing sites meant that the policies which were most important for determining the application were out-of-date. Therefore, applications for future residential development should be granted permission unless:

i. the application of policies in the NPPF Framework that protect areas or assets of particular importance provides a strong reason for refusing the development

proposed; or

ii. any adverse impacts of doing so would significantly and demonstrably

outweigh the benefits, when assessed against the policies in the NPPF taken

as a whole, having particular regard to key policies for directing development

to sustainable locations, making effective use of land, securing well-designed

places and providing affordable homes, individually or in combination.

The latest published Housing Delivery Test figure related to the 2023 period in which the measurement for the Borough was 124% (a delivery of 1525 dwellings vs a requirement of 1234 dwellings). Whilst Government had not published Housing Delivery Test results for 2024 and 2025 as, yet it was anticipated that the Housing Delivery Test result for these years would exceed 100%. Following the change to the Local Housing Need, housing delivery in future periods would be measured against a higher requirement. Therefore, passing the Housing Delivery Test in the future may be more challenging.

The main topics discussed were as follows:

Members raised concerns as to the lack of evidence explaining why a great  ...  view the full minutes text for item P/40/25

Consideration was given to a report on Planning Compliance Performance - Quarterly Update. This was the latest quarter report (Quarter 2, 2025/26).

The Stockton-on-Tees Local Enforcement Plan (LEP) was approved at planning committee in September 2024 and became ‘live’ on the 1 November 2024 and this report provided the latest quarterly report.

As part of the LEP, service targets were introduced which were;

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

 • 60% of enforcement requests receiving 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 are determined within the established priority timescales.

 An attachment to the report provided members with a snapshot of the over the last quarter’s performance for the planning compliance function. Some narrative and explanation of current performance and trends was also detailed within the report.

 Performance against the internal performance standards remained high with the relevant thresholds being exceeded in the majority of cases. Overall 98% of all the number of cases in the last quarter had had case actions determined within the identified priority period.

 A table within the report detailed that over the last quarter the number of cases received had increased.  A chart contained within the report showed that this was consistent with an upward trend in compliance cases being received since 2022. However, the overall time to process cases had reduced on the previous quarter demonstrating that the processes introduced to both manage and maintain momentum on compliance cases were continuing to work well.

 A number of cases had resulted in formal enforcement action, with notices having been served on three occasions during this quarter with assistance from the Council’s Legal Services team.

 Additionally, following the serving of notices in quarter 1 four notices had been fully complied with and those breaches of control having been resolved.

 Non-compliance with an enforcement notice was a criminal offence and unfortunately there were two cases where enforcement notices had not been compiled with. As a result, Officers were liaising with colleagues in legal services over appropriate next steps which may include prosecution.

Additionally, as a result of undertaking works in default associated with a Section 215 case, the recovery of costs were being sought through the courts.

For completeness, at the time of writing, the total number of unresolved compliance cases currently equated to 223, with 66 cases being historic cases received before the introduction of the Local Enforcement Plan.

The next quarterly update would be quarter 3 of 2025/26 (October - December), which was anticipated being reported in January 2026.

RESOLVED that the report be noted.

The appeals were noted.