Agenda and minutes

To receive apologies for absence.

An apology for absence was submitted on behalf of Councillor R Buckmaster. It was noted that Councillor Bull was substituting for Councillor Buckmaster.

The Chairman acknowledged the contributions of Paul Courtine, Legal Officer, as he was leaving the Authority to start a new job with the London Borough of Bromley. He thanked Paul on behalf of Members for his contribution towards the work of the Development Management Committee.

The Chairman said that application 3/20/1950/FUL would be determined at the next meeting on 2 March 2022, as the Officer who had been due to be present the application was unwell.

To receive any Members' declarations of interest.

Councillor Page declared a non-pecuniary interest in application 3/21/2353/FUL, on the grounds that he was a Member of Bishop’s Stortford Town Council.

Councillor Beckett declared a non-pecuniary interest in application 3/21/2353/FUL, on the grounds that he was the Bishop’s Stortford Town Councillor for Bishop’s Stortford Meads ward.

To confirm the Minutes of the meeting of the Committee held on Wednesday 1 December 2021.

Councillor Fernando proposed and Councillor Beckett seconded, a motion that the Minutes of the meeting held on 1 December 2021 be confirmed as a correct record and signed by the Chairman.

After being put to the meeting and a vote taken, the motion was declared CARRIED.

RESOLVED – that the Minutes of the meeting held on 1 December 2021, be confirmed as a correct record and signed by the Chairman.

Recommended for Approval

The Head of Planning and Building Control recommended that in respect of application 3/21/2879/FUL, planning permission be granted subject to the conditions detailed in the report submitted.

The Service Manager (Development Management and Enforcement) summarised the proposed development and said that the application was being reported to the Committee as the applicant was East Hertfordshire District Council. The Service Manager detailed the proposed works to the rear outbuilding and summarised the proposed internal layout of the self-contained units.

The Committee was advised that 34 Queens Road was a two storey semi-detached property located in the built up area of Ware. Members were advised that the scheme included the provision of an access ramp, a bin store and the creation of two off street parking spaces as well as two associated cross overs.

The Service Manager referred to an extant planning permission relating to this property that dated from 2020 and this allowed for the conversion of the property into two flats with extensions. She said that this current application did not propose any extensions and the property would be regarded as a hostel use.

Members were advised that the main issues for consideration were the principle of the development, the design and layout of the scheme, impact on the amenity of adjoining residents and also the impacts on the highway network and parking provision.

The Service Manager said that the principle of the conversion of the property into two units for temporary accommodation was considered to be acceptable due to the provision of additional housing and accommodation for groups who had specific housing needs, which was in accordance with national planning policy.

The Service Manager said that each unit would be self-contained and was of a sufficient size to meet the nationally prescribed space standards and the ground floor flat would have step free access. Members were advised that the physical alterations to the building were very modest and matched the existing building and were therefore considered to be acceptable in design standards.

The Service Manager said that there were no applicable issues relating to loss of light as there would be no external alterations to the building. Members were advised that concerns had been expressed that the proposed use would give rise to anti-social behaviour which could diminish neighbour amenity. Officers did not believe that these concerns could be substantiated due to a lack of evidence and the small scale of the proposed units.

The Committee was advised that the proposals included the provision of two off street parking spaces, which was in accordance with the Council’s parking standards. The Service Manager said that the Highway Authority had raised no objections on highways safety grounds. She said that the loss of on street car park was mitigated by the off street spaces and Officers were satisfied that the application was in accordance with the development plan and it was recommended that planning permission be granted subject to conditions.

Jonathan Geall addressed the Committee in support of the application.

Councillor  ...  view the full minutes text for item 310.

Recommended for Approval

The Head of Planning and Building Control recommended that in respect of application 3/21/2353/FUL, planning permission be granted subject to the conditions detailed at the end of the report and with delegated authority being granted to the Head of Planning and Building Control to finalise the detail of the conditions.

The Principal Planning Officer referred to the additional representations summary and highlighted an error in that there would be six flood lighting columns proposed, not four as stated in the report. She detailed the location of the proposed development and summarised what was adjacent to the site to the west and to the east.

The Principal Planning Officer set out the layout of what was proposed on the site and said that this included a 3G artificial pitch and two flat top bunds to the west which would allow people to view any play taking place. She said that there would be some hedging around the site and Members were advised how the proposed development related to residential properties to the west.

Members were advised that the six 15 metre lighting columns would provide very direct LED lighting and there would be minimal horizontal light spillage and no vertical light spillage. The Principal Planning Officer said that the lighting columns were of a very slim design to limit the visual impact. She said the site was within the metropolitan green belt and the impact on openness was restricted to the fencing, the lighting columns and a small storage building.

Members were advised that the main issues were the impact on the green belt and the impact on openness. The Principal Planning Officer said that the minimal impacts were clearly outweighed by the benefits of a much needed recreational facility. She said that there was good access to public transport and other facilities and the application was therefore acceptable in green belt terms.

Members were advised that another issue was the impact on residential amenity in terms of noise from the pitch and potential light impact. The Principal Planning Officer said that both these matters had been considered by an Environmental Health Officer and comprehensive reports had indicated that the impacts of both noise and light would be well within reasonable limits and would not adversely affect the amenity of neighbouring residents.

Members were referred to the conditions in respect of hours of usage, noise and the complaints procedure being available should any noise problems need to be reported. The Principal Planning Officer said that another issue was drainage as this site was close to an area that was liable to flood. She said that drainage had been looked at in some detail to ensure that the site run off was fully attenuated.

The Principal Planning Officer said that the other main issue was the impact on the natural environment. She said that Natural England and Herts Ecology had looked at the proposals and both organisations had said that the flood lighting was sufficiently shielded to avoid any harm  ...  view the full minutes text for item 311.

Recommended for Approval

The Head of Planning and Building Control recommended that in respect of application 3/21/2547/FUL, planning permission be granted subject to the conditions detailed at the end of the report and with delegated authority being granted to the Head of Planning and Building Control to finalise the detail of conditions.

The Principal Planning Officer drew the attention of Members to the additional representations summary and the commentary in respect of the responses from Environmental Health and Hertfordshire Ecology. The summary document also included some commentary from Hertfordshire Highways Officers.

Members were shown an aerial photo of the site and the Principal Planning Officer set out the context of the site and summarised the location of the science and technology buildings to the south of the main campus off Hailey Lane. She said that the proposals included the removal of the biology building and its replacement with a much smaller two storey building.

The Principal Planning Officer said that the proposals included the removal of part of the design and technology building to create a courtyard area. She said that the proposed three storey extension to the science building would run along the road frontage of Hailey Lane.

The Principal Planning Officer said that there would be no extension of the built environment and the proposed development would extend no further towards the road. She detailed the nature of the trees which would be removed and advised that three of the trees to be removed were of significant importance.

The Principal Planning Officer said the main issues for Members to consider were the restrictions on building in the green belt and the impact of the proposed development on heritage assets.

The Principal Planning Officer said that the design and impact on the heritage assets had been considered in the context of the wider setting of the college. She said that there would be no increase in pupil numbers or traffic as a consequence of the proposals.

Members were advised that the Highways Officers had indicated that they considered the emergency access to be over engineered. The Principal Planning Officer said that this matter could be conditioned in that details of the proposed emergency access should be submitted to and agreed in writing by the Local Planning Authority, in consultation with the Highway Authority.

Members were advised that this condition would require that the submitted details should demonstrate how pedestrian movement would be prioritised in accordance with the NPPF and LTP4 and the access should be completed in full accordance with the agreed details prior to the first occupation of the development.

The Principal Planning Officer said that Hertfordshire Ecology had confirmed that they were satisfied that the biodiversity net gain, and bat and great crested newt mitigation measures proposed were acceptable, subject to the conditions and the informative detailed in the late representations summary.

Members were advised that the proposed development was not inappropriate in the greenbelt and any harm was outweighed by the public benefits of the scheme.  ...  view the full minutes text for item 312.

(A)  Appeals against refusal of Planning Permission/ non?determination.

(B)  Planning Appeals Lodged.

(C)      Planning Appeals: Inquiry and Informal Hearing Dates.

(D)     Planning Statistics.

RESOLVED – that the following reports be noted:

(A)   Appeals against refusal of planning permission / non-determination;

(B)       Planning Appeals lodged;

(C)       Planning Appeals: Inquiry and Informal Hearing Dates; and

(D)      Planning Statistics.

To consider such other business as, in the opinion of the Chairman of the meeting, is of sufficient urgency to warrant consideration and is not likely to involve the disclosure of exempt information.

There was no urgent business.