Agenda item

Recommended for Approval

The Head of Planning and Building Control recommended that in respect of application 3/23/0440/FUL, planning permission be granted subject to the conditions detailed in the report and subject to a Section 106 legal agreement, and with delegated authority being granted to the Head of Planning and Building Control to finalise the detail of the Legal Agreement and conditions.

The Planning Officer presented the application to the Committee and summarised in detail the main issues for Members to consider. The Officer detailed the first and second floor plans and summarised in detail the existing elevations on 55 – 61 South Street and 2 – 4 Station Road. She said that no affordable units were proposed, and she set out the proposed housing mix of the 19 residential units.

Members were advised that the applicant had submitted a financial viability assessment which had been reviewed by independent assessors which had concluded that the scheme would be unviable in the sense that this term was understood within the planning system. The Planning Officer said that the application, if granted, would be subject to the completion of a satisfactory Section 106 agreement which would contain financial contributions as detailed in section 10 of the report.

The Planning Officer said that there was provision for 24 cycle spaces, 19 of which would be for residents and 5 for use by members of the public. She set out the previous historic use of the ground floor in the former use class A1 retail and use class A3 food and drink, both of which now fell within in use class E.

Councillor Watson asked for clarification as to how many recycling bins were to be provided. The Planning Officer said that the conditions could be amended to ensure that details in respect of recycling bins met with the approval of the local planning authority.

Councillor Devonshire expressed a concern that there was no affordable proposed as part of the application. Councillor Buckmaster expressed a concern that the proposed extra second floor being quite overbearing against the neighbouring properties. She questioned the need for more studio flats in Bishop’s Stortford.

Councillor Watson asked for some clarification in respect of the tilted balance and the lack of affordable housing supply. The Team Leader (Strategic Applications) said that weight was given to the provision of housing and in this instance, the benefits outweighed the limited harm that had been identified. He said that scheme had been judged to be acceptable in terms of the tilted balance and the scheme was broadly compliant with the local plan.

The Planning Officer confirmed that the Conservation and Urban Design Officer considered that the proposed additional scale and design of the second floor was acceptable in the conservation area.

Councillor Copley expressed concerns about the proposed development on a very narrow corner with poor visibility. She expressed a specific concern regarding the narrow vehicular and pedestrian entrance right on a blind corner junction.

The Planning Officer confirmed that the county council’s transport advisers had judged the application to be acceptable. She said that a condition had been applied for the submission in writing of a service and delivery plan for the approval of the local planning authority.

The Planning Officer responded to questions from Members in respect of solar panels, residents parking, cycle spaces, fire exits and biodiversity net gain.

Councillor Devonshire proposed and Councillor Marlow seconded, a motion that application 3/23/0440/FUL be granted planning permission, subject to the conditions detailed at the end of the report and subject to a Section 106 legal agreement with delegated being granted to the Head of Planning and Building Control to finalise the detail of the legal agreement and conditions, with an additional condition being applied in respect of the use and design of the first and second floor communal areas.

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

RESOLVED –that (A) in respect of application 3/23/0440/FUL, planning permission be granted subject to the conditions detailed at the end of the report and subject to a Section 106 legal agreement with an additional condition being applied in respect of the use and design of the first and second floor communal areas; and

(B) delegated authority be granted to the Head of Planning and Building Control to finalise the detail of the legal agreement and conditions.