Agenda, decisions and minutes

Members are required to notify any substitutions by midday on the day of the meeting.

Late substitutions will not be accepted and Members attending as a substitute without having given the due notice will not be able to take part in the meeting.

Apologies for absence were received from Councillors David Winstanley, and Bryony May.

Having given due notice Councillor Mick Debenham substituted for Councillor Winstanley and Councillor Jon Clayden substituted for Councillor May.

Audio recording – 1 minute 33 seconds

Apologies for absence were received from Councillors David Winstanley, and Bryony May.

Having given due notice Councillor Mick Debenham substituted for Councillor Winstanley and Councillor Jon Clayden substituted for Councillor May.

To take as read and approve as a true record the minutes of the meetings of the Committee held on the 21 August 2025.

RESOLVED:That the Minutes of the Meeting of the Committee held on 21 August 2025 be approved as a true record of the proceedings and be signed by the Chair.

Audio Recording – 2 minutes 8 seconds

Councillor Nigel Mason, as Chair, proposed and Councillor Ian Mantle seconded and, following a vote, it was:

RESOLVED:That the Minutes of the Meeting of the Committee held on 21 August 2025 be approved as a true record of the proceedings and be signed by the Chair.

Members should notify the Chair of other business which they wish to be discussed at the end of either Part I or Part II business set out in the agenda. They must state the circumstances which they consider justify the business being considered as a matter of urgency.

The Chair will decide whether any item(s) raised will be considered.

There was no other business notified.

Audio recording – 2 minutes 51 seconds

There was no other business notified.

Members are reminded that any declarations of interest in respect of any business set out in the agenda, should be declared as either a Disclosable Pecuniary Interest or Declarable Interest and are required to notify the Chair of the nature of any interest declared at the commencement of the relevant item on the agenda.  Members declaring a Disclosable Pecuniary Interest must withdraw from the meeting for the duration of the item. Members declaring a Declarable Interest, wishing to exercise a ‘Councillor Speaking Right’, must declare this at the same time as the interest, move to the public area before speaking to the item and then must leave the room before the debate and vote.

(1)   The Chair advised that, in accordance with Council Policy, the meeting would be recorded.

(2)   The Chair drew attention to the item on the agenda front pages regarding Declarations of Interest and reminded Members that, in line with the Code of Conduct, any Declarations of Interest needed to be declared immediately prior to the item in question.

(3)   The Chair clarified matters for the registered speakers.

(4)   The Chair confirmed the procedure for moving to debate on an item.

(5)   The Chair advised that Section 4.8.23(a) of the Constitution applied to the meeting.

(6)   The Chair confirmed the cut off procedure should the meeting proceed at length.

Audio recording – 2 minutes 56 seconds

(1)   The Chair advised that, in accordance with Council Policy, the meeting would be recorded.

(2)   The Chair drew attention to the item on the agenda front pages regarding Declarations of Interest and reminded Members that, in line with the Code of Conduct, any Declarations of Interest needed to be declared immediately prior to the item in question.

(3)   The Chair clarified matters for the registered speakers.

(4)   The Chair confirmed the procedure for moving to debate on an item.

(5)   The Chair advised that Section 4.8.23(a) of the Constitution applied to the meeting.

(6)   The Chair confirmed the cut off procedure should the meeting proceed at length.

To receive petitions, comments and questions from the public.

The Chair confirmed that the registered speakers were in attendance.

Audio recording – 5 minutes 39 seconds

The Chair confirmed that the registered speakers were in attendance.

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Redevelopment of existing care home and erection of detached 3 to 4 storey 70-bed residential nursing home (Class C2 use) with associated parking, landscaping, amenities and works, following demolition of extensions to existing care home.

RESOLVED: That application 24/02758/FP be GRANTED planning permission subject to the conditions set out in the report of the Development and Conservation Manager.

Audio recording – 6 minutes 35 seconds

The Principal Planning Officer presented an update and highlighted that:

·         Hertfordshire County Council Growth and Infrastructure Unit had confirmed that there was no requirement for a Section 106 (S106) contribution.

·         Since publication of the agenda one of the public responses had changed from neutral to an objection, meaning there were 10 Public objections in total.

·         In paragraph 5.18.4, the wording should be amended to ‘moderate’ rather than a ‘neutral’ impact.

·         The condition ‘10’ should have the word ‘The’ at the start of it.

The Principal Planning Officer then presented the report in respect of Application 24/02758/FP supported by a visual presentation consisting of plans and photographs.

The following Members asked questions:

·         Councillor Nigel Mason

·         Councillor Clare Billing

·         Councillor Ruth Brown

·         Councillor Val Bryant

·         Councillor Ian Mantle

·         Councillor Louise Peace

·         Councillor Jon Clayden

In response to questions, the Principal Planning Officer advised that:

·         Two of the Category B trees would be felled, their location was indicated to the Committee, and that the Category B tree at the front of the property was being retained.

·         Clarified the definition of Category B trees and stated that to replace the 14 trees to be felled 96 would be planted.

·         The extension originally built in the 1980s was not fit for purpose due to updates in patient care and technology.

·         The land was categorised as green belt but was specified in the report as grey belt as it fitted the criteria due to the specific need for care home beds.

·         The replacement extension would reflect the colour of the original building but with modern high-quality materials.

·         Use class C2 was an independent living facility and use class C3 is a independent residential home, which can provide for people with care needs.

·         There would be 2 lifts in the building providing access to all bedrooms.

N.B. Councillor Tom Tyson entered the Chamber at 19:27.

The Chair invited the first Public Objector, Mr Michael Stoddard to speak against the application. Mr Stoddard thanked the Chair for the opportunity and provided the Committee with a verbal presentation, and highlighted the following:

·         His objection was founded on design guidance published by Letchworth Heritage Foundation and North Hertfordshire District Council (NHDC) Supplementary Planning Guidance (SPG).

·         The SPG states that extensions to listed buildings should be designed to respect the existing buildings characteristics.

·         The proposed flat roof did not match that of the existing building or any of the surrounding dwellings.

·         Any development performed in a conservation area should be to enhance or preserve the area, this proposed extension would not do so.

The Chair thanked Mr Stoddard for his presentation and invited the second Public Objector, Mr Martin Drake to speak against the application. Mr Drake thanked the Chair for the opportunity and provided the Committee with a verbal presentation, and highlighted the following:

·         The planned extension was not in keeping with the existing one.

·         The development doubled the size of the existing building, and a large four-story building would overwhelm the beauty  ...  view the full minutes text for item 59.

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Erection of 14 dwellings (including affordable housing) including creation of access from Ashwell Street, footpath link to Lucas Lane, public open space and soft and hard landscaping, biodiversity enhancement and, associated infrastructure on land north of Ashwell Street, Ashwell.

RESOLVED: That application 25/00949/FP be GRANTED planning permission subject to

a)    The completion of a suitable legal agreement in line with the agreed Heads of Terms.

b)    An agreement to an extension of time to the statutory determination date to allow for a) to occur

c)     the conditions set out in the report of the Development and Conservation Manager subject to the amendments to conditions 6 and 8, an additional condition and removal of conditions 13 and 14 resulting in renumbering of all subsequent conditions, as detailed in the published supplementary documentation as shown below.

‘Condition 6:

Prior to the first occupation of the development hereby permitted the vehicular access shall be completed and thereafter retained as shown on drawing number 190-TA10 rev N (of Transport Note rev D November 2024 by Martin Andrews Consulting Ltd) in accordance with details/specifications to be submitted to and approved in writing by the Local Planning Authority in consultation with the highway authority. Prior to use appropriate arrangements shall be made for surface water to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

Reason: To ensure satisfactory access into the site and avoid carriage of extraneous material or surface water from or onto the highway in accordance with Policy 5 of Hertfordshire’s Local   Transport Plan (adopted 2018).

Condition 8:

Notwithstanding the details indicated on the submitted drawings, no on-site works shall commence until a detailed scheme for the off-site highway improvement works as indicated on drawing number 190-TA10 rev N (of Transport Note rev D November 2024 by Martin Andrews Consulting Ltd) including surfacing, traffic calming and pedestrian/cycling facilities on Ashwell Street have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. B) Implementation / Construction Prior to the first use of the development hereby permitted, the improvement works referred to in part A of this condition shall be completed in accordance with the approved details.

Reason: To ensure construction of a satisfactory development and that the highway improvement works are designed to an appropriate standard in the interest of highway safety and amenity and in accordance with Policy 5, 13 and 21 of Hertfordshire’s Local Transport Plan (adopted 2018).

Condition 24:

Prior to the occupation of the development hereby permitted, a fire hydrant shall be installed at no cost to the County Council, or fire and rescue service.

Reason: to ensure that there is adequate water supplied available for use in the event of a fire.’

Audio recording – 1 hour 38 minutes 6 seconds

The Principal Planning Officer presented an update and highlighted that:

·         The published supplementary document related to amended conditions and an additional condition.

·         Hertfordshire County Council Countryside and Right of Way Team had written to clarify comments made on 19 August 2024, which were related to the Committee by the Principal Planning Officer.

The Principal Planning Officer then presented the report in respect of Application 24/01444/FP supported by a visual presentation consisting of plans and photographs

The following Members asked questions:

·         Councillor Clare Billing

·         Councillor Tom Tyson

·         Councillor Jon Clayden

·         Councillor Ruth Brown

·         Councillor Martin Prescott

In response to questions, the Principal Planning Officer advised that:

·         That some of the affordable housing was accessible with a 2-bedroom bungalow and a 3-bedroom bungalow with wheelchair access.

·         A section of Ashwell Road would be updated to highways standards but not Station Road.

·         The Greenspace Service Manager at North Herts Council had stated that Ashwell Parish Council usually maintained greenspaces within the village.

·         The Planning Officer stated that a reduced amount of accessible housing was acceptable on balance against all other policies in the Local Plan.

·         The applicant already had planning permission for the site which, would not be overturned by this application.

·         It was thought that solar panels would not fit the rural design of the houses.

·         The previous application was refused by the Planning Control Committee and then approved via appeal. The applicant had decided to continue with this application, which if approved, the applicant could choose which plan to develop.

Councillor Nigel Mason, as Chair, proposed and Councillor Ruth Brown seconded and, following a vote, it was:

RESOLVED: That application 25/00949/FP be GRANTED planning permission subject to:

a)    The completion of a suitable legal agreement in line with the agreed Heads of Terms.

b)    An agreement to an extension of time to the statutory determination date to allow for a) to occur.

c)    The conditions set out in the report of the Development and Conservation Manager subject to the amendments to conditions 6 and 8, an additional condition and removal of conditions 13 and 14 resulting in renumbering of all subsequent conditions, as detailed in the published supplementary documentation as shown below.

‘Condition 6:

Prior to the first occupation of the development hereby permitted the vehicular access shall be completed and thereafter retained as shown on drawing number 190-TA10 rev N (of Transport Note rev D November 2024 by Martin Andrews Consulting Ltd) in accordance with details/specifications to be submitted to and approved in writing by the Local Planning Authority in consultation with the highway authority. Prior to use appropriate arrangements shall be made for surface water to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

Reason: To ensure satisfactory access into the site and avoid carriage of extraneous material or surface water from or onto the highway in accordance with Policy 5 of Hertfordshire’s Local   Transport Plan (adopted 2018).

Condition 8:  ...  view the full minutes text for item 60.

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

To update Members on appeals lodged and any decisions made.

The Principle Planning Officer provided an update on Planning Appeals.

Audio recording – 2 hours 10 minutes 4 seconds

The Principal Planning Officer provided an update on Planning Appeals and advised that the appeal on 25/00381/FPH had been dismissed.