Agenda, decisions and draft minutes
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Contact: Email: Committee.Services@north-herts.gov.uk 01462 474655
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APOLOGIES FOR ABSENCE 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. Decision: Apologies for absence were received from Councillors Ruth Brown, Louise Peace and Dave Winstanley.
Having given due notice, Councillor Bryony May substituted for Councillor Brown, Councillor Jon Clayden substituted for Councillor Peace, and Councillor Mick Debenham substituted for Councillor Winstanley. Minutes: Audio recording – 01 minutes 12 seconds
Apologies for absence were received from Councillors Ruth Brown, Louise Peace and Dave Winstanley.
Having given due notice, Councillor Bryony May substituted for Councillor Brown, Councillor Jon Clayden substituted for Councillor Peace, and Councillor Mick Debenham substituted for Councillor Winstanley. |
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MINUTES - 2 JULY 2026 To take as read and approve as a true record the minutes of the meeting of the Committee held on the 2 July 2026. Decision: RESOLVED: That the Minutes of the meeting of the Committee held on 2 July 2026 be approved as a true record of the proceedings and be signed by the Chair. Minutes: Audio Recording – 01 minutes 39 seconds
Councillor Nigel Mason, as Chair, proposed and Councillor Caroline McDonnell seconded and, following a vote, it was:
RESOLVED:That the Minutes of the Meeting of the Committee held on be approved as a true record of the proceedings and be signed by the Chair. |
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NOTIFICATION OF OTHER BUSINESS 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. Decision: There was no other business notified. Minutes: Audio recording – 02 minutes 27 seconds
There was no other business notified. |
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CHAIR'S ANNOUNCEMENTS 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. Decision: (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. Minutes: Audio recording – 02 minutes 32 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. |
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PUBLIC PARTICIPATION To receive petitions, comments and questions from the public. Decision: The Chair confirmed that the registered speakers were in attendance. Minutes: Audio recording – 04 minutes 45 seconds
The Chair confirmed that the registered speakers were in attendance. |
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22/00956/OP LAND SOUTH OF, STEVENAGE ROAD, LITTLE WYMONDLEY, HERTFORDSHIRE REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER
Outline planning application for the development of up to 300 dwellings (all matters reserved except for access) (amended plans 23 October 2025). Additional documents: Decision: RESOLVED: That application 22/00956/OP be GRANTED planning permission subject to:
A) The completion of a satisfactory legal agreement and the applicant agreeing to extend the statutory period in order to complete the agreement if required; and
B) Providing delegated powers to the Development and Conservation Manager to (i) resolve outstanding matters including financial contributions and (ii) update conditions and informatives with minor amendments as required; and
C) The conditions as set out in the report of the Development and Conservation Manager. Minutes: Audio recording – 05 minutes 23 seconds
N.B. Councillor Caroline McDonnell declared an interest on the item and moved to the public speaking gallery.
The Principal Planning Officer (Major Sites) provided a verbal update on matters relating to Application 22/00956/OP and advised that:
· The Agent to the Applicant had sent an email detailing the triggers for delivery of highway works, and this was available to view on the Council website. · Officers would wait for the Highways Authority to respond on the above. · The word ‘Knebworth’ in paragraph 6 in the written update published with the supplementary documents to the agenda should have been removed.
The Principal Planning Officer (Major Sites) then presented the report in respect of application 22/00956/OP accompanied by a visual presentation consisting of plans and photographs.
The following Members asked questions:
· Councillor Jon Clayden · Councillor Tom Tyson
In response to questions, the Principal Planning Officer (Major Sites) advised that:
· The Applicant had addressed flooding and drainage matters onsite and the Local Lead Flood Authority (LLFA) had withdrawn their objection and recommended further conditions. · There were 480 homes in the Wymondley Parish.
The Chair invited the first Public Objector, Mr Peter Bailey to speak against the application. Mr Bailey thanked the Chair for the opportunity and provided the Committee with a verbal presentation, and highlighted the following:
· Hitchin had received little rainfall in the last 6 weeks, and the additional dwellings would have a serious impact on Hitchin and the surrounding area. · There had been no mention of drought conditions in the report. · Measures to address air pollution and dust generated by the development would be minimal. · Roads through Hitchin and Stevenage would be grid locked from the vehicles that new residents on this development would bring. · There was concern on the heat that the extra dwellings would generate as this would compound with the construction of the nearby solar farm. · New dwellings would add to carbon contributions.
There were no points of clarification from Members.
The Chair thanked Mr Bailey for their presentation and invited the second Public Objector, Ms Hayley Ward to speak against the application. Ms Ward thanked the Chair for the opportunity and provided the Committee with a verbal presentation, and highlighted the following:
· The Planning Inspector, as part of the Local Plan examination, had recognised several traffic and flooding related issues with the site. · The site was less sustainable than surrounding strategic sites and should not be considered until they had been developed as per Policy SP2 of the Local Plan. · Nitrous oxide monitoring in 2017-19 showed that legal EU limits were repeatedly exceeded next to the site, which highlighted air quality issues and conflicted with the Local Plan. · Air quality monitoring took place during the COVID-19 lockdown, and since then, there had been the addition of other developments and the proposed Luton Airport expansion, which would require mitigations. · The land was compressible and potentially unstable. · The Environment Agency questioned the contamination investigations undertaken as housing foundations could create pathways for ground water ... view the full minutes text for item 42. |
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25/02885/OP LAND AT MILL LANE, LONDON ROAD, ST IPPOLYTS, HITCHIN, SG4 7NN REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER
Erection of up to 41 dwellings with associated infrastructure and open space (all matters reserved except means of access) (additional and amended plans received 23/04/26 and 10/06/26). Additional documents:
Decision: RESOLVED: That application 22/00956/OP be GRANTED planning permission subject to:
A) Providing delegated powers to the Development and Conservation Manager to agree the outstanding S106 Heads of Terms related to the sports pavilion, and any other minor changes to conditions and informatives as required; and
B) The completion of the S106 Legal Agreement and any necessary extension of time taken to complete this; and
C) The conditions and informatives as set out in the report of the Development and Conservation Manager, with amendments to Conditions 7, 12 and 20, as follows:
‘Condition 7
No development shall take place (including ground works or vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) should be informed by the November 2025 Ecological Impact Assessment and include the following:
a) Risk assessment of potentially damaging construction activities. b) Identification of "biodiversity protection zones". c) Practical measures to avoid or reduce impacts during construction. d) The location and timing of sensitive works to harm to biodiversity features. e) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.
Reason: To protect wildlife and biodiversity. LP Policy NE4.
Condition 12
Parking / Internal roads / Turning areas:
The detailed plans should be submitted in connection with approval of reserved matters application which shall show to the satisfaction of the Local Planning Authority: o The details of all hard surfaced areas within the site. This includes, but is not limited to, all roads, footways, forecourts, driveways, parking and turning areas, and foul and surface water drainage. o The level of footway and carriageway visibility from each individual vehicle access, and the level of visibility from and around each main junction within the site, within which there shall be no obstruction to visibility between 600mm and 2m above the carriageway level. o That service vehicles, including refuse and emergency vehicles, can safely and conveniently access and route through the site, to include the provision of sufficient turning and operating areas. o The provision of sufficient facilities for cycle storage. All these features shall be provided before first occupation and maintained in perpetuity.
Reason: To provide adequate visibility for drivers within the site, to promote alternative modes of travel, and for the overall free and safe flow of all site users.
Condition 20
No residential development shall be more than two storey in height.
Reason: To ensure that the new development is in keeping with local context. LP Policy D1.’ Minutes: Audio recording – 01 hours 34 minutes 15 seconds
The Principal Planning Officer (Development Management) provided a verbal update on matters relating to Application 25/02885/OP and advised that:
· The written update published with the supplementary documents to the agenda contained details of contributions sought by Hertfordshire County Council Growth and Infrastructure Team, information on the project that sustainable transport contributions would support, 1 late neighbour representation and minor corrections to the report. · A request from St Ippolyts Parish Council had been made for any sports pavilion contributions to be index linked to Building Cost Information Service (BCIS) Q1 2024. · 49 responses had been received on the application, with 45 in objection and 2 being neutral, which superseded paragraph 3.21 of the report. · None of the responses raised matters different to those already detailed in the report except for the response summarised in the written update.
The Principal Planning Officer (Development Management) then presented the report in respect of Application 25/02885/OP accompanied by a visual presentation consisting of plans and photographs.
The following Members asked questions:
· Councillor Tom Tyson · Councillor Claire Winchester · Councillor Jon Clayden · Councillor Caroline McDonnell · Councillor Bryony May
In response to questions, the Development and Conservation Manager advised that:
· All sites in the Green Belt, including this one, were subject to a planning application measured against criteria in paragraph 155 of the National Planning Policy Framework (NPPF), and the ‘Golden Rules’ would need to be met for it to be acceptable. · The western half of the site would be protected from future residential development by condition as public open space if permission was granted.
In response to questions, the Principal Planning Officer (Development Management) advised that:
· The western part of the site would remain in the Green Belt as public open space. · Details of how Mill Lane would be closed were unknown, but the Highways Authority had insisted that traffic should go through the development to London Road rather than via Mill Lane for highways safety reasons. · Land could be classed as Grey Belt if it met the tests related to the purposes of the Green Belt and the additional tests at paragraph 155 of the NPPF. · Existing development was on three sides of the eastern part of the site, which meant that it only made a moderate contribution to stopping urban sprawl and the site had been designated as Grey Belt as it had met all the other tests. · Landscaping would be a consideration for the reserved matters application, but it also needed to demonstrate suitable mitigations to progress. · Different site access options had been considered by the Highways Authority, and the proposal before them was the only option they were willing to support. · A planning application for land to the south would need to be considered on its own merits and separate tests.
The Chair invited the first Public Objector, Mr Matt White to speak against the application. Mr White thanked the Chair for the opportunity and provided the Committee with a verbal presentation, and highlighted ... view the full minutes text for item 43. |
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EXCLUSION OF PRESS AND PUBLIC To consider passing the following resolution: That under Section 100A of the Local Government Act 1972, the Press and Public be excluded from the meeting on the grounds that the following report will involve the likely disclosure of exempt information as defined in Paragraph 7 of Part 1 of Schedule 12A of the said Act (as amended). Decision: RESOLVED: That under Section 100A of the Local Government Act 1972, the Press and Public be excluded from the meeting on the grounds that the following report will involve the likely disclosure of exempt information as defined in Paragraph 7 of Part 1 of Schedule 12A of the said Act (as amended). Minutes: Audio recording – 02 hours 52 minutes 47 seconds
Councillor Nigel Mason proposed and Councillor Jon Clayden seconded and, following a vote, it was:
RESOLVED: That under Section 100A of the Local Government Act 1972, the Press and Public be excluded from the meeting on the grounds that the following report will involve the likely disclosure of exempt information as defined in Paragraph 7 of Part 1 of Schedule 12A of the said Act (as amended). |
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PART 2 MINUTES - 21 NOVEMBER 2024, 3 APRIL 2025 AND 21 APRIL 2026 To take as read and approve as a true record the Part 2 Minutes of the meetings of the Committee held on 21 November 2024, 3 April 2025 and 21 April 2026. Decision: RESOLVED: That the Part 2 Minutes of the meetings held on 21 November 2024, 3 April 2025 and 21 April 2026 be approved as a true record of the proceedings and signed by the Chair. Minutes: N.B. This item was considered in restricted session and therefore no recording was available.
Councillor Nigel Mason, as Chair, proposed and Councillor Emma Fernandes seconded and, following a vote, it was:
RESOLVED: That the Part 2 Minutes of the meetings held on 21 November 2024, 3 April 2025 and 21 April 2026 be approved as a true record of the proceedings and signed by the Chair. |
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To update Members on appeals lodged and any decisions made. Additional documents:
Decision: The Development and Conservation Manager provided an update on Planning Appeals. Minutes: Audio recording – 02 hours 57 minutes 25 seconds
The Development and Conservation Manager presented the report entitled ‘Planning Appeals’ and advised that:
· One appeal had been lodged on an application for a detached dwelling in Ickleford, which would be decided by written representations. · Two appeals had been allowed, one due to a disputed condition and the other due to a certificate of lawful use. · An enforcement decision relating to The George, Baldock would be reported on at the next meeting. |