Agenda item

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Variation of conditions 4, 10,11,14, 16, 17, 18, 19, 31 32, 35 and 37 of outline planning permission 17/01955/1 granted 11.03.2024 for up to 71 dwellings and associated access, car parking, garages, landscaping and open space including demolition and removal of all existing structures, buildings and hardstanding (all matters reserved except means of access).

RESOLVED: That application 26/00587/S73 be GRANTED planning permission subject to:

A) The satisfactory completion of a Deed of Variation to the S106 agreement secured on the original planning permission 17/01955/1 to secure the original Heads of Terms as set out in the original report as amended by this addendum.

B) Providing delegated powers to the Development and Conservation Manager to update conditions with minor amendments as required.

C) The Conditions as set out in the report, with the following amendments to Conditions 7, 8, 9, 11, 22, 24,25, 36 and 37:

‘Condition 7

Details of retained trees and protection measures shall be carried out in accordance with Appendices 2 and 3 to the Arboricultural Impact Assessment as submitted under reference 26/01348/DOC unless otherwise agreed in writing by the local planning authority.

Reason: To prevent damage to or destruction of trees to be retained on the site in the interests of the appearance of the completed development and the visual amenity of the locality.

Condition 8

The development shall be carried out in complete accordance with the Dust Management Plan approved under reference 26/00672/DOC unless otherwise agreed in writing by the local planning authority.

Reason: To minimise environmental impacts and protect the residential amenity of existing residents.

Condition 9

The demolition stage of the development shall be carried out in complete accordance with the Demolition Stage Construction Management Plan received, Ickleford Mill logistics plan and Construction Vehicles Swept Paths Analysis (Sheets 1 to 4) drawing number KMC2532_TR05_Construction Vehicles.S.P.A. as approved under reference 26/00671/DOC unless otherwise agreed in writing by the local planning authority.

Reason: To minimise the impact of construction vehicles on the highway network and to maintain the amenity of the local area.

Condition 11

(a) Prior to first occupation of the development, the proposed system of footways shown on drawing KMC25232/002 shall be provided to connect the new development with the existing bus stops along Arlesey Road as part of the application. The bus stops will need to be complete with easy access kerbs and shelters as appropriate. The exact location and accommodating works will need to be as identified on drawing number KMC25232/002 and agreed in conjunction with appropriate parties. These works shall be secured and undertaken as part of the s278 works.

(b) In addition, and as part of the S278 stage, the applicant shall fund, design and promote a Traffic Regulation Order for a 20mph zone for the section of Arlesey Road between the built up edge of north Hitchin extending to the junction with Turnpike Lane.

Reason: In order to provide safe and suitable pedestrian access to public transport facilities, in line with HCC Local Transport Plan Policy 5.

Condition 22

The development shall be carried out in complete accordance with SS25335 - Flood Risk Assessment prepared by Superstructures dated 05/03/2026 together with the Preliminary Drainage Strategy drawing 25355 SUS XX XX DR C 0001 as approved under reference 26/01495/DOC on all correspondence unless otherwise agreed in writing by the local planning authority.

Reason: To prevent environmental and amenity problems arising from flooding.

Condition 24

The development shall be carried out in complete accordance with the Structural Inspection Report prepared by Superstructures dated 22/10/2026 as approved under reference 26/01349/DOC unless otherwise agreed in writing by the local planning authority.

Reason: In the interests of visual amenity and to retain important details associated with the historic mill use of the site.

Condition 25

(a). The demolition shall be carried out in complete accordance with the Historic Building Recording and Analysis prepared by Prospect Archaeology dated April 2026 as approved under reference 26/01145/DOC unless otherwise agreed in writing by the local planning authority.

No development (other than demolition phase works up to but not including the removal of any existing hardstanding aprons) shall take place/commence until an Archaeological Written Scheme of Investigation has been submitted to and approved Page 41 by the local planning authority in writing. The scheme shall include an assessment of archaeological significance and research questions; and: 1. The programme and methodology of site investigation and recording 2. The programme for post investigation assessment 3. Provision to be made for analysis of the site investigation and recording 4. Provision to be made for publication and dissemination of the analysis and records of the site investigation 5. Provision to be made for archive deposition of the analysis and records of the site investigation 6. Nomination of a competent person or persons/organisation to undertake the works set out within the Archaeological Written Scheme of Investigation. (NMA)

Reason: To ensure the protection of heritage assets of archaeological interest.

Condition 36

The development shall be carried out in complete accordance with the Pre-Commencement Mammal Survey Version 3.0 by MKA Ecology received 17/07/26 as approved under reference 26/01805/DOC.

Reason: Reason: in the interests of wildlife protection and in accordance with Conservation of Habitats and Species Regulations 2017.

Condition 37

No works on any new dwellings shall commence (other than demolition works) until full details of the following have been submitted to and approved in writing by the local planning authority:

(i) a site wide wildlife-sensitive lighting scheme;

(ii) hedgehog friendly boundary treatments;

(iii) the provision of 20 bat boxes.

Thereafter, the development shall be implemented in accordance with the approved details and retained in perpetuity unless otherwise agreed in writing by the local planning authority. (OP)

Reason: In the interests of wildlife and habitat protection and enhancement.’

Audio recording – 5 minutes 27 seconds

The Project Officer provided a verbal update on matters relating to Application 26/00587/S73 and advised that:

· A single presentation covered both the Section 73 application in Item 6 and the Reserved Matters application in Item 7, but Members were required to determine the Section 73 application first.

· Refusal of the Section 73 application would require deferral of the Reserved Matters application as it would not comply with the outline permission.

· The written addendums had been published that morning updating recommendations and conditions, and Members should vote based on the original reports as amended by the addendums.

· The Section 73 addendum updated conditions to reflect the position on conditions discharged under the outline permission.

· The financial contributions listed in the published report were indicative.

· The contribution to St Catherine’s Church was no longer required as the project had been completed, and the applicant had agreed that the outstanding £20,000 could be redirected to a community project at Ickleford Sports and Recreation Ground.

· The Reserved Matters addendum clarified issues relating to cycle parking, boundary treatments, bridge width and dwelling heights.

· The neighbour re-consultation letters had not been received due to an administrative error, so new letters had been issued, and consultation would run until 12 August 2026.

· The published report had already assessed residential amenity impacts, and the revised recommendation explained how any new issues raised during re-consultation would be handled.

The Project Officer presented the report in respect of Application 26/00587/S73 accompanied by a visual presentation consisting of plans and photographs.

The following Members asked questions:

· Councillor Jon Clayton

· Councillor Dave Winstanley

· Councillor Claire Strong

· Councillor Caroline McDonnell

In response to questions, the Project Officer advised that:

· The outline permission secured a zebra crossing and two informal crossing points.

· New footways and dropped kerbs would be provided at both access points.

· Several outline conditions required refinement due to phasing and detailed design.

· Solar panels were not shown on elevations but could come forward under the sustainability condition.

· Plott 44 had been redesigned to remove habitable windows and include privacy screening.

· Dust and demolition management plans had been discharged and would be secured again under the Section 73 permission.

· Silt traps and ecological protection measures would prevent contamination of the chalk stream.

· The pump station would be below ground and relocated into the developable area.

· Impermeable area would reduce post-development due to gardens and landscaping.

· Officers would investigate any reported breaches of demolition or construction management plans.

The Chair invited the Applicant, Ms Isabelle Yeardley to speak in support of the application. Ms Yeardley thanked the Chair for the opportunity and provided the Committee with a verbal presentation, and highlighted the following:

· The Hill Group acquired the site in 2025 with outline permission already granted.

· The Section 73 amendments were practical refinements developed with officers and Hertfordshire Highways.

· Confirmation that amendments allowed phased infrastructure delivery and improved pedestrian safety.

· Ecological conditions protected the river while allowing minimal encroachment into the buffer.

· Small strips of land were incorporated into gardens to improve amenity and avoid unmanaged spaces.

· Confirmation that officers concluded the amendments were acceptable and policy compliant.

In response to a point of clarification from Councillor Jon Clayden, Ms Yeardley advised that visibility at the crossing north of the bridge would be improved by vegetation clearance and a traffic-calming build-out.

Councillor Emma Fernandes, as the Chair, proposed to grant permission and this was seconded by Councillor Dave Winstanley.

The following members took part in the debate:

· Councillor Dave Winstanley

· Councillor Claire Strong

The following points were made as part of the debate:

· The amendments were sensible and understandable.

· Agreement regarding the number of changes from the original permission and it was difficult to identify anything concerning.

· Positive comments on the redevelopment of the brownfield site, the removal of the problematic mill buildings, and the sympathetic design of the scheme.

· Improvements to bin storage, car park efficiency and the bridge crossing priority arrangement.

· Concerns regarding pedestrian crossings but noted that highways officers were satisfied.

· Any issues arising once implemented would likely be raised by residents.

Having been proposed and seconded and following a vote, it was:

RESOLVED: That application 26/00587/S73 be GRANTED planning permission subject to:

A) The satisfactory completion of a Deed of Variation to the S106 agreement secured on the original planning permission 17/01955/1 to secure the original Heads of Terms as set out in the original report as amended by this addendum.

B) Providing delegated powers to the Development and Conservation Manager to update conditions with minor amendments as required.

C) The Conditions as set out in the report, with the following amendments to Conditions 7, 8, 9, 11, 22, 24,25, 36 and 37:

‘Condition 7

Details of retained trees and protection measures shall be carried out in accordance with Appendices 2 and 3 to the Arboricultural Impact Assessment as submitted under reference 26/01348/DOC unless otherwise agreed in writing by the local planning authority.

Reason: To prevent damage to or destruction of trees to be retained on the site in the interests of the appearance of the completed development and the visual amenity of the locality.

Condition 8

The development shall be carried out in complete accordance with the Dust Management Plan approved under reference 26/00672/DOC unless otherwise agreed in writing by the local planning authority.

Reason: To minimise environmental impacts and protect the residential amenity of existing residents.

Condition 9

The demolition stage of the development shall be carried out in complete accordance with the Demolition Stage Construction Management Plan received, Ickleford Mill logistics plan and Construction Vehicles Swept Paths Analysis (Sheets 1 to 4) drawing number KMC2532_TR05_Construction Vehicles.S.P.A. as approved under reference 26/00671/DOC unless otherwise agreed in writing by the local planning authority.

Reason: To minimise the impact of construction vehicles on the highway network and to maintain the amenity of the local area.

Condition 11

(a) Prior to first occupation of the development, the proposed system of footways shown on drawing KMC25232/002 shall be provided to connect the new development with the existing bus stops along Arlesey Road as part of the application. The bus stops will need to be complete with easy access kerbs and shelters as appropriate. The exact location and accommodating works will need to be as identified on drawing number KMC25232/002 and agreed in conjunction with appropriate parties. These works shall be secured and undertaken as part of the s278 works.

(b) In addition, and as part of the S278 stage, the applicant shall fund, design and promote a Traffic Regulation Order for a 20mph zone for the section of Arlesey Road between the built up edge of north Hitchin extending to the junction with Turnpike Lane.

Reason: In order to provide safe and suitable pedestrian access to public transport facilities, in line with HCC Local Transport Plan Policy 5.

Condition 22

The development shall be carried out in complete accordance with SS25335 - Flood Risk Assessment prepared by Superstructures dated 05/03/2026 together with the Preliminary Drainage Strategy drawing 25355 SUS XX XX DR C 0001 as approved under reference 26/01495/DOC on all correspondence unless otherwise agreed in writing by the local planning authority.

Reason: To prevent environmental and amenity problems arising from flooding.

Condition 24

The development shall be carried out in complete accordance with the Structural Inspection Report prepared by Superstructures dated 22/10/2026 as approved under reference 26/01349/DOC unless otherwise agreed in writing by the local planning authority.

Reason: In the interests of visual amenity and to retain important details associated with the historic mill use of the site.

Condition 25

(a). The demolition shall be carried out in complete accordance with the Historic Building Recording and Analysis prepared by Prospect Archaeology dated April 2026 as approved under reference 26/01145/DOC unless otherwise agreed in writing by the local planning authority.

No development (other than demolition phase works up to but not including the removal of any existing hardstanding aprons) shall take place/commence until an Archaeological Written Scheme of Investigation has been submitted to and approved Page 41 by the local planning authority in writing. The scheme shall include an assessment of archaeological significance and research questions; and: 1. The programme and methodology of site investigation and recording 2. The programme for post investigation assessment 3. Provision to be made for analysis of the site investigation and recording 4. Provision to be made for publication and dissemination of the analysis and records of the site investigation 5. Provision to be made for archive deposition of the analysis and records of the site investigation 6. Nomination of a competent person or persons/organisation to undertake the works set out within the Archaeological Written Scheme of Investigation. (NMA)

Reason: To ensure the protection of heritage assets of archaeological interest.

Condition 36

The development shall be carried out in complete accordance with the Pre-Commencement Mammal Survey Version 3.0 by MKA Ecology received 17/07/26 as approved under reference 26/01805/DOC.

Reason: Reason: in the interests of wildlife protection and in accordance with Conservation of Habitats and Species Regulations 2017.

Condition 37

No works on any new dwellings shall commence (other than demolition works) until full details of the following have been submitted to and approved in writing by the local planning authority:

(i) a site wide wildlife-sensitive lighting scheme;

(ii) hedgehog friendly boundary treatments;

(iii) the provision of 20 bat boxes.

Thereafter, the development shall be implemented in accordance with the approved details and retained in perpetuity unless otherwise agreed in writing by the local planning authority. (OP)

Reason: In the interests of wildlife and habitat protection and enhancement.’

26/00587/S73 Ickleford Mill, Arlesey Road, Ickleford, Hitchin, Hertfordshire, SG5 3UN

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