22 apartment conversion at 41-45 Yarm Lane, Stockton-on-Tees

“Listed Building consent is sought for the conversion of existing offices to 22no self-contained apartments at 41-45 Yarm Lane (Barrington House).”

“Proposal 8. Listed Building consent is sought for alterations to convert the office buildings to 22no individual apartments. Detailed plans have been provided across four floors including the basement to show the layout of the new flatted development. The existing basement plant and storage areas will be retained and upgraded as required to support the proposed conversion, providing landlord, plant and residents storage.”

“The application site comprises three Grade II listed buildings located at 41–45 Yarm Lane, Stockton, collectively referred to as “the site”.”

“The site is positioned just outside the designated Stockton Town Centre, fronting Yarm Lane and adjoining Lawrence Street to the west and Bowesfield Lane to the east. A narrow, gated service lane runs along the southern boundary of the buildings.”

“Planning Background 1. Listed Building application (reference 24/0936/LBC) and the associated planning application (reference 24/0952/COU) for the change of use of offices to 28no apartments were submitted in May 2024. The applications were subsequently withdrawn in August 2024 due to concerns around the density of the development, impact on the listed building and a lack of parking provision.”

“Listed Building application (reference 24/1820/LBC) and the associated planning application (reference 24/1809/COU) for the change of use of offices to 26no apartments were submitted in October 2024. The applications were subsequently withdrawn in November 2024 as the previous identified issues had not been appropriately resolved.”

“The proposals would result in no substantial harm to the significance of the Grade II listed building. At most, the works give rise to less-than-substantial harm arising from internal subdivision and modern servicing, which is considered limited and reversible.”

“These minor impacts are considered to be significantly outweighed by the identified public benefits of the scheme, which include securing a long-term viable use for a currently vacant and deteriorating listed building, enabling investment in the repair, maintenance and refurbishment of the historic fabric, restoring the building to a residential use consistent with its original purpose, and contributing positively to the character and quality of the surrounding…”

“Secondly, we are concerned that the proposed rooflights are not yet fully justified. While they would appear to be very similar to conservation rooflights, and not the first rooflights to be inserted into the roof, they still represent an erosion of historic fabric and character. They have not been accompanied by the 'clear and convincing jusification' that is required by the National Planning Policy Framework (2024, paras. 212-215).”

“The rooflights also do not appear to have been reflected on the plans. Only three of the five proposed rooflights can be identified. The application would benefit from more detail here.”

“Publicity 17. A site notice was erected on 7th January 2026, and a notice was published in the local press on 15th January 2026.”

“The development would worsen existing crime and disorder issues in the locality • It would result in additional noise nuisance • The proposal has insufficient parking which will worsen existing congestion • It would have an impact on the community character • It would reduce property values • The proposal would result in further litter/vermin problems • There is an over concentration of HMOs and temporary style accommodation in the area…”

“For the discussion of this item please see above.”

“A motion was proposed and seconded that the item be deferred due to a lack of information relating to rooflights in the stairwells of the proposed development.”

“A vote took place and the application was deferred.”

“RESOLVED that planning application 25/2685/LBC 41-45 Yarm Lane, Stockton-on- Tees be deferred for the reasons as detailed below:”

“To bring back to a future meeting of the Planning Committee and provide additional information relating to the requirement of AOV rooflights in the stairwells of the proposed development.”