Hotel, commercial space and interchange at Bishops Stortford Goods Yard, Bishop's Stortford

What was proposed

The application proposed a four-storey building with 522 square metres of commercial space, a 92-room hotel, an improved bus interchange and landscaping.

“This is a full planning application seeking planning permission for the construction of a 4 storey building comprising 522sqm of flexible commercial space (Use Class E) at ground floor and hotel accommodation, 92 rooms, (Use Class C1) on the upper floors, improvements to the Bishops Stortford transport interchange, and associated landscaping.”

Officer report

The site

The site is cleared, levelled previously developed land beside the railway station and existing bus interchange, within the wider Goods Yard development.

“The application site forms part of the wider Bishop’s Stortford Goods Yard development, situated adjacent to Bishop’s Stortford Railway Station. The site is a parcel of cleared and levelled land, approximately 0.24 hectares, formerly used as surface-level car parking and sits alongside the existing bus interchange which remains operational.”

“The site is located within the northern part of the wider Goods Yard development area, bounded by Station Road to the north, Dane Street to the east, and Anchor Street to the west. The land is ‘previously developed’ as defined by the National Planning Policy Framework (NPPF) (2024).”

Officer report

Planning history

Earlier permissions established a wider mixed-use redevelopment including a hotel and transport interchange, with parts of the Goods Yard already built.

“A hybrid planning application for the comprehensive redevelopment of the 5.82 ha Goods Yard site for mixed use purposes comprising - 586 residential units (Use Class C3); 3,004sqm of office floorspace (Use Class B1); 1,001sqm of retail floorspace (Use Class A1-A4); 491sqm of dual / alternative use retail and health care floorspace (Use Classes A1-A4 / D1); 85 bed hotel (Use Class C1); a care home comprising up to 55 units (Use Class C2); a new link road through the site…”

“The current application now seeks to bring forward the hotel, flexible commercial floorspace at ground floor, and associated improvements to the bus interchange as a standalone full application. These elements formed part of the earlier hybrid consent (ref: 3/17/2588/OUT) and subsequent NMA, but have not yet been implemented.”

Officer report

Why officers supported it

Officers considered the proposal policy-compliant, appropriately designed and sustainable, with public benefits outweighing limited harm and conditions addressing outstanding matters.

“Highway and transport matters have been carefully considered. The site benefits from excellent connectivity to public transport and the town centre, and car parking demand will be managed through nearby public car parks. Cycle facilities are secured by condition.”

“Drawing these matters together, the proposals are considered to represent sustainable development. The benefits of delivering a hotel, commercial space, and upgraded bus interchange in a sustainable town centre location clearly outweigh any limited harms identified. There are no adverse impacts which significantly or demonstrably outweigh the benefits of the proposal when assessed against the policies of the NPPF and the Development Plan taken as a whole.”

Officer report

What consultees said

Highways, flood, water, conservation, environmental health and other consultees raised no objection or supported the scheme subject to conditions, while ecology concerns could be addressed through biodiversity measures.

“November 2024 and 6 th August 2025 that raised objections relating to an insufficient Flood Risk Assessment (FRA) and Drainage Strategy which appeared to increase flood risk elsewhere in the wider site, the applicant has provided amended flood risk and drainage information to address these concerns.”

“Thames Water Raise no objection subject to conditions and informatives listed at the end of this report relating to ground discharge into the public sewer, oil interceptors, wayleaves and easements, Piling Method Statement and Layout Plan mapping Thames Water assets. In addition, no objection is raised to foul water sewerage network infrastructure capacity and surface water discharge.”

Officer report

Objections and concerns

The town council and other representations raised concerns about bus capacity, traffic congestion, hotel drop-off, design, water protection and noise from the flour mill.

“The Committee's previously comments from the meeting of 14th October 2024 have not been addressed by the developer. • The Bus Transport Interchange is too narrow and small with only four bays and does not encourage people to use public transport. More bays are required as well as spaces for a taxi rank.”

“An objection has been received on behalf of Silver Spoon Company operators of Allison Flour Mill (the Mill) in relation to the impact of noise from the Mill on the proposed hotel use. Where mitigation is necessary such as fixed shut windows, it is suggested that these are secured by way of enforceable conditions. Concerns are raised regarding the prejudicial impact arising from the proposed hotel development on the longstanding Mill operation in respect of noise.”

Officer report

Who spoke

Two supporters addressed the committee and answered questions from members.

Members’ discussion

Members questioned parking arrangements, deliveries, drainage, walking and cycling improvements, cycle parking, biodiversity, landscaping and the bus shelter design.

“Councillor Stowe asked about the discharge of water into the River Stort and the wording of the agreement that was being drawn up. The Principal Planning Officer said that the Canals and Rivers Trust had advised that planning conditions were required to secure the drainage design and this was in accordance with the drainage design that would be approved by the LLFA and secured by condition.”

“The Principal Planning Officer responded to questions from Members regarding retail deliveries, waste management, biological net gain, landscaping and the bus shelter design. The Interim Team Leader (Strategic Applications) said that all of the details that shaped the design of the bus interchange were considered to be acceptable in planning and highways safety terms.”

Minutes

The vote

A motion to grant permission subject to the report’s conditions was proposed, seconded and carried.

“Councillor Stowe proposed and Councillor Adams seconded, a motion that application 3/24/1707/FUL be granted planning permission subject to the conditions set out at the end of the report.”

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

Minutes

The decision

Planning permission was granted subject to the conditions set out in the report.

“RESOLVED – that application 3/24/1707/FUL be granted planning permission subject to the conditions set out at the end of the report.”

Minutes