College education facilities at Indoor Market, Market Square, Stevenage

What was proposed

The application proposed changing the indoor market into North Hertfordshire College education facilities, with internal alterations and minor façade changes.

“Proposal : Change of use from Indoor Market, Use Class E(a) to Education Facilities for North Herts College, Engineering and Construction Campus, Use Class F1(a), with associated internal alterations and minor alterations to the building façade…”

Officer report

The site

The site is the ground floor of a four-storey multi-storey car park in the town centre, with entrances on Market Square.

“SITE DESCRIPTION 1.1 The application site comprises the ground floor of the multi-storey car park on St. George’s Way. The building is four storeys and constructed with red brick with areas of pebble dash render. The two lift shafts and some ground floor brickwork located on the rear Market Square elevation have recently been painted with brightly coloured flower murals.”

“The site is designated within the Local Plan (2019) as falling within the town centre and the town centre shopping area, although it is not located within the primary or secondary retail frontages. It is not located within a Conservation Area, although the Town Square Conservation Area is located to the west. The site does not have any statutory designations relating to heritage.”

Officer report

Earlier planning history

Earlier permissions covered market alterations, entrances, identification signs and advertising banners between 2002 and 2006.

“02/00429/FP. Demolition of toilets, new shop frontage and entrances with 3 identification panels above main entrances. Granted 06.09.2002.”

“06/00267/AD. Display of 10no. advertising banners. Granted 19.05.2006. THE CURRENT APPLICATION 3.1 This application seeks planning permission for the change of use of the ground floor retail space (Indoor Market) for use by North Herts College as an education facility to replace their current facility on Argyle Way. The floor area to which this application relates measures approximately 3,457 square metres.”

Officer report

What officers recommended

Officers recommended approval because the education use would support town-centre vitality, regeneration and an improved education offer in a sustainable location.

“The proposed use is not a main town centre use as defined in the NPPF. However, Local Plan Policy SP4 seeks to promote the regeneration of the Town Centre with the inclusion of community facilities and Policy SP5 seeks to deliver education facilities. Additionally, Policy SP2 seeks to regenerate underperforming areas, promote redevelopment of brownfield sites, and seeks to raise education levels in the town.”

“An education facility is considered a community use which will act as a complimentary offer in the Town Centre that contributes towards the overall aim of the Local Plan and Regeneration of the Town Centre to diversify, boost footfall and secure its long-term future. A diverse Town Centre is not reliant on just retail and can adjust to changing social and economic tides and deliver a new sense of vitality to this part of town.”

Officer report

Consultation and objections

Highways raised no objection subject to travel-plan and cycle-parking conditions, while residents and Cycling UK raised concerns about access and cycle parking.

“The aforementioned is not a verbatim copy of the objections which have been raised. Full copies of the representations received can be viewed on the Council’s website. CONSULTATIONS 5.1. Hertfordshire County Council (HCC) as Highways Authority 5.1.1 No objection subject to conditions for a travel plan to be submitted 3 months prior to first use, and for cycle parking.”

“Following submission of a Travel Plan and Transport Statement, the Highways Authority were re-consulted and had the following comments to make: The submitted Travel Plan has been examined by the County’s ‘Active and Safer Travel’ Team. They have also confirmed insufficient information has been provided. HCC hold a licence with Modeshift STARS – a travel plan accreditation platform (DfT approved).”

Officer report

What people said

Representations concerned the market’s loss, access for elderly people, Age Concern, sustainable transport and the absence of a cycle route beside the site.

“A summary of the comments received are set out below: • General complaint on the regeneration of the Town Centre making access to services difficult for elderly residents; • Concerned about loss of Age Concern from the market and if they are to be re- located; • Happy as long as additional cycle parking is provided; • Additional cycle parking is required; • Loss of cycle parking; • Access to the site by non-car modes of transport is difficult; • Loss of the indoor…”

Officer report

Who spoke

Cycling UK addressed the committee about cycle parking and routes, while the applicant’s representative explained the need for relocation and local skills benefits.

Members’ debate

Members considered cycle provision inadequate; officers said further cycle-storage details could be secured by condition, and confirmed disabled parking bays would remain unaffected.

“Members commented that proposed cycle provision remained inadequate. Officers confirmed that additional details could be secured by condition requiring further information on cycle storage prior to occupation.”

“A Member also raised queries regarding existing disabled parking bays, and Officers confirmed these would remain unaffected as they fell outside the red line boundary.”

Minutes

The vote

The committee voted on the recommendation with an additional secure cycle-parking condition, with eight councillors in favour and one against.

“A motion was moved by Councillor Booth to add an additional condition requiring further details of secure cycle parking provision to be submitted and approved prior to occupation. The motion was seconded by Councillor Ashley-Wren.”

“The Committee then voted on the Officer’s recommendation, subject to the inclusion of this additional condition the final wording of which to be agreed between the Assistant Director (Planning & Regulatory) and the Chair.”

Minutes

The decision

Planning permission was granted subject to the approved plans, travel-plan and construction conditions, plus secure cycle-parking details before occupation.

“At least 3 months prior to the first occupation of the approved development, a detailed Travel Plan for the site shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highways Authority.”

“Prior to first occupation of the development hereby permitted details of secure cycle parking shall be submitted to and approved in writing by the Local Planning Authority. The secure cycle parking scheme shall be implemented in accordance with the approved details prior to the first occupation of the development.”

Minutes