Removing vehicle caps at Land North Of Stansted Airport

The site and development

The outline permission covered redevelopment with commercial and employment uses, associated access, highways works, landscaping and a cycle route.

“On 25 th January 2023 Planning Committee considered planning application reference UTT/22/0434/OP for the following;”

“Outline application for demolition of existing structures and redevelopment of 61.86Ha to provide 195,100sqm commercial / employment development predominantly within Class B8 with Classes E(g), B2 and supporting food retail/ food/beverage/nursery uses within Classes E (a), E(b) and E(f) and associated access/highway works, substation, strategic landscaping and cycle route and other associated works with matters of layout, scale, appearance and other landscaping reserved…”

Officer report

Why officers supported it

Updated modelling found limited changes without the caps, no unacceptable highway safety or cumulative impacts, and acceptable overall network operation.

“The transport modelling concluded that the updated VISSIM assessment demonstrates that the vehicle caps are no longer required to safeguard the operation of the surrounding highway network from vehicles that would result from the Northside development, whilst taking into account the above committed development and background growth. The modelling of the removal of the caps has highlighted to result in limited changes in the am and pm peak hours in year 2028 and 2041.”

“Paragraph 116 of the NPPF (2024) states “Development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network, following mitigation, would be severe, taking into account all reasonable future scenarios”.”

Officer report

What consultees said

Essex County Council Highways and National Highways reviewed the updated modelling and raised no objection to removing the vehicle caps.

“ECC Highways have raised no objection to the removal of the vehicles caps following the additional highway work undertaken by the applicant. ECC Highways have stated that “The Highway Authority has assessed the information which has been submitted with the planning application, including the Transport Assessment Revision: 02 dated 10 July 2026.”

“National Highways have been formally consulted of which they have raised no objection. National Highways have concluded the following “We have been discussing this for some time with the applicant; we have requested a micro simulation model to be used. This has now been submitted as part of the application, The Vehicle Caps were secured through Part 2 of Schedule 5 of the Section 106 agreement dated 8th August 2023 relating to application reference UTT/22/0434/OP.”

Officer report

Other views

The report records no community consultation under its impact section and identifies no community safety impact.

“Communication/Consultation None Community Safety None Equalities None Health and Safety None Human Rights/Legal Implications None Sustainability None Ward-specific impacts Stansted South And Birchanger Workforce/Workplace None…”

Officer report

Who spoke

The Principal Planning Officer presented the report, and officers answered Members’ questions.

Members’ discussion

Members discussed the approved airport expansion and possible airport shift patterns and their effect on traffic.

“Members discussed: • The expansion of Stansted Airport which had been approved after the outline permission. • Potential shift patterns at the airport and how this could affect traffic.”

Minutes

The vote

Councillor Church proposed agreement with the recommendation, and Councillor Driscoll seconded it.

“Councillor Church proposed agreement to the recommendation, and this was seconded by Councillor Driscoll.”

Minutes

The committee’s decision

The Planning Committee approved the deed of variation and removed the vehicle caps from the Section 106 Agreement.

“RESOLVED that the Planning Committee agrees that the Deed of Variation is approved and the vehicle caps are removed from the Section 106 Agreement relating to UTT/22/0434/OP.”

Minutes