Agenda item

To determine a full planning application from Station Developments for mixed use scheme comprising 130sqm A1/A3/A4 use and 71no. one, two and three bedroom residential units with 43 car parking spaces, cycle parking, public realm improvement and landscaping on land to the south of Tynemouth Station; new access from Tynemouth Road; partial demolition of the stone perimeter wall to Tynemouth Road; and car parking on land to the north of Tynemouth Station; widening of access from Station Terrace.

The Chair of the Committee explained that as planning applications 20/0136/FUL and 20/00137/LBC were both in relation to the same development, the Committee would deal with both applications together for the planning officer’s presentation, speaking and questions. The Committee would then consider and vote on each application separately. 

The Committee considered a report from the planning officers, together with an addendum and supporting documentation circulated prior to the meeting, in relation to a full planning application from Station Developments Ltd for a mixed use scheme comprising 130sqm A1/A3/A4 use and 71no. one, two and three bedroom residential units with 43 car parking spaces, cycle parking, public realm improvement and landscaping on land to the south of Tynemouth Station; new access from Tynemouth Road; partial demolition of the stone perimeter wall to Tynemouth Road; and car parking on land to the north of Tynemouth Station; widening of access from Station Terrace.

A planning officer presented details of the application with the aid of various maps, plans and photographs.

In accordance with the Committee’s Speaking Rights Scheme, Ms Joan Hewitt of Birtley Avenue, Tynemouth had been granted permission to speak to the Committee. Ms Hewitt described Tynemouth Station as being the jewel in the crown of the Tynemouth Conservation Area and a vibrant hub for social and community events. She stated that 150 local residents had come together to form the Tynemouth Action Group who had unanimously agreed to oppose the proposed development. She highlighted her objections in terms of:

a)     the amount of car parking to be incorporated within the residential development which fell short of the Council’s standards. This shortfall would create intense car parking pressures on Tynemouth Road and would have negative impact on the air quality in the area;

b)     the impact of increased noise created by the canyon effect of constructing a six storey building next to the metro line;

c)     its detrimental impact on the conservation area;

d)     the risk of having another licensed premises within the cumulative impact area; and

e)     inadequate landscaping proposals for the site which was located within a wildlife corridor.

Ms Hewitt asked the Committee to reject the plan.

Councillor Lewis Bartoli, a ward councillor for the Tynemouth Ward, had been granted permission to speak to the Committee. As he was unable to attend the meeting Councillor Chris Johnston spoke on his behalf. Councillor Johnston stated that the scale, height and mass of the proposed development was totally unacceptable in the Tynemouth Conservation Area. He contended that the benefits to be derived from the development, whilst desirable, did not outweigh the harm which would be caused to the heritage assets. He set out details of a range of planning policies which would be contravened if the development were to be approved. He believed that there could be a viable development of the site which would be more sympathetic to its surroundings. He also expressed his concerns regarding the level of car parking to be provided and challenged the findings contained within applicant’s Transport Assessment. Councillor Johnston urged the Committee to think about the Conservation Area and reject the applications.

Councillor Sarah Day, a ward councillor for the Tynemouth Ward, had also been granted permission to speak to the Committee. Councillor Day referred to the strength of public opinion against the application. She set out her objection to the development on the basis of its size being harmful to the conservation area, the site had not been designated as housing land within the Local Plan and she was concerned that the proposed number of parking places would exacerbate parking problems and traffic congestion in the area. Councillor Day concluded that the Committee should refuse planning permission.

Mark Stone of Station Developments Ltd addressed the Committee to respond to the speakers’ comments. Mr Stone explained that the purpose of the company was to maintain the heritage of Tynemouth Station and this required significant investment. The company had worked with the Council and Heritage England to bring forward a viable proposal for sustainable development on a derelict site. He set out the range of benefits that would be derived including a high quality residential development, new cycling and pedestrian access to the station, extended CCTV coverage, new public toilets, canopy lighting, new car parking facilities, net biodiversity gain, a new retail unit and construction and retail employment. The company was proud of the restoration of Tynemouth Station and he asked the Committee for its assistance in continuing this process by approving the planning applications.

Members of the Committee asked questions of the speakers and officers and made comments. In doing so the Committee gave particular consideration to:

a)     the quantity and operation of the car parking to be provided as part of the residential development and at the site north of the station as set out in the applicant’s transport assessment and interim travel plan;

b)     the proposed conditions requiring the applicant to monitor the impact of the development on car parking in surrounding streets and to provide any necessary mitigating measures;

c)     the design, height and scale of the residential development, taking into account the height and scale of other buildings in the area, the applicant’s revisions to the design and the relevant planning policy documents;

d)     the opinions of the Council’s design officer and Heritage England on the level of harm which would be caused to the listed building and the conservation area and whether any harm would be outweighed by the public benefits provided by the development;

e)     the outcome of the applicant’s viability assessment and the Council’s independent review of this assessment which demonstrated that, with the exception of a financial contribution towards the Coastal Mitigation Strategy, the financial contributions requested by service areas should not be sought;

f)      the impact of the development on existing and future residents in terms of noise and vibration and the risk of a “canyon effect”;

g)     the impact of the loss of grassland and scrub habitat and the proposed mitigating measures and landscaping scheme; and

h)     the effect of Policy S3.3 of the Local Plan which identified Tynemouth Station as a key site for providing 1011m² of additional retail floorspace.

Following the planning officer’s presentation, speaking and questions, Councillors Johnston and Day withdrew from the meeting during the Committee’s delibrations and voting on the application.

Resolved that (1) the Committee is minded to grant the application subject to completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 and the addition, omission or amendment of any other conditions considered necessary; and

(2) the Director of Regeneration and Economic Development be authorised to determine the application following the completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure a financial contribution of £23,927 towards delivery of the Council’s Coastal Mitigation Strategy.