Agenda and minutes

In the event the fire alarm sounds attendees will be advised to evacuate the building via the nearest fire exit and assemble at the Bottle of Notes opposite MIMA.

The Chair welcomed everyone to the meeting, introductions were made and the Fire Evacuation Procedure explained.

There were no declarations of interest received at this point in the meeting.

The minutes of the meeting of the Planning and Development Committee held on 9 October 2025 were submitted and approved as a correct record.

Committee Schedule – Page 11

Item 1 - 56 Cargo Fleet Lane - Page 13

Item 2 – 441 Acklam Road – Page 33

Item 3 – 97A Ayresome Street – Page 49

25/0437/COU, 56 CARGO FLEET LANE, Middlesbrough, TS3 0PL, Retrospective change of use from vacant land to hand car wash

The Development Control Manager presented an application which sought retrospective planning permission for the change of use of vacant land, formerly occupied by a petrol filling station, to a hand car wash.

The site was located adjacent to a small parade of shops and other commercial units, forming part of the Cargo Fleet Lane/Fulbeck Road neighbourhood. The wider surrounding area was predominantly residential in character. Access to the site was available directly from both Cargo Fleet Lane and Bournemouth Avenue, which had raised highways-related concerns. The site had been operating between the hours of 8:00 a.m. and 6:00 p.m. from Monday to Saturday, and between 10:00 a.m. and 4:00 p.m. on Sundays. Members were advised that planning permission had previously been approved four years prior for the construction of several two-bedroom flats within a part two and part three storey block, including car parking.

Members noted that the application was not supported by national or local planning policies. The development was considered to conflict with the National Planning Policy Framework (NPPF), particularly in relation to highway safety, amenity, and design standards. The proposal failed to demonstrate a high-quality design and was deemed visually harmful to the character of the area. It was also considered detrimental to residential amenity due to noise, nuisance, and operational impacts.

Furthermore, the absence of a flood risk assessment and drainage strategy meant the application did not comply with Policies CS4 and NE10 of the Local Plan. The intensification of access in a congested highway environment raised significant safety concerns, contrary to Policies CS18, CS19, DC1 and emerging policies CR2 and IN2. Overall, the proposal was judged to be inappropriate in its location and operation and did not meet the requirements of sustainable development as set out in both national and local policy frameworks.

Furthermore, the applicant had failed to submit sufficient supporting documentation, including a noise assessment, drainage strategy, and flood risk assessment, which prevented a full consideration of the application and its associated impacts.

The Highways Officer clarified that there was two site access points onto Cargo Fleet Lane and Bournemouth Avenue that were already there but did not generate any traffic in their own right. There was no lawful fallback in regards to previous uses for traffic and it was confirmed that what is being considered now is the traffic implications of a new planning use which had given rise to concern given it was a very congested and confined highway network immediately adjacent to the site and where there was a number of competing demands including the existing access points to the shops, Bournemouth Avenue and the access to Fulbeck Road. There were conflicts with traffic turning right into the proposed site immediately coming into conflict with right turning traffic into Fulbeck Road as there was no separation. There was also a bus stop, cycle lanes and a Toucan crossing with pedestrians crossing  ...  view the full minutes text for item 25/37

The Development Control Manager submitted details of planning applications which had been approved to date in accordance with the delegated authority granted to him at Minute 187 (29 September 1992).

Agreed as follows:

·        Members noted the information presented

The Development Control Manager submitted details of new planning applications that had been received on a weekly basis over the past month. The purpose of this was to provide Members with the opportunity of viewing current live applications, which had yet to be considered by officers. The Committee discussed the contents of the document.

The Development Control Manager advised that if Members felt that an application ought to be considered by the Committee, he should be advised accordingly.

Appeal Decision – 38 Minsterley Drive, TS5 8QR

Appeal Decision – 173 Low Gill View, TS7 8AX

Appeal Decision – 15 Albert Terrace, TS1 3PA

The Development Control Manager provided an update on various Planning Appeals that had been considered by the Planning Inspectorate.

Agreed as follows:

·        Members noted the information provided

None