Appeal to demolish Stevenage Icon for 500 flats successful
Inspectors raised concerns about "substandard" privacy from some units
Developers have won an appeal to demolish Stevenage’s Icon building and replace it with 500 flats – despite inspectors saying there could be “substandard” privacy in almost a quarter of units.
Stevenage Borough Council rejected the plans for seven apartment blocks in March 2020, before Hill Residential Ltd appealed the decision to the Planning Inspectorate.
Following a planning inquiry in July 2021, the Government’s planning inspector has now granted permission for the plans which will see the striking former office building – also known as The Eagle – torn down for flats.
The Icon was opened in 1989, but the building has been vacant since 2015.
The appeal was successful despite Inspector P W Clark acknowledging nearly a quarter of the flats would offer “substandard living conditions in terms of privacy”.
The council’s guidance recommends 30 metres between buildings when windows face, but this development will see two directly facing habitable rooms 13.5 meters apart.
The Inspector warns that 140 flats would be affected by the close proximity of the blocks, although added that most flats will also have unaffected windows on other sides of the building.
The buildings will vary in size, with the tallest expected to be 16 storeys high, with the inspector raising concerns that the development will be seen in distant views from a wide area of the town.
The decision, published by the Planning Inspectorate on August 20, said the proposal’s “height, design, appearance and intensity” would have an “adverse effect on the character and appearance of the area”.
However, he added the “benefits would be considerable and tangible”, including bringing the vacant brownfield site back into use, and the inclusion of 52 affordable units.
The scheme would also contribute significantly to meeting their housing requirements, although the council had not earmarked the site for housing.
Mr Clark concluded that – other than the privacy concerns – the issues with design and impact on the local area “would be disappointments rather than actual harm” and do not outweigh the benefits of the scheme.
He allowed the appeal, and granted permission with a number of conditions, including the need to improve cycle and pedestrian access to the site.
Stevenage Borough Council have said they are “disappointed” with the Inspector’s decision, and have been frustrated that the decision was taken out of the hands of local councillors.
Cllr John Gardner, Portfolio holder for Environment and Regeneration at Stevenage Borough Council said: “This decision is not what we hoped to share with the people of Stevenage and I am disappointed on their behalf.
“The application to redevelop the unique Icon building was overwhelmingly rejected by the Stevenage Borough Planning and Development Committee in March 2020, with the Committee concluding that the height, design and appearance of the proposed development would be out of character for the area, and raising concerns over the impact on local infrastructure.
“There is a great deal of local affection for the Icon building and I believe it is vital that this location needs to have a high quality and iconic solution in the future.
“As a council, we firmly believe that decisions on such planning matters should stay with elected Members of local councils, who are best placed to make decisions about local developments and are accountable to local people.
“Now the Planning Inspector has made this decision, we will review their report in detail and consider what steps to take next. It is vital that the developer improves the plan to ensure this is an iconic development for the town to be proud of and where people would choose to live.”