Agenda item

To consider replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes.

The Committee considered a report in respect of application 24/00191/FP seeking permission for replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes.

It was RESOLVED that planning permission be GRANTED subject to the conditions and informatives as set out in the report.

The Development Manager presented a report in respect of application 24/00191/FP seeking permission for replacement cladding, communal entrance doors and windows to flats and communal areas, together with replacement flat roof covering, fascias, gutters and downpipes.

 

The Development Manager advised that the block in question was a two-story, L-shaped structure built in the 1960s, located at the corner of the cul-de-sac in Grace Way. The proposed works aimed to improve the building's thermal efficiency and address dated features that did not meet current building regulations.

 

The Committee was shown photos and diagrams including the site, existing and proposed elevations, and examples of the proposed materials.

 

A Member inquired about the post-upgrade efficiency rating of the building, referencing new standards for rental properties. The Development Manager confirmed that the upgrades would improve air tightness and thermal retention. The new materials, including a concrete-based cladding system called Hardie Plank fibre cement boards, would be expected to a degree enhance energy efficiency and help meet statutory climate change requirements.

 

A Member asked about the impact on residents, specifically if there were leaseholders and how they would be affected by the works. The Development Manager and the Assistant Director (Planning and Regulatory) advised that the building housed a mix of long-term leaseholders and tenants. The Asset Management team was responsible for consulting all residents before commencing work, and leaseholders might be subject to recharges for the improvements.

 

A Member sought clarification on whether the cladding replacement was due to maintenance needs or being updated to comply with the NPPF. The Development Manager confirmed that the cladding, dating back to the 1960s, needed replacement due to maintenance issues rather than safety concerns. However, fire safety considerations had also been factored into the refurbishment plans.

 

A Member noted that similar refurbishments on nearby roads had significantly improved the appearance of those buildings. The Development Manager stated that the new materials were high quality and designed for longevity, they contributed to better visual appeal and more efficient maintenance.

 

The Chair echoed the positive comments on the improvements and emphasised the safety benefits for residents.

It was RESOLVED that planning permission be GRANTED subject to the following conditions and informatives:

 

1 The development hereby permitted shall be carried out in accordance with the following approved plans: CD-ADC392-106-114GW-100 P1; CD-ADC392-106-114GW-101 P1; CDADC392-106-114GW-200 P1; CD-ADC392-106-114GW-201 P2.

 

2 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

3 The materials to be used in the development hereby permitted shall be as per the approved plans and associated documents to the satisfaction of the Local Planning Authority.

 

INFORMATIVE

 

1 Public Information on Planning Applications

Warning: all information provided on your planning application is now publicly available. Individuals and organisations offering their services may contact you. The Council does not endorse or approve any builders, surveyors, trades persons or other supplier, and advises householders to obtain quotes/references, and check the legitimacy of any contractor who contacts them before making payment.

 

2 Community Infrastructure Levy

Stevenage Borough Council adopted a Community Infrastructure Levy (CIL) Charging Schedule at Full Council on 27 January 2020 and started implementing CIL on 01 April 2020.

 

This application may be liable for CIL payments and you are advised to contact the CIL Team for clarification with regard to this. If your development is CIL liable, even if you are granted an exemption from the levy, please be advised that it is a requirement under Regulation 67 of The Community Infrastructure Levy Regulations 2010 (as amended) that CIL Form 6 (Commencement Notice) must be completed, returned and acknowledged by Stevenage Borough Council before building works start. Failure to do so will mean you risk losing the right to payment by instalments and a surcharge will be imposed. NB, please note that a Commencement Notice is not required for residential extensions if relief has been granted.

 

Stevenage's adopted CIL Charging Schedule and further details of CIL can be found on the Council's webpages at www.stevenage.gov.uk/CIL or by contacting the Council's CIL Team at CIL@Stevenage.gov.uk.

 

3 Building Regulations

To obtain advice regarding current Building Regulations please contact Hertfordshire Building Control Ltd. by emailing us at building.control@hertfordshirebc.co.uk or phoning us on 01438 879990.

 

To make a building regulations application please apply through our website portal at https://www.hertfordshirebc.co.uk/contact-us/ payment can be made online or by phoning the above number after the application has been uploaded. Please phone Hertfordshire Building Control for fees guidance on 01438 879990.

 

Hertfordshire Building Control can also be contacted by post at Hertfordshire Building Control Ltd, 4th Floor, Campus West, Welwyn Garden City, Hertfordshire, AL8 6BX.

 

Once a building regulations application has been deposited with relevant drawings and fee building work may commence. You will be advised in their acknowledgement letter of the work stages we need to inspect but in most instances these are usually:

 

 Excavation for foundations

 Damp proof course

 Concrete oversite

 Insulation

 Drains (when laid or tested)

 Floor and Roof construction

 Work relating to fire safety

 Work affecting access and facilities for disabled people

 Completion

 

Please phone Hertfordshire Building Control on 01438 879990 before 10.00am to ensure a same day inspection (Mon - Fri).

 

4 Party Wall etc. Act 1996

Any work that affects a party wall, including foundations dug within 3.0m of a neighbouring building, may be controllable under the Act and may require approval from the adjoining owner(s). Party Wall Act matters are always civil matters and it is neither Stevenage Borough Council's nor Hertfordshire Building Control Ltd's remit to control or enforce Party Wall act matters. Please refer to the Government's explanatory booklet The Party Wall etc. Act 1996, a copy of which is available online at

https://www.gov.uk/government/publications/the-party-wall-etc-act-1996-revisedexplanatory-booklet.

 

5 Biodiversity Net Gain

The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition “(the biodiversity gain condition”) that development may not begin unless:

 

a)    a Biodiversity Gain Plan has been submitted to the planning authority, and

b)    the planning authority has approved the plan.

 

The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be Stevenage Borough Council. The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be Stevenage Borough Council. There are statutory exemptions and transitional arrangements which mean that the

biodiversity gain condition does not always apply.

 

Based on the information available, this permission is considered to be one which will not require the application of a biodiversity gain plan before the development is begun because one or more of the statutory exemptions or transitional arrangements is considered to apply:

 

1.    Development which is not ‘major development’ (within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015) where:

a)    the application for planning permission was made before 2 April 2024;

 

2.    Development below the de minimis threshold, meaning development which:

a)    does not impact an onsite priority habitat (a habitat specified in a list published under section 41 of the Natural Environment and Rural Communities Act 2006); and

b)    impacts less than 25 square metres of onsite habitat that has biodiversity value greater than zero and less than 5 metres in length of onsite linear habitat (as defined in the statutory metric).

 

Where the local planning authority considers that the permission falls within paragraph 19 of Schedule 7A to the Town and Country Planning Act 1990, the permission which has been granted has the effect of requiring or permitting the development to proceed in phases. The modifications in respect of the biodiversity gain condition which are set out in Part 2 of the Biodiversity Gain (Town and Country Planning) (Modifications and Amendments) (England)

Regulations 2024 apply.

 

Biodiversity gain plans are required to be submitted to, and approved by, the planning authority before development may be begun, and, if subject to phased development, before each phase of development may be begun.

 

If the onsite habitat includes irreplaceable habitat (within the meaning of the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) there are additional requirements for the content and approval of Biodiversity Gain Plans. The Biodiversity Gain Plan must include, in addition to information about steps taken or to be taken to minimise any adverse effect of the development on the habitat, information on arrangements for compensation for any impact the development has on the biodiversity of the irreplaceable habitat. The planning authority can only approve a Biodiversity Gain Plan if satisfied that the adverse effect of the development on the biodiversity of the irreplaceable habitat is minimised and appropriate arrangements have been made for the purpose of compensating for any impact which do not include the use of biodiversity credits.