Agenda item

To consider the demolition of existing buildings and structures and construction of a new building for Use Classes E(g)(iii), B2 and B8 (flexible), including hard and soft landscaping, parking, access, servicing and associated works.

It was RESOLVED that application 24/00525/FPM be granted planning permission subject to the conditions set out in the report.

The Team Leader (AD) introduced the application. The Committee heard that the application was for the redevelopment of the old Bond International Warehouse site, located within the Pin Green Industrial Estate, the second largest employment area in Stevenage. The proposal involved the demolition of the existing warehouse and construction of a new building for flexible industrial storage, distribution and light industrial use along with associated parking, landscaping and servicing works.

 

The Committee were informed that the 1.9 hectare site was surrounded by industrial properties to the North and East, residential properties to the South and the newer Giles Crescent development to the West.

 

The Chair invited the Objector, Jill Borcherds (Cycling UK Stevenage) to address the Committee.

 

The Objector commented on the lack of cycling infrastructure on Wedgwood Way and Cartwright Road. They highlighted that Wedgwood Way currently had no dedicated cycleways, which compromised the safety of active travel, especially given the presence of heavy goods vehicles (HGVs) and other traffic.

 

Emphasising local and emerging policies on sustainable transport and climate change, the Objector called for proper cycleway links along both sides of Wedgwood Way, from Giles Crescent and Cartwright Road to Martins Way, to support safe travel for residents and site workers. They noted that without such infrastructure, cycling will remain unsafe, particularly for children. Further concerns were raised regarding incomplete cycleway links on Gresley Way, which would enable safer access to Great Ashby.

 

The Objector concluded by urging the council to prioritise safe and accessible cycling infrastructure to promote sustainable travel, improve health, and align with environmental goals.

 

The Chair invited Gareth Pritchard (Stantec) to address the Committee on behalf of the applicant – Wrenbridge (FRELD Stevenage) LLP.

 

The Applicant’s Representative expressed gratitude to Members and Officers for their work over the last six months and welcomed the officer recommendation that the proposed scheme complied with relevant planning policies. They emphasised that the site, currently underutilised within the Pin Green Employment Area, would be revitalised through the proposal, which sought to modernise and intensify the existing warehouse use.

 

The Applicant’s Representative highlighted several proposed benefits of the development, including:

 

·       A commitment to achieving a minimum BREEAM “Excellent” rating and an EPC rating of “A” to address the climate emergency.

·       A biodiversity net gain of 19.94% for habitats and 99.88% for hedgerow.

·       Creation of an estimated 159–300 operational jobs, with further opportunities during construction and throughout the supply chain.

·       High-quality design incorporating substantial glazing to enhance active frontages on Wedgwood Way and Cartwright Road.

 

The Applicant’s Representative noted that the proposed transport approach, confirmed as acceptable by officers, included additional improvements such as travel planning, shower and changing facilities, green roof cycle shelters, and other sustainability measures.

 

The Applicant’s Representative concluded by reaffirming their belief that the proposal complied with planning policies and requested approval of the application.

 

The Chair thanked both speakers and invited the Team Leader (AD) to present their report.

 

The Team Leader (AD) began by showing photographs of the current site and its surroundings, illustrating the existing industrial building, grassland, hardstanding areas, mature trees, and proximity to nearby residential developments such as Giles Crescent and Shapiro House. The presentation emphasised the visual context and existing access points.

 

The Committee heard that the proposed development involved replacing the current industrial building with a larger structure designed for flexible industrial, storage, and distribution uses (Class E, B2, B8), which aligned with the site's designation as part of the Pin Green Employment Area in the Local Plan. The Team Leader (AD) confirmed that the land use was policy-compliant and acceptable in principle. The proposed layout sought to mitigate potential impacts on nearby residential properties by positioning the building in the southern part of the site and locating the service yard to the north, away from residential areas.

 

Key design elements included:

 

·       Closing the existing access on Wedgwood Way and reinstating a footpath while relocating the main service entrance northwards for HGVs.

·       A new car parking area with six accessible spaces along the southern boundary, served by an existing access point on Cartwright Road.

·       Retention of the southern tree belt and additional landscaping along the southern and western boundaries.

·       New pedestrian and cycle access points to ensure safe movement across the site without conflict with vehicular traffic.

 

The building design incorporated measures to minimise visual bulk and mass, with the southern office section being lower and featuring large glazed areas, while the warehouse section used varied tones and textures of metal panelling for architectural interest. Sectional drawings and CGIs were used to demonstrate that while the new building was taller, its height remained proportionate to the surrounding built context.

 

In response to earlier comments regarding cycling infrastructure, the Team Leader (AD) explained that the proposed development differed significantly from the previously withdrawn supermarket application, which included off-site highway improvements. Due to the limited public access and fewer employees associated with the warehouse proposal, the Highway Authority deemed off-site works disproportionate. Instead, the applicant had committed to on-site measures to encourage sustainable travel, including secure cycle parking, showers, and changing facilities for employees.

 

The Team Leader (AD) concluded by emphasising that the transport measures were proportionate to the scale and nature of the development, aligning with policy requirements.

 

Members asked questions related to the Stevenage Cycle Hire Scheme. In response, Officers advised that a nearby bike bay could be relocated to a nearby, accessible location.

 

In response to a Member question regarding speed limits, Officers advised that any speed limit reduction would fall under the jurisdiction of the County Highways Authority, which would need to assess and implement such changes.

 

Responding to a Member question related to the provision of off-site pedestrian and cycling improvements, Officers clarified that while the need for improved cycling infrastructure was recognised, the scale and impact of the current development did not justify such contributions. The County Highways Authority also did not request these contributions or indicate that they could deliver such improvements as part of this scheme.

 

A recorded vote* was taken on the application and it was RESOLVED that application 24/00525/FPM be granted subject to the applicant having first entered into a Unilateral Undertaking to secure/provide contributions towards:

 

•         S278 Agreement (covering access works)

•         £6000 Travel Plan evaluation and support fee

•         Local Employment and Apprenticeships

•         Monitoring fee

 

The detail of which be delegated to the Assistant Director of Planning and Regulation in liaison with the Council’s appointed solicitor, along with the recommendations of the Lead Local Flood Authority, as well as the imposition of suitable safeguarding conditions.

 

Authority was given to the Assistant Director of Planning and Regulation in consultation with the Chair of Planning Committee, to amend or add to the suggested draft conditions set out in this report, prior to the decision notice being issued, where such amendments or additions would be legally sound and most effectively deliver the development that the Planning Committee has resolved to approve. These suggested conditions were as follows:

 

1.       The development hereby permitted shall be carried out in accordance with the following approved plans:

S090-CMP-SI-ZZ-DR-A-00001; S090-CMP-SI-ZZ-DR-A-00002 REV PL1; S090-CMP-SI-ZZ-DR-A-00030 REV PL1; S090-CMP-SI-ZZ-DR-A-00100 REV PL1; S090-CMP-SI-ZZ-DR-A-00202 REV PL1; S090-CMP-SI-ZZ-DR-A-00202 REV PL1; S090-CMP-SI-ZZ-DR-A-00255 REV PL1; S090-CMP-SI-ZZ-DR-A-00256 REV PL1; S090-CMP-SI-ZZ-DR-A-00260 REV PL1; S090-CMP-SI-ZZ-DR-A-00261 REV PL1; S090-CMP-SI-ZZ-DR-A-00800 REV PL1; S090-CMP-SI-ZZ-DR-A-00801 REV PL1; S090-CMP-SI-ZZ-DR-A-00802 REV PL1; S090-CMP-U1-00-DR-A-00100 REV PL1; S090-CMP-U1-00-DR-A-00120 REV PL1; S090-CMP-U1-01-DR-A-00101 REV PL1; S090-CMP-U1-02-DR-A-00102 REV PL1; S090-CMP-U1-02-DR-A-00122 REV PL1; S090-CMP-U1-DR-A-00121 REV PL1; S090-CMP-U1-RF-DR-A-00103 REV PL1; S090-CMP-U1-ZZ-DR-A-00200 REV PL1; S090-CMP-U1-ZZ-DR-A-00205 REV PL1; S090-CMP-U1-ZZ-DR-A-00206 REV PL1; S090-CMP-I1-ZZ-DR-A-00207 REV PL1; S090-CMP-U1-ZZ-DR-A-00250 REV PL1; S090-CMP-U1-ZZ-DR-A-00251 REV PL1; LN-LD-01

         

 

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

 

3.       No site clearance or construction work relating to this permission shall be carried out except between the hours of 0730 and 1800 on Mondays to Fridays and between the hours of 0800 and 1300 on Saturdays, unless otherwise agreed in writing by the Local Planning Authority. These times apply to work which is audible at the site boundary.

         

4.       No development shall commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority. Thereafter the construction of the development shall only be carried out in accordance with the approved Plan. The Construction Traffic Management Plan shall include details of:

i. Phasing of the development of the site, including all highway works;

                    ii. Construction vehicle numbers, type, routing;

                    iii. Fencing, hoarding and scaffolding provision;

                    iv. Traffic and pedestrian management requirements;

v. Construction storage compounds (including areas designated for car parking);

                    vi. On site welfare facilities;

                    vii. Siting and details of wheel washing facilities;

viii. Cleaning of site entrances, site tracks and the adjacent public highway;

ix. Timing of construction activities to avoid school pick up/drop off times; and

x. Provision of sufficient on-site parking prior to commencement of construction activities.

         

5.       Prior to the first use of the development hereby permitted, vehicular, pedestrian and cyclist access to and egress from the adjoining highway shall be provided and thereafter retained in accordance with the positions shown on drawing number 090-CMP-SI-ZZ-DR-A-00100 REV PL1. The southern access point onto Wedgwood Way shall only be used for vehicles during emergency. Any other access(es) and egresses shall be permanently closed, and the footway and highway verge shall be reinstated in accordance with a detailed scheme to be agreed with the Local Planning Authority.

 

6.       Prior to the first use of the development hereby permitted, a visibility splay measuring 2.4 x 43 metres shall be provided to each side of the access(es) where it meets the highway and such splays shall thereafter be maintained at all times free from any obstruction between 600mm and 2m above the level of the adjacent highway carriageway.

 

7.       Prior to the first use of the development hereby permitted, the proposed access, onsite car and cycle parking, servicing / loading, unloading / turning / waiting area(s) shall be laid out, demarcated, levelled, surfaced and drained in accordance with the approved plan, drawing number S090-CMP-SI-ZZ-DR-A-00100 REV PL1, and retained thereafter available for that specific use.

 

8.       The development shall ensure that arrangement shall be made for surface water drainage to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

         

9.       If contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning authority. An investigation and risk assessment must be undertaken and where remediation is necessary a remediation scheme must be submitted to and approved in writing by the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be submitted to and approved in writing by the Local Planning Authority.

           

10.     The development to which this permission relates shall be carried out in accordance with the external materials specified on drawing number S090-CMP-U1-ZZ-DR-A-00200 REV PL1 submitted as approved or any alternative to be submitted to and approved by the Local Planning Authority.

 

11.     All hard and soft landscaping shall be carried out in accordance with the approved details as shown in drawing number LN-LD-01 to a reasonable standard in accordance with the relevant British Standards or other recognised Codes of Good Practice.

 

12.     All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the completion of the development.

         

 

13.     Any trees or plants comprised within the scheme of landscaping, which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless otherwise agreed in writing by the Local Planning Authority.

           

14.     No tree shown retained on the approved landscaping scheme, shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped within five years of the completion of development without the written approval of the Local Planning Authority.

 

15.     The measures to address adaptation to climate change as set out within the Energy and Sustainability Strategy and BREEAM Pre-Assessment by MBA Consulting Engineers shall be implemented and permanently maintained in accordance with the approved details.

 

16.     The rating level of noise emitted by all fixed plant on the site shall not exceed 42dB between 07:00 and 23:00 and 36dB between 23:00 and 07:00 hours at the noise sensitive premises identified in the Sharps Acoustics LLP report, dated 10 July 2024. The measurement and assessment shall be made according to BS 4142:2014+A1:2019.

 

17.     The recommended mitigation measures and enhancements set out within the Ecological Appraisal by Aspect Ecology dated July 2024 shall be implemented and permanently maintained in accordance with the approved details.

         

18.     Prior to the commencement of the development hereby permitted, a detailed Site Waste Management Plan (SWMP) shall be submitted to and approved in writing by the Local Planning Authority. The SWMP shall detail how waste materials generated as a result of the proposed demolition and/or construction works will be disposed of, and the level and type of soil to be imported to the site as part of the development.

 

19.     The external lighting strategy set out within the External Lighting Assessment Report by MBA Consulting Engineers dated July 2024 and accompanying drawing number 24081-MBA-EX-00-DR-E-0001 REV PL2 shall be implemented and permanently maintained in accordance with the approved details.

         

20.     Should the end user of the building hereby approved fall within planning use class E(g)(iii) or B2, a parking layout plan shall be submitted to and approved by the Local Planning Authority prior to occupation.

 

 

 

21.     The Biodiversity Gain Plan shall be prepared in accordance with the Biodiversity Net Gain Assessment dated July 2024 and prepared by Aspect Ecology.

          REASON:- To ensure the development delivers a biodiversity net gain on site.

 

22.      The development shall not commence until a Habitat Management and Monitoring Plan (the HMMP), prepared in accordance with the approved Biodiversity Gain Plan and including:

 

              (a)   a non-technical summary;

              (b)   the roles and responsibilities of the people or organisation(s) delivering the HMMP;

              (c)   the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;

              (d)   the management measures to maintain habitat in accordance with the         approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and

              (e)   the monitoring methodology and frequency in respect of the created or     enhanced habitat to be submitted to the local planning authority

 

           has been submitted to, and approved in writing by, the local planning authority. The created and/or enhanced habitat specified in the approved HMMP shall be managed and maintained in accordance with the approved HMMP.

           REASON:- To ensure the development delivers a biodiversity net gain on site.

 

23.          Notice in writing shall be given to the Council when the:

 

  (a)     HMMP has been implemented; and

  (b)     Habitat creation and enhancement works as set out in the HMMP have been    completed.

            REASON:- To ensure the development delivers a biodiversity net gain on site.

 

24.         The Framework Travel Plan dated July 2024 hereby approved shall be implemented in accordance with the timetable and targets contained therein and shall continue to be implemented as long as any part of the development is occupied subject to approved modifications agreed by the Local Planning Authority in consultation with the Highway Authority as part of the annual review.

              REASON:- To ensure that sustainable travel options associated with the development are promoted and maximised to be in accordance with Policies 3, 5, 7, 8, 9 and 10 of Hertfordshire's Local Transport Plan (adopted 2018).

 

25.         All development shall be constructed in accordance with the submitted and approved Flood Risk Assessment (Flood Risk Assessment and Drainage Strategy Report, Burrows Graham, 19 July 2024, Version 2, Flood Risk Assessment and Drainage Strategy Report, Burrows Graham, 24 September 2024, Version 3, Technical Note Response to LLFA Comments Dated 18 October 2024, Burrows Graham, 24 October 2024, Version 1), this includes all new buildings to have a finished floor level raised a minimum of 300mm above any flood level and maximum design water level and 150mm above the surrounding proposed external ground level unless otherwise first approved in writing by the Local Planning Authority.

              REASON:- To ensure the flood risk is adequately addressed and not increased in accordance with NPPF and Policies of Stevenage Borough Council

 

26.         Prior to commencement of the development hereby approved (excluding demolition), details of how all surface water management features to be designed in accordance with The SuDS Manual (CIRIA C753, 2015), including appropriate treatment stages for water quality prior to discharge, with consideration to above ground SuDS.

              REASON:- To prevent flooding in accordance with NPPF paragraphs 173,175 and 180 by ensuring the satisfactory management of local sources of flooding surface water flow paths, storage and disposal of surface water from the site in a range of rainfall events and ensuring the SuDS proposed operates as designed for the lifetime of the development.

 

27.         Upon completion of the surface water drainage system, including any SuDS features, and prior to the first use of the development; a survey and verification report from an independent surveyor shall be submitted to and approved in writing by the Local Planning Authority. The survey and report shall demonstrate that the surface water drainage system has been constructed in accordance with the details approved pursuant to condition 1. Where necessary, details of corrective works to be carried out along with a timetable for their completion, shall be included for approval in writing by the Local Planning Authority. Any corrective works required shall be carried out in accordance with the approved timetable and subsequently re-surveyed with the findings submitted to and approved in writing by the Local Planning Authority.

              REASON:- To ensure the flood risk is adequately addressed, not increased and users remain safe for the lifetime of the development in accordance with NPPF and Policies of Stevenage Borough Council.

 

28.         Prior to the commencement of the development hereby approved (excluding demolition), construction drawings of the surface water drainage network, associated sustainable drainage components and flow control mechanisms and a construction method statement shall be submitted and agreed in writing by the local planning authority. The scheme shall then be constructed as per the agreed drawings, method statement, FRA & Drainage Strategy (Flood Risk Assessment and Drainage Strategy Report, Burrows Graham, 19 July 2024, Version 2, Flood Risk Assessment and Drainage Strategy Report, Burrows Graham, 24 September 2024, Version 3,Technical Note Response to LLFA Comments Dated 18 October 2024, Burrows Graham, 24 October 2024, Version 1) and Drawings (40213-BGL-XX-XX-DR-C-00212 P01, 23 September 2024 and 40213-BGL-XX-XX-DR-C P03, 18 July 2024) and remaining in perpetuity for the lifetime of the development unless agreed in writing by the Local Planning Authority. No alteration to the agreed drainage scheme shall occur without prior written approval from the Local Authority.

              REASON:- To ensure that the development achieves a high standard of sustainability and to comply with NPPF and Policies of Stevenage Borough Council.

 

         

          INFORMATIVES

 

1.       The applicant is advised that the storage of materials associated with           the construction of this development should be provided within the site           on land which is not public highway, and the use of such areas must           not interfere with the public highway. If this is not possible,           authorisation should be sought from the Highway Authority before           construction works commence. Further   information is available via the           website: https://www.hertfordshire.gov.uk/services/highways-roads-          and-pavements/business-and-developer-information/development-          management/highwaysdevelopment-management.aspx

 

2.       Obstruction of public highway land: It is an offence under section 137           of the Highways Act 1980 for any person, without lawful authority or           excuse, in any way to wilfully obstruct the free passage along a           highway or public right of way. If this development is likely to result in           the public highway or public right of way network becoming routinely           blocked (fully or partly) the applicant must contact the Highway           Authority to obtain their permission and requirements before           construction works commence. Further information is available via the           website: https://www.hertfordshire.gov.uk/services/highways-roads-          and-pavements/business-and-developer-information/development-          management/highways-development-management.aspx

 

3.       It is an offence under section 148 of the Highways Act 1980 to deposit mud or other debris on the public highway, and section 149 of the same Act gives the Highway Authority powers to remove such material at the expense of the party responsible. Therefore, best practical means shall be taken at all times to ensure that all vehicles leaving the site during construction of the development are in a condition such as not to emit dust or deposit mud, slurry or other debris on the highway. Further information is available via the website: https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/development-management/highwaysdevelopment-management.aspx

 

4.       A Section 106 agreement will be required for the following: Approved Travel Plan with individual monitoring fees in accordance with the current HCC Travel Plan Guidance for Business and Residential Development (£6k per use). The above contributions will come under the auspices of the Planning Obligations Guidance Toolkit for Hertfordshire (2008) for schemes in the local area that accord with the three CIL tests.

 

5.       The applicant is advised that in order to comply with this permission it will be necessary for the developer of the site to enter into an agreement with Hertfordshire County Council as Highway Authority under Section 278 of the Highways Act 1980 to ensure the satisfactory completion of the access and associated road improvements. The construction of such works must be undertaken to the satisfaction and specification of the Highway Authority, and by a contractor who is authorised to work in the public highway. Before works commence the applicant will need   to apply to the Highway Authority to obtain their permission and requirements. Further information is available via the website: https://www.hertfordshire.gov.uk/services/highways-roadsandpavements/businessanddeveloperinformation/developmentmanagement/highways-development-management.aspx

 

6.       The proposed development is located within 15 metres of Thames Waters underground assets and as such, the development could cause the assets to fail if appropriate measures are not taken. Please read our guide ‘working near our assets’ to ensure your workings are in line with the necessary processes you need to follow if you’re considering working above or near our pipes or other structures.

 

https://www.thameswater.co.uk/developers/larger-scale-developments/planning-yourdevelopment/working-near-our-pipes  Should you require further information please contact Thames Water. Email: developer.services@thameswater.co.uk Phone: 0800 009 3921 (Monday to Friday, 8am to 5pm) Write to: Thames Water Developer Services, Clearwater Court, Vastern Road, Reading, Berkshire RG1 8DB.

 

7.       A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 020 3577 9483 or by emailing trade.effluent@thameswater.co.uk. Application forms should be completed online via www.thameswater.co.uk. Please refer to the Wholesale; Business customers; Groundwater discharges section.

 

8.       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.

 

9.       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, Campus East, Welwyn Garden City, Hertfordshire, AL8 6AE.

 

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).

 

10.     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. 

 

Based on the information available, this permission is considered to be one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements are considered to apply.

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 (Phase Plans).

 

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.

 

More information can be found in the Planning Practice Guidance online at  https://www.gov.uk/guidance/biodiversity-net-gain.

 

 

* Recorded Vote

 

For – Councillors Julie Ashley-Wren, Rob Broom, Forhad Chowdhury, Nazmin Chowdhury, Peter Clark, Akin Elekolusi, Coleen Houlihan, Claire Parris, Graham Snell, Carolina Veres and Anne Wells.

 

Against – 0

 

Abstentions – 0

 

Absent – Councillors Kamal Choudhury, Lynda Guy and Ellie Plater.