Agenda item

To consider alterations and refurbishments to include a new roof, replacement windows and fascia boards and air conditioning units.

 

The Committee received a presentation on the application for 11 – 19 Town Square in the Town Centre, proposing alterations and refurbishments to include a new roof, replacement windows, fascia boards and air conditioning units to the rear of the building.

 

It was noted that these proposals had previously come before the Committee due to incomplete works, therefore a new application was required. Updates to the proposal included changes to some of the windows not present in the previous application.

 

A site plan and photographs were presented showing the completed new windows and roof from the previous application. Images of the enclosures for the air conditioning units were also shown.

 

It was noted that the air conditioning units were located within the conservation area of the site, however no objections had been raised by the Council’s listed building and historic environment consultees. The recommendation was noted for approval for the application.

 

Members raised concerns regarding the upkeep of the rear of the shops and queried whether plans were in place to address this. In response, the Team Leader advised that the area would form part of the SG1 regeneration in the future, and these works were only for a temporary period of time.

 

A recorded vote* was taken on the application and 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: SGEH-BBA-ZZ-RF-DE-A-2204 Rev P01; Site Location Plan; SGEH-BBA-ZZ-ZZ-DR-A-3002 Rev 02; SGEH-BBA-ZZ-ZZ-SH-A-7751 Rev P01; 00-M-01-0300-01 T1; SGEH-BBAZZ-01-DR-A-2202 Rev C01; SGEH-BBA-ZZ-RF-DR-A-2006 Rev P01; SGEH-BBA-ZZ-RFDR-A-2104 Rev P01; SGEH-BBA-ZZ-ZZ-DR-A-3001 Rev 02; SGEH-BBA-ZZ-ZZ-DR-A-3003 Rev C01; SGEH-BBA-ZZ-ZZ-SH-A-7051 Rev P01.

 

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

 

Informatives

 

1          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.

 

 

 

 2         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, 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).

 

 3         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-revised-explanatory-booklet 

 

 4         Biodiversity Net Gain

Applications where Biodiversity Net Gain is not required as development is considered De Minimis

 

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. 

 

There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not apply.

 

Based on the information available this permission is considered to be one which will not require the approval of a biodiversity gain plan before development is begun because the following statutory exemption or transitional arrangement is considered to apply.

 

            1.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.

 

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, Stephen Booth, Robert Boyle, Kamal Choudhury, Forhad Chowdhury, Peter Clark, Coleen De Freitas, Lynda Guy, Claire Parris, Ellie Plater, Carolina Veres and Nigel Williams

 

Against – 0

 

Abstentions – 0

 

Absent – Councillors Akin Elekolusi and Anne Wells