Agenda item

To consider the demolition of an existing property known as Cartref and erection of 38 no. dwellings with associated road, parking, green spaces and ancillary works.

 

The Committee considered an application for the demolition of the former dwelling known as Cartref (already demolished) and the construction of 38 dwellings, comprising 26 houses and 12 flats.

The Planning Officer presented the application using site location plans, aerial photographs, and site images. Members were informed that the development would comprise two elements:

• A main development area accessed from Clovelly Way, including 20 houses and a block of 12 flats with a new vehicular access.
• A secondary element forming an extension to Symonds Green Lane, providing six detached houses of a traditional design.

The Officer outlined the surrounding context and existing open space, and highlighted proposed pedestrian routes, landscaping, and the provision of a community garden.

Members were advised that new footways and a pedestrian crossing would be provided to improve connectivity to Eastbourne Avenue and nearby bus stops. The development also included a £50,000 contribution towards improvements to the play space at Meadway Playing Fields.

Elevations of the proposed houses and flats were presented, together with landscaping proposals showing retained and replanted trees.

The Officer advised that the parking figures within the report had omitted 11 garage spaces. Including these, the development would provide 89 parking spaces, slightly above the recommended range.

It was also reported that a remediation strategy had been submitted since publication of the report and had been reviewed and accepted by the Environmental Health Officer.

Delegated authority was recommended to finalise the Section 106 agreement and amend or add conditions where necessary.

In response to questions submitted by Members before the meeting, the Officer confirmed that:

• A windfall site was a housing site not allocated within the Local Plan.
• The development would be for sale, except for the affordable units which would be retained by the Council.
• All dwellings would have direct access from the street to gardens, allowing for cycle storage within gardens.
• The secondary education contribution had been requested by the Local Education Authority and the Council could not specify which school would receive the funding.

A recorded vote* was taken on the application and it was RESOLVED that planning permission be GRANTED subject to the conditions set out below and the completion of a section 106 agreement to provide for:

·      Affordable housing

·      Management company for administration of common areas

·      Employment and skills plan

·      Secondary education contribution of £356,114

·      An appropriate trigger for s278 off-site highway works

That delegated authority be given to the Assistant Director for Planning and Regulation, in consultation with the council’s appointed solicitor, to agree the wording of the s106 agreement.

That delegated authority be given to the Assistant Director for Planning and Regulation, in consultation with the Chair of the Planning and Development Committee, to amend or add to the conditions subject to which permission would be granted, where such amendments or additions would satisfy the relevant national policy tests and would most effectively deliver the development which the Committee has resolved to approve.

Conditions

General

 

1.                     The development shall be carried out in accordance with the following approved plans unless otherwise agreed in writing by the local planning authority:

 

14122_P205G;

14122_P215A;

P25-2066_DE_003;

P25-2066_DE_004 Rev I;

P25-2066_DE_005 Rev J;

P25-2066_DE_006 Rev I;

P25-2066_DE_007 Rev I;

P25-2066_DE_008 Rev I;

P25-2066_DE_009 Rev I;

P25-2066_DE_010 Rev I;

P25-2066_DE_011 Rev H;

P25-2066_DE_012 Rev I;

P25-2066_DE_014-01 Rev D;

P25-2066_DE_014-02 Rev D;

P25-2066_DE_014-03 Rev D;

P25-2066_DE_014-04 Rev D;

P25-2066_DE_014-05 Rev D;

P25-2066_DE_014-06 Rev D;

P25-2066_DE_014-07 Rev D;

P25-2066_DE_014-08 Rev D;

P25-2066_DE_014-09 Rev D;

P25-2066_DE_014-10 Rev D;

P25-2066_DE_014-11 Rev D;

P25-2066_DE_014-11 Rev D (Traditional);

P25-2066_DE_014-12 Rev D;

P25-2066_DE_014-13 Rev D;

P25-2066_DE_014-15 Rev D;

P25-2066_EN_0001_S1;

P25-2066_EN_0001_S2;

 

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

 

3.                The materials used in the external surfaces of the development shall be those listed on the application form and the approved plans.

 

4.                At least 50% of the dwellings comprising the development shall meet the Building Regulations optional requirement M4(2) for accessible and adaptable dwellings.

 

5.                No demolition or construction activities (including any associated collections or deliveries) shall be carried out except between the hours of 07:30 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays. For the avoidance of doubt, no such work shall be carried out on Sundays or bank holidays.

 

6.                No external lighting shall be installed or operated at the site other than in accordance with Bat Conservation Trust and Institute of Lighting Professionals (2023) Guidance Note 08/23 Bat and Artificial Lighting at Night.

                  

7.                The development shall be carried out in accordance with Residential Development Redcar Drive Stevenage Flood Risk Assessment dated September 2025. For the avoidance of doubt, all dwellings comprising the development must have a finished floor level raised a minimum of 300mm above any flood level and 150mm above the surrounding proposed ground.

 

8.                In the event that any previously unidentified contamination is found when carrying out the development, work to implement the development must cease immediately and the contamination must be reported in writing to the local planning authority as soon as reasonably practicable. Work shall not resume until the results of an investigation and where necessary, a remediation scheme, have been submitted to and approved in writing by the local planning authority. The development shall then be carried out in accordance with any approved remediation scheme.

 

Prior to Commencement

 

9.                Prior to the commencement of the development (including site clearance), a construction management plan shall be submitted to and approved in writing by the local planning authority. The plan shall include details of all of the following:

 

a)  Phasing of the development (including highway works)

b)  Hours of working (including timing of collections and deliveries)

c)  All plant and vehicles required for construction and demolition

d)  Vehicle routing and parking

e)  Traffic and pedestrian management (including any necessary footway closures)

f)   Construction and storage compounds

g)  Site enclosure

h)  Measures to keep the highway clear of dirt and debris (including wheel washing facilities)

i)    Site lighting (including any necessary off-site light spill mitigation)

j)    Noise, vibration, dust and smoke mitigation measures

k)  Vermin control

 

The development shall then at all times be carried out in accordance with the approved construction management plan.

 

This condition must be a pre-commencement condition in order to be effective.

 

10.              Prior to the commencement of the development (including site clearance), a site waste management plan shall be submitted to and approved in writing by the local planning authority. The development shall then be carried out in accordance with the approved site waste management plan.

 

This condition must be a pre-commencement condition in order to be effective.

 

11.              Prior to the commencement of the development (including site clearance), a construction environmental management plan shall be submitted to and approved in writing by the local planning authority. The plan shall include details of all of the following:

 

a)    Buffer zones and protection measures for all retained habitats

b)    A construction programme which avoids ecologically-sensitive periods (e.g. bird nesting season)

c)    Vegetation clearance protocols to minimise risks to protected and notable species

 

The development shall then at all times be carried out in accordance with the approved construction environmental management plan.

 

This condition must be a pre-commencement condition in order to be effective.

 

12.              Prior to the commencement of the development (including site clearance), an arboricultural method statement and tree protection plan shall be submitted to and approved in writing by the local planning authority. The development shall then be carried out in accordance with the approved arboricultural method statement and tree protection plan.

 

This condition must be a pre-commencement condition in order to be effective.

 

13.              Prior to the commencement of the development (including site clearance), a remediation strategy shall be submitted to and approved in writing by the local planning authority. The development shall then be carried out in accordance with the approved remediation strategy.

 

                   After Site Clearance / Groundworks

 

14.              Prior to the commencement of the development (excluding site clearance and groundworks), a scheme for the provision of fire hydrants shall be submitted to and approved in writing by the local planning authority. The approved fire hydrants shall then be provided prior to occupation of the development.

 

15.              Prior to the commencement of the development (excluding site clearance and groundworks), details of the energy performance of the dwellings comprising the development (specified in terms of the dwelling emission rates calculated according to SAP 10.2) shall be submitted to and approved in writing by the local planning authority. The dwellings shall then be constructed to meet the approved energy performance criteria.

 

16.              Prior to the commencement of the development (excluding site clearance and groundworks), details of cycle parking facilities shall be submitted to and approved in writing by the local planning authority. The approved cycle parking facilities shall be provided prior to occupation of the development and permanently retained thereafter.

 

17.              Prior to the commencement of the development (excluding site clearance and groundworks), details of bird and bat boxes to be provided within the development shall be submitted to and approved in writing by the local planning authority. The approved bird and bat boxes shall be installed prior to occupation of the development and permanently retained thereafter.

 

18.              Prior to the commencement of the development (excluding site clearance and groundworks), a noise mitigation scheme shall be submitted to and approved in writing by the local planning authority. The scheme shall ensure that the following noise levels will not be exceeded:

                  

Room Type	Daytime (07:00 to 23:00)	Night-time (23:00 to 07:00)
Living rooms	35 dB LAeq, 16hour	-
Dining rooms	40 dB LAeq, 16hour	-
Bedrooms	35 dB LAeq, 16hour	30 dB LAeq, 8hour 45dB Lamax – no more than 10 times per night

 

Where mechanical ventilation is proposed it should, in normal operation, achieve compliance with NR20 in bedrooms between 23:00 to 07:00 and NR25 in all habitable rooms between 07:00 to 23:00.

 

Noise levels in external amenity spaces provided for the sole use of the occupiers of the dwellings shall not exceed 55dB LAeq,16hr. However, where this is not practicable it must be demonstrated that the proposed mitigation measures achieve the lowest reasonable levels.

 

The development shall then be constructed in accordance with the approved noise mitigation scheme.

 

Prior to Occupation

 

19.              Where any part of the development is required to be carried out in accordance with a remediation scheme, a verification report (setting out the remedial measures actually undertaken on the site) shall be submitted to and approved in writing by the local planning authority prior to occupation of the development.

 

20.              Prior to occupation of the development, all accesses, crossings, roads, footways, and parking, servicing and manoeuvring areas shall be laid out in accordance with the approved plans. Those areas shall thereafter be permanently maintained in a manner fit for their intended purpose.

 

21.              Prior to occupation of the development, a noise compliance report, demonstrating that any agreed noise mitigation measures have been implemented, shall be submitted to and approved in writing by the local planning authority.

 

22.              Prior to occupation of the development, a SuDS management plan shall be submitted to and approved in writing by the local planning authority. The development shall thereafter be operated at all times in accordance with the approved SuDS management plan.

 

23.              Prior to occupation of the development, a SuDS verification report, including a survey of as-built features, shall be submitted to and approved in writing by the local planning authority. The verification report shall demonstrate that the approved SuDS scheme has been implemented as approved.

 

24.              Prior to occupation of the development, the refuse and recycling storage facilities shall be provided as shown on the approved plans. The storage facilities shall be permanently retained as such thereafter.

 

Post-Completion

 

25.              The approved soft landscaping shall be implemented in full in the first planting season following completion of the development. Any trees or other plants comprised in the landscaping works for the development, which within a period of five years from completion of the development are removed, become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species.

 

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 County Council website at https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/business-licences/business-licences.aspx  or by telephoning 0300 1234047.

2.                     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 County Council website at https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/business-licences/business-licences.aspx or by telephoning 0300 1234047.

3.                     It is an offence under section 148 of the Highways Act 1980 to deposit compost, dung or other material for dressing land, or any rubbish on a made up carriageway, or any or other debris on a highway to the interruption of any highway user. 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 and use thereafter are in a condition such as not to emit dust or deposit mud, slurry or other debris on the highway. Further information is available by telephoning 0300 1234047.

4.                     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; and completion.

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

5.                     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

6.                     The construction works and operation of the proposed development site should be done in accordance with the relevant British Standards and Best Management Practices, thereby significantly reducing the groundwater pollution risk. It should be noted that the construction works may exacerbate any existing pollution. If any pollution is found at the site then the appropriate monitoring and remediation methods will need to be undertaken. For further information we refer you to CIRIA Publication C532 "Control of water pollution from construction - guidance for consultants and contractors".

Being within a water stressed area, we expect that the development includes water efficient fixtures and fittings. Measures such as rainwater harvesting and grey water recycling help the environment by reducing pressure for abstractions. They also minimise potable water use by reducing the amount of potable water used for washing, cleaning and watering gardens. This in turn reduces the carbon emissions associated with treating this water to a standard suitable for drinking and will help in our efforts to get emissions down in the borough.

The developer is strongly encouraged to achieve Secured by Design (SBD) accreditation for the development. The Police Crime Prevention Design Advisor can be contracted by telephone on 01707 355227.

*Recorded Vote

 For – Councillors Julie Ashley-Wren, Stephen Booth, Robert Boyle, Kamal Choudhury, Forhad Chowdhury, Coleen De Freitas, Akin Elekolusi, Lynda Guy, Rob Henry, Claire Parris, Ellie Plater and Carolina Veres

Against – 0

Abstentions – 0

Absent – Councillors Peter Clark and Nigel Williams