There are a wide range of factors that can affect whether a site is capable of being developed, many of these are covered by policies in the Development Plan. The information on this page aims to provide information on some of the constraints that are most commonly raised. For further information relating to individual constraints or specific sites within Stevenage, please contact us on 01438 242159 or planning@stevenage.gov.uk.
Contaminated land
The development of contaminated land will normally only be granted on condition that the contamination is cleaned up to a standard that makes it suitable for the new use of the land. The council will normally expect a site assessment and, if appropriate, a remediation scheme to be submitted before a development proposal is determined. However, where there is only a suspicion that the site may be contaminated, planning permission may be granted subject to conditions which require a site assessment to be undertaken and any remedial measures to be implemented prior to commencement.
Environmental Health within the council maintains a list of contaminated land and regularly inspects and determines lands that may be contaminated and takes necessary action to clean up the pollution.
Links to further information
Contaminated Land - Information relating to contaminated land.
Contaminated Land Strategy - The council publishes a contaminated land strategy that sets out how it will identify contaminated sites in its area.
Flood risk
Over 2 million properties in England and Wales are at risk from flooding.
Changes in our climate, such as more severe storms and wetter winters, will increase that risk.
Development within the floodplain is not only itself at risk of flooding but, by reducing the amount of land available for flood storage, and by impeding flows, can increase the risk of flooding in off-site locations. The Environment Agency produces "Indicative Floodplain Maps" which the council will consult when development is proposed on the town's river corridors. Developers will be required to submit a flood risk assessment where a proposal is likely to be at risk from flooding, increase the risk of flooding elsewhere or prejudice the effectiveness of the drainage system. There are currently three river corridors identified in Stevenage: Stevenage Brook and its tributaries, Aston End Brook and its tributaries, and Fairlands Valley and its tributaries.
Links to further information
Flood Risk and Development - Environment Agency's advice relating to flood risk and development.
Flood Risk map - Are you in a flood risk area? The Environment Agency's interactive flood risk map.
Conservation areas
There are seven conservation areas within Stevenage.
Conservation areas are 'areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance’. Planning (Listed Buildings and Conservation Areas) Act 1990.
When determining applications within Conservation Areas, it is the duty of the Local Planning Authority to consider the impact the development would have on the Conservation area, and whether it would preserve or enhance the character and appearance of the area.
Links to further information
Conservation Area consent
Stevenage Conservation areas
Listed buildings
There are a limited number of buildings within Stevenage that are listed for their special architectural or historical interes.
These buildings are predominantly located within Stevenage Old Town. To find out if a building or structure is listed, please contact us on 01438 242159.
Listed buildings and structures are protected by the Planning (Listed Buildings and Conservation Areas) Act 1990. Accordingly, consent is required for any internal or external works which go beyond repair and maintenance and which affect the character of the listed building as one of special architectural or historic interest. The setting of listed buildings is also an important aspect of their character, therefore it is a material consideration.
Links to further information
Listed Building Consent - Information relating to Listed Buildings in Stevenage.
Tree Preservation Orders (TPOs)
Certain trees are given protection by the Town and Country Planning Act.
This protection is provided in the form of a Tree Preservation Order (TPO).
The purpose of a TPO is to protect trees which make an important contribution to their local surroundings. Where developments take place it is important to retain existing trees and the Council encourages developers to incorporate the trees into new developments. Where there are trees within a development site, the Council will consider prior to development whether they are worthy of protection.
Links to further information
TPOs - Information relating to Tree Preservation Orders in Stevenage.
Local Plan - Chapter 7 Environment Policy EN13 within the District Plan.
Restrictions on Permitted Development Rights
Permitted development rights are provided by Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (the GPDO).
This allows certain types of development to proceed without the need for planning permission.
The most commonly used permitted development rights relate to dwelling houses. The GPDO permits householders to undertake alterations, minor extensions as well as erect buildings and structures within the curtilage of a property, without planning permission. The Council sometimes removes all or some of these rights on large developments or single dwellings by conditions attached to planning permissions. The Council also has the power to remove permitted development rights within existing developments, by the making of an Article 4 Direction, but has not done so to date.
To check if your permitted development rights have been removed, contact us on 01438 242159.