Church roof improvements at St Johns Church, Station Road, Waterbeach

What was proposed

The application proposed re-roofing the church’s flat-roof extension, adding insulation and a sedum finish, and installing an underground rainwater tank and drainage.

“Report contents Document section Document heading 1 Executive summary 2 Site description and context 3 The proposal 4 Relevant site history 5 Policy 6 Consultations 7 Third party representations 8 Member representations 9 Assessment 10 Design, layout, scale and landscaping 11 Heritage assets 12 Amenity 13 Planning Balance 14 Recommendations 15 Planning Conditions and Informatives Table 1 Contents of report 1.”

“The proposal 3.1 The application seeks planning permission for re-roofing of an existing 1970s flat roof extension, with added insulation, sedum roof finish and the installation of an underground water tank, together with a rainwater harvesting.”

Officer report

The site and surroundings

The site is a Grade II* listed church in the conservation area, with residential properties nearby and part of the rear site in green belt land.

“The site forms St. John The Evangelist Church in Waterbeach, which is a Grade II* Listed Building. The church falls within the Waterbeach Conservation Area and Development Framework. Part of the rear of the site falls within green belt land and outside of the development framework. The site is located within Flood Zone 1 (low risk). A Preliminary Ecology Assessment has been submitted and is considered acceptable.”

“The proposed works have been assessed in relation to the harm to the Grade II* Listed Church. All works in this application are to the church hall and porch, which are both part of a 1970 extension to the church. The proposal is not considered to result in significant harm to the Listed Building or the character and appearance of the Conservation Area.”

Officer report

Earlier applications

Earlier permissions covered solar panels and a heat pump, a gas flue, a noticeboard, extensions and a boundary wall.

“Relevant site history Reference Description Outcome 21/03099/FUL Installation of eight solar panels to the South of the Churchroom roof and an air source heat pump outside the Churchroom Permitted S/0290/16/FL Provision of a gas flue (a balanced flue) to the Vestry roof slope (rear south-east corner of building) and two wall vents to the Vestry (South Elevation).”

“Extension Permitted S/1731/97/F Boundary Wall Permitted S/0427/83/F Extension to meeting room Permitted Table 2 Relevant site history…”

Officer report

What officers recommended

Officers recommended approval because the minor works would improve design and climate performance without significant harm to heritage, local character or residential amenity.

“The proposed works are considered to be minor and would not result in any harm to residential amenity or the character and appearance of the area due to trees screening any proposed works from public viewpoints.”

Officer report

Consultation responses

The listed-building, highways, drainage, ecology, archaeology, environmental health and other consultees raised no objections, sometimes subject to conditions.

“Supplementary Planning Documents (SPD) Biodiversity SPD – Adopted February 2022 Sustainable Design and Construction SPD – Adopted January 2020 Cambridgeshire Flood and Water SPD – Adopted November 2016 The following SPDs were adopted to provide guidance to support previously adopted Development Plan Documents that have now been superseded by the South Cambridgeshire Local Plan 2018.”

“Environmental Health- No Objection 6.8 No recommended conditions. A risk assessment may be required due to use of rainwater harvesting in a public building.”

Officer report

Residents and member views

No third-party representations were received, while Councillor Paul Bearpark supported the environmental improvements.

“Third party representations 7.1 No representations have been received.”

“Member Representations 8.1 Cllr Paul Bearpark has made a representation supporting the application on the following grounds:”

Officer report

Questions and speakers

The committee heard from the applicant and received explanations about the drainage condition and its corrected wording.

The committee vote

The committee unanimously approved the application, with officers authorised to make minor amendments to the conditions.

“By unanimous vote (Cllrs Anna Bradnam, Peter Fane, Ariel Cahn, Corinne Garvie, Tumi Hawkins, James Rixon, Lisa Redrup, Peter Sandford, Heather Williams), the Committee approved the application subject to: • The planning conditions set out in the officer’s report with minor amendments to the conditions as drafted delegated to officers including o an amendment to the reason for condition 5 to include the word ‘flooding’ - Reason: To ensure a satisfactory method of surface…”

Minutes

Conditions of approval

Approval included conditions on the approved plans, archaeological work, tree protection and a surface-water drainage scheme.

“No demolition/development shall commence until the applicant, or their agents or successors in title, has implemented a programme of archaeological work, commencing with the evaluation of the application area, that has been secured in accordance with a Written Scheme of Investigation (WSI) that has been submitted to and approved by the Local Planning Authority in writing.”

“No development, other than demolition, shall commence until a scheme for the provision and implementation of surface water drainage has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details prior to the occupation of any part of the development or in accordance with an implementation program agreed in writing with the Local Planning Authority.”

Officer report