Location
LAND ADJACENT AIR PRODUCTS, LIMERICK ROAD, DORMANSTOWN
Proposal
ERECTION OF A DIY UNIT WITH GARDEN CENTRE, BUILDING PRODUCTS COMPOUND AND CAR PARKING
Application Type
Full
Status
Approved
Parish(es)
Applicant
WRIGHT PROPERTIES
Applicant's Address
MAIN STREET
HULL
HU2 0LA
Agent
SHUTTLEWORTH PICKNETT & ASSOCIATES
Agent's Address
BIRCHWOOD HOUSE
DALBY WAY
'
MIDDLESBROUGH
TS8 0TW
Agent's work phone
01642 591555
Agent's email
'
Case Officer
Mrs D Mealing
Case Officer Telephone
Case Officer Email
Doreen.Mealing@redcar-cleveland.gov.uk
Consultation Start
25/06/2004
Weekly List Expiry Date
-
Date Received
24/05/2004
Date Valid
08/06/2004
Expiry
03/08/2004
Consultation Expiry
21/07/2004
associated_bldreg
-
Decision
APPROVED
Decision Date
14/12/2004
Decision Level
Committee
Committee Date
30/09/2004
| # | Condition Details |
|---|---|
| 1 | (1) The development shall not be begun later than the expiration of FIVE YEARS from the date of this permission. REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990. |
| 2 | (2) Details of materials to be used on the external elevations of the development shall be submitted to and agreed in writing by the Local Planning Authority prior to the development being commenced. REASON: To ensure the use of satisfactory materials. |
| 3 | (3) No development shall take place until there has been submitted to, and agreed in writing by the Local Planning Authority, a scheme of landscaping which shall include indications of all existing trees and hedgerows on the land (if any), and details of any to be retained, together with measures for their protection in the course of the development. REASON: To reserve the rights of the Local Planning Authority with regard to these matters |
| 4 | (4) All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the buildings or the completion of the development, whichever is sooner, and any trees or plants 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 the Local Planning Authority gives written consent to any variation. REASON: To ensure the satisfactory implementation of the approved scheme in the interests of the visual amenities of the locality. |
| 5 | (5) The new retail warehouse unit shall not be used for: (a) The sale of food (other than confectionery, food and drink associated with or ancillary to the main operation). (b) Clothing and shoes, fashion accessories including handbags and luggage, watches and jewellery. (c) Pharmaceutical and personl care products including perfumes toiletries spectacles and contact lenses. (d) Toys, books, music records and CDs, video and audio tapes other than anicllary to the main operations. (e) China fancy goods and gift ware |
| 6 | (6) The application site is in/close to land identified by the Council as having a history of potentially harmful contamination. The applicant shall, prior to the commencement of any works involving the disturbance of the site, submit for the approval of the Planing Authority. (i) details of a suitable site investigation and risk assessment sufficient to identify the nature and degree of any contaminants in, on or under the site and the extent to which they may effect the suitability of the site for its intended use. (ii) dependent on the findings (i) above, details of a suitable remediation scheme. The agreed scheme shall be implemented to the satisfaction of the Local Planning Authority prior to the development commencing. |
| 7 | (7) Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed thorugh an oil interceptor installed in accordance with a scheme previously submitted to and approved in writing by the the Local Planning Authority. Roof water shall not pass through the interceptor. REASON: To prevent pollution of the water environment. |
| 8 | (8) There shall be no discharge of foul or contaminated drainage from the site into either groundwater or any surface waters, whether direct or via soakaways. REASON: To prevent pollution of the water environment. |
| 9 | (9) Any facilitites for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents, gauages and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associatred pipwork should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund. REASON: To prevent pollution of the water environment. |
| 10 | (10) Details of the boundary means of enclosure shall be submitted to and agreed in writing with the Local Planning Authority prior to development commencing. REASON: To ensure a satisfactory form of development. |
| 11 | (11) Details of a scheme for cycle parking shall be submitted to and agreed with the Local Planning Authority and thereafter implemented in accordance with the agreed scheme. REASON: To ensure a satisfactory form of development. |
| 12 | (12) The turning area for service vehicles shall be kept clear to enable vehicles to exit the service area in a forward gear. REASON: In the interests of highway. |
| 13 | (13) Details of a scheme for pedestrian crossing facilities shall be submitted to and agreed in with the Local Planning Authority and implemented to the satisfaction of the Local Planning Authority prior to the building being brought into use. REASON: In the interests of pedestrian safety. |
| 14 | (14) Construction works shall only take place between the hours of 0800 and 1800 (Mon-Fri) and 0800 and 1300 (Saturdays and at no time on Sundays). REASON: In the interests of the amenities of nearby residents. |
| 15 | (15) Before development commences a flood risk assessment which fully considers the impact of surface water drainage from the site shall be submitted to and agreed in writing with the Local Planning Authority. REASON: To ensure a satisfactory form of development. |
| 16 | REASON FOR DECISION:The design and layout of the proposed scheme is considered to be broadly acceptable in principle. The site is outside the Redcar shopping area as defined in the Council’s Local Plan and therefore the main issues relate to the principle of developing this site for retail purposes. Members will be aware that Central Government and local policies seek to promote town and district centres for major retail developments. Where sites are not available within or on the edge of existing centres then a sequential approach should be adopted. The applicants maintain that there are no other potential sites in Redcar, given that the Regent Walk is now complete and sites on West Dyke Road and Corporation Road have been developed. Furthermore, there are no suitable sites in Marske or Saltburn. Accordingly they consider that the proposal to build at Limerick Road satisfies the sequential approach. Need for the development The Retail Assessment predicts a net surplus of expenditure over turnover of £11.5m in 2006 and £15.1 m in 2008. It is estimated that the turnover of the proposed retail warehouse from within the primary catchment area will be £8.0 million in 2008. Consequently the assessment provides evidence of quantitative need. The developers also maintain that the development will satisfy a qualitative need in providing facilities within the area rather than residents having to travel to Cleveland Retail Park, Teesside Park or Portrack Lane, Stockton. Impact on existing centres It is estimated that the store would draw 60% of its trade from clawback of leakage ie. claw back from Cleveland Retail Park etc. 30% is predicted to come from residents who currently shop in Redcar, Marske and Saltburn with 10% from inflow of expenditure from people living outside the Primary Catchment Area. On this basis the following trade diversions are predicted:- Redcar – 2.4% (£2.17 million) Saltburn – 5.5% (£0.17 million) Marske – 4.6% (£0.009 million) Given that there are only a few outlets in the existing centres selling DIY bulky goods, it is considered that the overall vitality and viability of individual centres will not be affected to an unacceptable degree. Effect on Industrial Land Both the Council’s Local Plan and Structure Plan state that retail development on industrial land should not be allowed if it leads to a shortage of such land. Whilst the site is allocated for industrial purposes there is a substantial amount of employment land 263 ha, available in the Borough. The loss of 1.7 ha of land will not therefore have a significant effect on the overall supply. Furthermore, there are other builders merchants and the Dewhurst Factory Shop in close proximity. Transport It is considered that the development would reduce the need for residents of Redcar etc to travel to Cleveland Retail Park and other retail parks hence the development could reduce the overall distances travelled which would be more sustainable. The site has good links to the main highway network and is served by bus routes linking to main population centres. Employment The proposed development will create 60 jobs and additional construction jobs. The developer has given an undertaking that as far as possible, these jobs will be made available for local residents. The site is currently undeveloped and therefore the jobs will be additional employment. On balance it is considered that there is a need for the development. Whilst the site is outside the town centre, it is within the limits to development and there are no other suitable sites within the town centre. It is considered that the development will not have an unacceptable effect on existing settlements and indeed could reduce travel distances for local residents. However, the development would only be acceptable in this location if it were to be used for bulky goods. |
| 17 | NOTE: Redcar and Cleveland Local Plan Policies GEN1, GEN2, SH2 & SH13 were relevant to this decision. |
| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Housing & Health Services | 21/06/2004 | - |
| Joint Strategy Unit | 21/06/2004 | - |
| Northumbrian Water Ltd | 21/06/2004 | - |
| Technical Services (Regulatory) | 21/06/2004 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| 114 BROADWAY WEST REDCAR TS105PJ | 30/06/2004 | - | 21/07/2004 |
| 116 BROADWAY WEST REDCAR TS105PJ | 30/06/2004 | - | 21/07/2004 |
| 118 BROADWAY WEST REDCAR TS105PJ | 30/06/2004 | - | 21/07/2004 |
| 120 BROADWAY WEST REDCAR TS105PJ | 30/06/2004 | - | 21/07/2004 |
| 69 BROADWAY WEST REDCAR TS10 5PE | 30/06/2004 | - | 21/07/2004 |
| 71 BROADWAY WEST REDCAR TS105PE | 30/06/2004 | - | 21/07/2004 |
| 73 BROADWAY WEST REDCAR TS105PE | 30/06/2004 | - | 21/07/2004 |
| 75 BROADWAY WEST REDCAR TS105PE | 30/06/2004 | - | 21/07/2004 |
| 77 BROADWAY WEST REDCAR TS105PE | 30/06/2004 | - | 21/07/2004 |
| 79 BROADWAY WEST REDCAR TS105PE | 30/06/2004 | - | 21/07/2004 |
| AIR PRODUCTS LTD LIMERICK ROAD REDCAR TS105JU | 30/06/2004 | - | 21/07/2004 |
| I J DEWHIRST LTD WEST COATHAM LANE REDCAR TS105QD | 30/06/2004 | - | 21/07/2004 |
| LIMERICK ROAD DORMANSTOWN REDCAR | 30/06/2004 | - | - |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| B | DEPARTURE | 25/06/2004 | 16/07/2004 |