Location
LAND AT, MIDDLESBROUGH ROAD / A171 JUNCTION, GUISBOROUGH
Proposal
OUTLINE APPLICATION FOR RESIDENTIAL CARE HOME AND DAY CENTRE, WITH PARKING, ACCESS AND LANDSCAPING
Application Type
Outline
Status
Approved
Parish(es)
Guisborough CP
Applicant
HARTBURN CARE HOMES LTD
Applicant's Address
39 GREEN VALLEY DRIVE
HARTBURN STOCKTON ON TEES
WOODHOUSE TRIANGLE LTD
GISBOROUGH HALL
WHITBY LANE GUISBOROUGH
TS146PT
Agent
TURLEY ASSOCIATES
Agent's Address
43 PARK PLACE
LEEDS
LS1 2RY
Agent's work phone
Agent's email
Case Officer
Mrs D Mealing
Case Officer Telephone
Case Officer Email
Doreen.Mealing@redcar-cleveland.gov.uk
Consultation Start
06/01/2005
Weekly List Expiry Date
-
Date Received
22/12/2004
Date Valid
22/12/2004
Expiry
16/02/2005
Consultation Expiry
01/04/2005
associated_bldreg
-
Decision
OUTLINE PERMISSION GRANTED
Decision Date
11/03/2005
Decision Level
Committee
Committee Date
10/03/2005
| # | Condition Details |
|---|---|
| 1 | (1) The development to which the permission relates must be begun not later than: i) The expiration of five years from the date of the grant of outline planning permission, or ii) If later, the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. REASON: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990. |
| 2 | (2) Approval of the details of the siting, design, and external appearance of the building(s), the means of access thereto and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority before the expiration of three years from the date of this permission. REASON: To reserve the rights of the Local Planning Authority with regard to these matters. |
| 3 | (3) New discharge of foul and surface water must be on separate systems. Surface water discharge must be prevented from entering the public surface water or cmobined sewers. REASON: To ensure a satisfactory form of development. |
| 4 | (4) 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 |
| 5 | (5) 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. |
| 6 | (6) Details of the means of enclosure shall be submitted to and agreed in writing with Local Planning Authority prior to development commencing. REASON: To ensure a satisfactory form of development. |
| 7 | (7) The mounding to the perimeter of the site shall not be altered and none of the existing landscaping be removed without the prior consent of the Local Planning Authority. REASON: In the interests of the amenities of local residents. |
| 8 | (8) Before development commences details of the vehicular access on to Middlesbrough Road and the associated highway improvements including crossing facilities, footways, bus laybys and relocation of speed limits shall be submitted and agreed in writing with the Local Planning Authority and implemented in accordance with the agreed scheme prior to the use hereby approved commencing. REASON: In the interests of highway safety. |
| 9 | (9) 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 through an oil interceptor installed in accordance with a scheme previously submitted to and approved in writing by the Local Planning Authority. Roof water shall not pass through the interceptor. REASON: To prevent pollution of the water environment. |
| 10 | (10) 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. |
| 11 | (11) Prior to commencement of any works on site, a settlement facility for the removal of suspended solids from surface water run-pff during construction works shall be provided in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be retained throughout the construction period. REASON: To prevent pollution of the water environment. |
| 12 | (12) No development shall take place until details of a buffer strip between the development and Chapel Beck have been submitted to and approved in writing by the Local Planning Authority. The details shall include the landscaping arrangements. No part of the development shall be brought into use / occupied until the approved scheme has been fully implemented. The buffer strip shall thereafter be retained throughout the life of the development unless otherwise agreed in writing with the Local Planning Authority. REASON: To protect, recreation and amenity interests by providing a buffer between the development and the watercourse. |
| 13 | (13) The vehicular access shall be at the position shown on Drawing No:02045 D 90 03J and the existing access shall be closed off and reinstated to the satisfaction of the Local Planning Authority. REASON: For the avoidance of doubt. |
| 14 | REASON FOR DECISION:The site is within the limits to development and is allocated in the Local Plan as a site for motorists facilities. The main issue therefore is whether or not the use is appropriate in this location given the potential for disturbance from adjoining uses eg. public house, petrol filling station. In support of the application the applicants state that the facility will provide much needed specialist local care in a situation where there is a shortage of care. On the other hand there has been no interest in developing a hotel on this site. It is maintained that homes co-exist with commercial uses elsewhere without adverse effect. Given the needs of the residents, the primary need is for a high quality internal environment. The applicants originally proposed that the filling station should operate on a 24 hour basis. I do not consider that a 24 hour operation would be appropriate if this site were to be developed as a care home and therefore the operating times on the adjoining site should be restricted if approval is to be granted on this site. Local residents have also expressed concern regarding the height of the proposed building. Whilst the application is in outline form only, the applicants have indicated that the building is likely to be three storeys in height. However, the pitch of the roof could be modified to reduce the overall height. The detailed siting and design would however be the subject of further formal application. The original proposed showed a separate access off Middlesbrough Road. The applicants have agreed to modify the access arrangements so that a single access would be formed to serve the motorists facilities and the care home. Provided that the operating hours of the adjoining site are restricted I consider it would be difficult to resist the proposal. I therefore recommend that the application be approved. |
| 15 | NOTE: Redcar and Cleveland Local Plan Policies GEN1, GEN2 and TO8 were relevant to this decision. |
| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Adult Services | 05/01/2005 | - |
| Housing & Health Services Division | 05/01/2005 | - |
| Northumbrian Water Ltd | 05/01/2005 | - |
| Strategic Planning Team (CA & LB) | 05/01/2005 | - |
| Strategic Planning Team (Policy) | 05/01/2005 | - |
| Technical Services (Regulatory) | 05/01/2005 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| MR & MRS G COATES 23 WHINCHAT TAIL GUISBOROUGH TS148PW | 06/01/2005 | - | 27/01/2005 |
| 25 WHINCHAT TAIL GUISBOROUGH TS148PW | 06/01/2005 | - | 27/01/2005 |
| 26 WHINCHAT TAIL GUISBOROUGH TS148PW | 06/01/2005 | - | 27/01/2005 |
| DR S AND MRS P TAGGART 27 WHINCHAT TAIL GUISBOROUGH TS148PW | 06/01/2005 | - | 27/01/2005 |
| MR AND MRS M COX 28 WHINCHAT TAIL GUISBOROUGH TS148PW | 06/01/2005 | - | 27/01/2005 |
| CP AND PJ GOLDRING 29 WHINCHAT TAIL GUISBOROUGH TS148PW | 06/01/2005 | - | 27/01/2005 |
| MR D BEWICK 30 WHINCHAT TAIL GUISBOROUGH TS148PW | 06/01/2005 | - | 27/01/2005 |
| MR AND MRS ID KENT 31 WHINCHAT TAIL GUISBOROUGH TS148PW | 06/01/2005 | - | 27/01/2005 |
| IR COOMBS 24 WHINCHAT TAIL GUISBOROUGH TS148PW | 06/01/2005 | - | 27/01/2005 |
| SOURABAYA MIDDLESBROUGH ROAD GUISBOROUGH TS148HY | 06/01/2005 | - | 27/01/2005 |
| ST. COLUMBS MIDDLESBROUGH ROAD GUISBOROUGH TS148HY | 06/01/2005 | - | 27/01/2005 |
| MR JW JACKSON MANESTY MIDDLESBROUGH ROAD GUISBOROUGH TS148HY | 06/01/2005 | - | 27/01/2005 |
| M TWEDDLE 40 WHINCHAT TAIL GUISBOROUGH TS148PW | 06/01/2005 | - | 27/01/2005 |
| 41 WHINCHAT TAIL GUISBOROUGH TS148PW | 06/01/2005 | - | 27/01/2005 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| B | ARTICLE 15 | 07/01/2005 | 28/01/2005 |