GRAPHITE RESOURCES LTD, SOUTH TEES ECO PARK, LAND OFF ESTON ROAD, GRANGETOWN, TS6 7BJ
Proposal
ERECTION OF WASTE AUTOCLAVE AND COMMUNITY RECYCLING FACILITIES; FOUR STOREY OFFICE ACCOMMODATION AND ASSOCIATED INFRASTRUCTURE
Application Type
Major Application
Status
Approved
Parish(es)
Eston
Applicant
GRAPHITE RESOURCES LTD
Applicant's Address
FAO. MICHAEL THOMPSON
6 HIGHAM PLACE
NEWCASTLE UPON TYNE
NE1 8AF
Agent
WARDELL ARMSTRONG
Agent's Address
COLLINGWOOD BUILDINGS
COLLINGWOOD STREET
NEWCASTLE UPON TYNE
NE1 1JF
Agent's work phone
Agent's email
Case Officer
Mr P Robinson
Case Officer Telephone
-
Case Officer Email
-
Consultation Start
23/10/2007
Weekly List Expiry Date
-
Date Received
09/10/2007
Date Valid
09/10/2007
Expiry
29/01/2007
Consultation Expiry
20/03/2008
associated_bldreg
-
Decision
APPROVED
Decision Date
27/02/2008
Decision Level
Delegated
Conditions table
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Condition Details
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(1) The development shall not be begun later than the expiration of THREE YEARS from the date of this permission.
REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.
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(2) The development shall be carried out in accordance with the approved plans dated as received 22/10/07 and the amended site layout plan received 04/01/08.
REASON: In order to ensure a satisfactory appearance on completion.
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(3) The development shall comply with the following phasing works:
(i) The development shall not be brought into use until the following highway works have been implemented to the satisfaction of the Local Planning Authority:
· Eston Road/Western Access;
· Bolckow Estate/Staff Access;
· A66/Eston Road;
(ii) The following works shall be completed within 5 years of the commencement of works for the development, to the satisfaction of the Local Planning Authority:
·A66/Cargo Fleet Lane;
·A66/Middlesbrough Road;
·A66/Normanby Road;
(iii) The Tees Dock Road eastern access improvements shall be implemented to the satisfaction of the Local Planning Authority prior to the occupation of the separate anchor tenant (included as phase 3 in the application details).
REASON: In order to ensure adequate access to the site for all users and in the interests of highways safety and the free flow of traffic.
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(4) The development shall not be brought into use until the off-site highways works at the A66/Tees Dock Road, A1085/A1053 and A174/A1053 junctions, have been implemented to the satisfaction of the Local Planning Authority and the Highways Agency.
REASON: In the interests of highways safety.
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(5) Prior to the occupation of the development a travel plan shall be submitted to the Local Planning Authority for formal acceptance and implemented for the development. A detailed travel survey shall be undertaken on an annual basis (at the same time of year) for as long as the development remains occupied. The results of these surveys shall be provided to the local planning authority and used to identify corrective measures should the travel plan fail to comply with the agreed mode share targets and outcomes within specified timescales. This shall be approved and agreed in writing by the Council’s Senior Sustainable Transport Officer, (Janet Easley, 01287 612544) prior to occupation of any of the buildings on the site.
REASON: In the interests of sustainable transport provision.
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(6) Prior to the occupation of the development, secure cycle parking should be provided for a minimum of 20 cycles within the site, the location and details of which shall be submitted to the Council for approval. This should be reviewed one year after the opening of the facility to check if further provision is required.
REASON: In order to ensure adequate cycle parking facilities are provided on site.
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(7) All pedestrian and vehicular surfaces are to be sealed, surfaced and drained to the satisfaction of the local planning authority.
REASON: In the interests of highways safety.
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(8) Before the development commences details shall be submitted and approved in writing of proposals to provide contractor car parking and compound with in the site boundary for the duration of the works.
REASON: In the interests of highways safety.
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(9) Before the development commences details shall be submitted and approved in writing of proposals to prevent mud/debris from being deposited on the highway for the duration of the construction period for both the associated highway works and for the Eco-Park Development.
REASON: In the interests of highways safety.
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(10) Before the development commences details shall be submitted and approved in writing of a traffic management plan for the construction phase of the works, for both the associated highway works and for the Eco-Park Development.
REASON: In the interests of highways safety.
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(11) The development shall not be commenced until details of all external materials to be used on the proposed buildings and hard surfaces within the development have been submitted to and approved in writing by the Local Planning Authority, and the development shall be carried out in accordance with the approved details, unless otherwise notified in writing by the Local Planning Authority.
REASON: In order to ensure a satisfactory appearance.
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(12) Any noise emitted from the development shall not contribute more than 3 dB(A) to existing background noise levels, when measured at a distance of 1 metre from the façade of any adjacent dwelling, and when calculated as an Leq(A) of 10 minutes.
REASON: In order to ensure no noise nuisance occurs in the interests of amenity.
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(13) The development shall not be occupied until details of boundary treatment have been submitted to and approved in writing by the Local Planning Authority, and the development shall be carried out in accordance with the approved details.
REASON: In the interests of amenity.
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(14) Prior to the development commencing, details of shower and changing facilities to be provided for cyclists and other members of staff shall be submitted to and approved in detail by the Local Planning Authority.
REASON: In order to ensure adequate provision on site.
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(15) 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
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(16) 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.
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(17) No development shall take place within the application site until the applicant has secured the implementation of a programme of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the local planning authority. Where important archaeological remains exist provision should be made for their preservation in situ.
REASON: The site is of archaeological interest.
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(18) No development shall commence until details of measures to provide electricity/power within the site from on site renewable energy sources, or to reduce reliance on external sources of power, have been submitted to and agreed in writing by the Local Planning Authority, and the development shall be completed in accordance with the approved details.
REASON: In order to ensure that the development complies with government objectives to generate 10% of energy from renewable energy sources and in compliance with Planning Policy Statement 22 (August 2004).
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(19) No development approved by this permission shall be commenced until a scheme for the provision and implementation of a surface water run-off limitation scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved programme and details.
REASON: To prevent the increased risk of flooding.
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(20) No development shall commence until full details of the proposed Sustainable Urban Drainage System, including a feasibility study and design methodology, have been submitted to the Local Planning Authority, unless otherwise approved in writing by the Local Planning Authority.
REASON: In order to ensure that the drainage system is practicable and workable on this site.
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(21) Floor levels should be set at least 600mm above ground level.
REASON: To protect the development from flooding.
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(22) Any facilities 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, gauges 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. Associated pipework 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.
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(23) There shall be no discharge of 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.
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(24) All areas used for the washing of vehicles shall be contained and connected to foul sewers to prevent the discharge of contaminated drainage to underground strata or controlled waters.
REASON: To prevent pollution of the water environment.
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(25) No development approved by this permission shall be commenced until a scheme for the disposal of foul and surface waters has been approved by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details.
REASON: To prevent pollution of the water environment.
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(26) Provision must be made to ensure that no polluting discharge from haul roads and disturbed areas enter any watercourse.
REASON: Protection of the environment.
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(27) No development approved by this permission shall be commenced until:-
(a) The application site has been subjected to a detailed scheme for the investigation and recording of contamination including soil contamination, ground/surface water contamination, landfill gas, leachates and stability as appropriate;
(b) Detailed proposals for the removal, containment or otherwise rendering harmless any contamination (the 'Reclamation Method Statement') have been determined through risk assessment and approved in writing by the Local Planning Authority;
(c) The works specified in the Reclamation Method Statement have been completed in accordance with the approved scheme;
Any contamination not considered in the Reclamation Method Statement but identified during the reclamation works should be subject to further risk assessment and remediation proposals agreed with the Local Planning Authority.
A report demonstrating that the works were carried out in accordance with the approved scheme (the 'Validation Report') should be submitted to the Local Planning Authority within 2 months of completion of the development.
REASON: The site may be contaminated as a result of past or current uses and/or is within 250 metres of a site which has been landfilled and the Local Planning Authority wishes to ensure that the proposed development can be implemented and occupied with adequate regard to environmental and public protection.
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(28) If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the Method Statement detailing how this unsuspected contamination shall be dealt with.
REASON: To protect controlled waters
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(29) Piling or any other foundation designs using penetrative methods will not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater.
REASON: To protect controlled waters
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(30) The car parking spaces designated for car-sharers and disabled car users shall be provided and retained on-site in accordance with the details as set out in the submitted Travel Plan dated received 4th January 2008, unless otherwise approved in writing by the Local Planning Authority.
REASON: In order to ensure compliance with the submitted Travel Plan measures for the site.
31
(31) Bat and bird boxes shall be erected at the site in accordance with the details contained in sections 13.5 and 13.7 of the ‘South Tees Eco-Park Non-Technical Summary’.
REASON: In the interests of ecology.
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(32) No demolition shall take place on site during the hibernation period for protected species.
REASON: In the interests of ecology.
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(33) No development shall take place unless in accordance with the mitigation detailed within the protected species report ‘South Tees Eco-Park Non-Technical Summary’, including, but not restricted to, adherence to timing and spatial restrictions; provision of mitigation in advance; and, adherence to precautionary working methods.
REASON: in the interests of ecology.
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(34) Prior to the first use or occupation of any part of the development, a freight management strategy shall be prepared and submitted to and approved in writing by the Local Planning Authority.
REASON: In the interests of safety and the free flow of traffic on the A1053 and A174 and their junctions.
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(35) Notwithstanding the details shown on the approve drawings, the turning head between offices 1 and 2 shall be constructed so that turning legs of 16m in length are achieved.
REASON: In the interests of highway safety.
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REASON FOR DECISION: The site is within an area identified for industrial/warehousing purposes. The design and siting of the development takes account of the principles set out in the Council’s supplementary planning guidance. The proposal therefore accords with the Council’s adopted Development Plan.
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INFORMATIVES
1.The Council has been advised that power to supply adjacent Corus sites is derived through the application site. It is recommended that the applicant should contact Corus Estates to discuss this matter further.
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2. The Environment Agency have advised that surface water drainage from this site is required to be regulated so as not to exacerbate flooding problems downstream within the catchment. The discharge should be regulated to the greenfield run-off from a 1 in 1 year storm and sufficient storage at least to accommodate a 1 in 30 year storm. The design should also ensure that storm water resulting from a 1 in 100 year event and surcharging the drainage system can be stored on the site without risk to people or property and without overflowing into the watercourse.
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3.The Environment Agency also encourage the use of SUDS where it is deemed appropriate. Guidance on the use of SUDS and appropriate levels of treatment is available from CIRIA.
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4. Any activities involving the storage, treatment or disposal of waste may require a Waste Management Licence or a PPC permit. The applicant is advised to contact the Environment Agency at their earliest convenience to apply for any necessary permits.
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5. Natural England have requested the developer take note of the following advice:
·The applicant should be aware that planning permission does not remove the requirement to comply with the relevant law, including obtaining and complying with the terms and conditions of any licences required as described in Part IV B of ODPM Circular 06/2005 Biodiversity and Geological Conservation.
·The developer may need to obtain a Natural England licence prior to the commencement of works. The developer should be advised by their ecologist with respect to this issue.
· A demolition method statement should be written and passed to contractors working on the site on the demolition and construction phases of the development, in order to ensure the safety and habitat of protected species.
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NOTE: The following Development Plan Policies were relevant to this decision:
Local Development Framework Policies CS1, CS2, CS3, CS4, CS10, CS20, CS25,
DP2, DP3.
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