Location
HIGH FARM
SKIPPERS LANE
NORMANBY
MIDDLESBROUGH
Proposal
DISCHARGE OF CONDITIONS 3; 4 & 30 OF OUTLINE PLANNING PERMISSION R/2007/1220/OOM FOR ENVIRONMENTAL AND LANDSCAPE IMPROVEMENTS, RESIDENTIAL DEVELOPMENT AND ASSOCIATED INFRASTRUCTURE WORKS.
Application Type
Condition Discharge
Status
Approved
Parish(es)
Applicant
TAYLOR WIMPEY (NORTH YORKSHIRE) LTD
Applicant's Address
C/O AGENT
Agent
ENGLAND & LYLE
Agent's Address
GATEWAY HOUSE
55 CONISCLIFFE ROAD
DARLINGTON
COUNTY DURHAM
DL3 7EH
Agent's work phone
Agent's email
Case Officer
-
Case Officer Telephone
-
Case Officer Email
-
Consultation Start
-
Weekly List Expiry Date
-
Date Received
16/03/2012
Date Valid
16/04/2012
Expiry
11/06/2012
Consultation Expiry
-
associated_bldreg
-
Decision
CONDITION DISCHARGE GRANTED
Decision Date
05/02/2015
Decision Level
-
| # | Condition Details |
|---|---|
| 1 | (1) The development hereby permitted shall be begun not later than 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 Planning & Compulsory Purchase Act 2004. |
| 2 | (2) The development hereby permitted shall be begun not later than 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 of the reserved matters to be approved, whichever is later. REASON: Required to be imposed pursuant to Section 92 of the Planning & Compulsory Purchase Act 2004. |
| 3 | (3) 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. |
| 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) During the period of construction works no contractors vehicles shall enter or leave the development site other than via Trunk Road for the High Farm site. REASON: In the interests of highway safety. |
| 7 | (7) Vehicular access to the site shall only be gained from Trunk Road for the High Farm site and from no other highway adjacent to the site. REASON: In the interests of highway safety. |
| 8 | (8) The development hereby approved shall include a mix of dwelling types a follows; no more than 10% with 3 bedrooms, no less than 45% with 4 bedrooms; no less than 25% 5 bedrooms and no less than 10% 6 bedrooms. REASON: To provide executive style housing at the site in accordance with Policy CS3 (f) of the Local Development Framework. |
| 9 | (9) The development hereby approved shall come forward within the following floorspace parameters: - 3 bedroom houses: 100 -150 sq. metres - 4 bedroom houses: 120 -190 sq metres - 5 bedroom houses: 140 -250 sq metres - 6 bedroom houses: 200 -275 sq metres. REASON: To provide executive style housing at the site in accordance with Policy CS3 (f) of the Local Development Framework. |
| 10 | (10) The development hereby approved shall come forward within the following plot size parameters: 3 bedroom houses: 225 - 250 sq metres 4 bedroom houses: 250 - 275 sq metres 5 bedroom houses: 275 - 300 sq metres 6 bedroom houses: 350 - 400 sq metres REASON: To provide executive style housing at the site in accordance with Policy CS3 (f) of the Local Development Framework. |
| 11 | (11) No development shall take place unless in accordance with the mitigation detailed within the protected species report 'A Bat and Owl Survey of High Farm, Middlesbrough,' including, but not restricted to, adherence to timing and spatial restrictions (avoidance of bat hibernation period); provision of mitigation in advance (erection of bat boxes); undertaking confirming surveys as stated and adherence to precautionary working methods. REASON: To conserve protected species. |
| 12 | (12) The proposed signalised junction at the junction with the Trunk Road as outlined on drawing no. DDT1150 Rev B shall have been provided prior to the commencement of any site clearance or building work in connection with the development hereby approved. REASON: In the interests of highway safety. |
| 13 | (13) The details submitted pursuant to Condition 2 shall incorporate provisions for cycle parking. REASON: In the interests of sustainable transport. |
| 14 | (14) Prior to the commencement of development details shall have been submitted of a contractor's car parking/ storage compound to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented. REASON: In the interests of highway safety. |
| 15 | (15) Prior to the commencement of development details of a scheme to prevent mud/debris from being deposited on the highway during construction works shall have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in its entirety. REASON: In the interests of highway safety. |
| 16 | (16) Prior to the commencement of development, a traffic management plan for the construction phase shall have been submitted for approval in writing by the Local Planning Authority. The approved scheme shall be implemented in its entirety. REASON: In the interests of highway safety. |
| 17 | (17) The public rights of way that cross the site shall not be obstructed without the prior agreement of the Highway Authority. REASON: In the interests of protecting these public rights of way. |
| 18 | (18) The development shall not commence until details of the level of provision, location and phasing of affordable housing have been submitted to and approved in writing by the Local Planning Authority. The approved details shall have been implemented prior to the completion of the last dwelling at this site. REASON: To ensure provision of affordable housing in the Greater Eston area. |
| 19 | (19) The details pursuant to Condition 2 above, shall incorporate a scheme for all external lighting. REASON: In the interests of amenity. |
| 20 | (20) A minimum of 10% of the sites energy requirements shall be provided by embedded renewable energy, unless otherwise first agreed in writing with the Local Planning Authority. REASON: In the interests of sustainability. |
| 21 | (21) No development approved by this permission shall be commenced until a Sustainable Urban Drainage Scheme (SUDS) that includes the provision and implementation of a surface water run-off limitation 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. |
| 22 | (22) Finished floor levels of the development (Areas 2 & 3) should be in line with the Flood Risk Assessment including an additional 600mm freeboard above the modelled 1 in 100yr flood levels. REASON: To protect the development from flooding. |
| 23 | (23) 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. |
| 24 | (24) No development shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of building recording and analysis in accordance with a written scheme of investigation submitted by the applicant and approved in writing by the Local Planning Authority. The final report shall be deposited with the Local Planning Authority. REASON: As the building is of archaeological significance the specified record is required to mitigate impact. |
| 25 | (25) Prior to the commencement of development, a noise assessment of the impact of traffic upon the proposed dwellings shall be undertaken and the details submitted to the Local Planning Authority for approval in writing. The recommendations of the approved report shall be strictly adhered to. REASON: In the interests of residential amenity. |
| 26 | (26) A landscape management plan, including long-term objectives, management responsibilities, timescales and maintenance schedules for all landscaped areas other than small, privately owned domestic gardens, shall be submitted to the Local Planning Authority for approval in writing prior to the commencement of development. The approved scheme shall be implemented in its entirety. REASON: In the interests of visual and residential amenity. |
| 27 | (27) The dwellings hereby approved shall be designed to meet a minimum of Code Level 3 of the Code for Sustainable Homes or equivalent. REASON: In the interests of sustainability. |
| 28 | (28) The dwellings hereby approved shall be designed in accordance with the Lifetime Homes Standard or equivalent. REASON: In the interests of future occupants of the dwellings. |
| 29 | (29) Construction work at the site shall only take place between the hours of 0800 and 1800 Monday to Fridays, 0800 to 1300 Saturdays and not at all on Sundays or Bank Holidays. Any deliveries or collections shall also be within the stated hours. REASON: In the interests of residential amenity. |
| 30 | (30) Prior to the occupation of any of the dwellings hereby approved the boundary walls/fences shall have been erected in accordance with a scheme that has first been submitted to and approved by the Local Planning Authority. The approved scheme shall thereafter be maintained unless otherwise agreed in writing with the Local Planning Authority. REASON: In the interests of residential and visual amenity. |
| 31 | INFORMATIVE: The highways which are to be constructed as part of this development will be offered for adoption under Section 38 of the HA 1980. To protect this position, notice will be served under Section 220 of the same act once Building Regulation approval (31) has been given. The applicant is therefore urged to consult early with the Highway Authority (Tel: 01287 612537) on highway details. |
| 32 | INFORMATIVE: Natural England advise that the developer may need to obtain a Natural England licence prior to commencement of works. |
| 33 | INFORMATIVE: The applicant is to contact the Council's Naming & Numbering Officer, Sandra Beaty on 01287 612538, to make arrangements for the correct postal address for the development prior to commencement of any works. |
| 34 | NOTE: The following development plan policies were relevant to this decision:- Local Development Framework Policies - CS1, CS2, CS3, CS13, CS14, CS15, CS17, CS19, CS20, CS23, CS24, CS26, CS28, DP1, DP2, DP3, DP4, DP5, DP7, DP11 and DP13. Redcar & Cleveland Local Plan Saved Policy - H1 Housing Allocation. |
| 35 | REASON FOR DECISION: The proposal due to its location would not create conditions prejudicial to residential amenity, highway safety, crime prevention, biodiversity and geological conservation or flooding. Notwithstanding the site is within a green wedge the Authority consider that exceptional circumstances exist the Greater Eston Planning and Regeneration Strategy, Greater Eston Sustainable Communities Plan and the emerging Greater Eston Plan state that it is vitally important to provide a range of housing and there was a clear and pressing need for executive style homes. Further the development would provide - £1.8m of additional retail expenditure into the local economy each year of which £1.2m would be spent in local shops; - This extra spending would generate some 60 new retail jobs in the local area and some 232 construction jobs; - If these jobs were secured by locally unemployed residents the Borough’s unemployment rate would decline from 7% to 6.4% taking it below the national average of 6.6%; and - Accessible and enhances public open space making the area more attractive. The development would provide a community woodland and open space improving the appearance of the land a viable green wedge would be maintained. The contribution to the social and economic wellbeing of Redcar and Cleveland is a strong additional consideration in favour of granting planning permission sufficient to override the retention of the open land. |
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| Select all | Size | Date uploaded | |
|---|---|---|---|
| Application Form | |||
| Cover Letter | 287 kb | 16/03/2012 | |
| Application Form | 108 kb | 16/03/2012 | |
| Decision | |||
| Compliance Decision Notice | 141 kb | 26/09/2012 | |
| Plans | |||
| Means of Enclosure Details COND 30 | 438 kb | 16/03/2012 | |
| Means of Enclosure Layout COND 30 | 888 kb | 16/03/2012 | |
| Landscaping Plan 4 | 3177 kb | 16/03/2012 | |
| Landscaping Plan 10 | 699 kb | 16/03/2012 | |
| Landscpaing Plan 2 | 2587 kb | 16/03/2012 | |
| Landscaping Plan 3 | 2475 kb | 16/03/2012 | |
| Landscpaing Plan 6 | 3282 kb | 16/03/2012 | |
| Landscaping Plan 5 | 2827 kb | 16/03/2012 | |
| Landscaping Plan 7 | 4756 kb | 16/03/2012 | |
| Finishing Materials Plan COND 3 | 1314 kb | 16/03/2012 | |
| Landscaping Plan 8 | 613 kb | 16/03/2012 | |
| Landscaping Plan 9 | 909 kb | 16/03/2012 | |
| Landscaping Plan 1 | 3313 kb | 16/03/2012 | |