Location
MANNION PARK, BROADWAY, GRANGETOWN
Proposal
OUTLINE APPLICATION FOR A MIXED USE DEVELOPMENT OF RESIDENTIAL AND B1 OFFICE/LIGHT INDUSTRIAL USES
Application Type
Outline Application Major
Status
Approved
Parish(es)
Eston
Applicant
JG ORMSTON & SON
Applicant's Address
LANE HEAD FARM
HUTTON MAGNA
RICHMOND
DL11 7HF
Agent
DKS ARCHITECTS
Agent's Address
FAO MR S HESMONDHALGH
THE DESIGN STUDIO
STOKESLEY
TS9 5PT
Agent's work phone
Agent's email
Case Officer
Mr G Dyball
Case Officer Telephone
Case Officer Email
Grahame_Dyball@redcar-cleveland.gov.uk
Consultation Start
24/02/2009
Weekly List Expiry Date
-
Date Received
19/01/2009
Date Valid
19/02/2009
Expiry
21/05/2009
Consultation Expiry
03/11/2009
associated_bldreg
-
Decision
OUTLINE PERMISSION GRANTED
Decision Date
12/10/2009
Decision Level
Committee
Committee Date
29/05/2009
| # | 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 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. |
| 2 | (2) Details of the access, appearance, landscaping, layout and scale, (hereinafter called "the reserved matters") shall be submitted to and approved in writing by 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) Details of the external materials to be used in the carrying out of this permission (including samples) shall be submitted to, and approved in writing by the Local Planning Authority, prior to the commencement of development and the development shall not be carried out except in accordance with the approved details. REASON: To ensure the use of satisfactory materials. |
| 4 | (4) A landscaping scheme shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of development. The details shall include size, type and species of plant and indicate the proposed layout and surfacing of all open areas. A programme of work should also be submitted and implemented in accordance with the approved details. 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) Site Characterisation An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include: (i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to: - human health, - property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, - adjoining land, - groundwaters and surface waters, - ecological systems, - archeological sites and ancient monuments; (iii) an appraisal of remedial options, and proposal of the preferred option(s). This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’. REASON : To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. |
| 7 | (7) Submission of Remediation Scheme A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. REASON : To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. |
| 8 | (8) Implementation of Approved Remediation Scheme The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority. REASON : To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. |
| 9 | (9) Reporting of Unexpected Contamination In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition 1, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 2, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 3. REASON : To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. |
| 10 | (10) Long Term Monitoring and Maintenance A monitoring and maintenance scheme to include monitoring the long-term effectiveness of the proposed remediation over a period of 5 years, and the provision of reports on the same must be prepared, both of which are subject to the approval in writing of the Local Planning Authority. Following completion of the measures identified in that scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted to the Local Planning Authority. This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’ REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. |
| 11 | (11) No tree or scrub clearance will be carried out during the bird breeding season of March to August inclusive, unless a checking survey has been carried out by a suitably qualified ecologist and agreed in writing by the Local Planning Authority. REASON: To confirm that active nests are absent immediately prior to the start of works. |
| 12 | (12) Bird boxes will be erected within the retained trees within and around the margins of the site. Nest boxes will be erected prior to the start of development works and will include two different types: ·Open fronted boxes, suitable for species such as Robin and Spotted Flycatcher ·A range of ‘hole’ boxes (of varying sizes) suitable for a range of common species such as Blue and Great Tits. REASON: To compensate for loss of nesting habitat within the site. |
| 13 | (13) Where trees identified as having moderate risk of supporting roosting bats, are to be felled, works will be undertaken as per the method statement in Appendix 3 Bats and Trees of the report entitled An Extended Phase 1 and Protected Species Survey of Mannion Park, Middlesbrough. REASON: To minimise the risk to bats that may be roosting. |
| 14 | (14) Before development is first carried out, a badger checking survey shall be carried out to confirm the absence of setts from the site. REASON: To check for the presence of badgers. |
| 15 | (15) 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 within the site. |
| 16 | (16) 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. |
| 17 | (17) Prior to commencement of development works on the site, details of improvements to the proposals junction with the A1085 shall be submitted to and approved in writing by the local planning authority. The proposed works shall be subject to a Stage 1 & 2 Road Safety Audit. The Audit shall be carried out in accordance with DMRB HD 19/03 and shall be submitted to and approved in writing by the Local Planning Authority. The improvements shall be as illustrated in principle on SAJ Transport Consultant’s Figures 39 included in the Mannion Park Transport Assessment Addendum (JN0246-REP-004.0 dated January 2009). REASON: In the interests of reducing the traffic impact of the development. |
| 18 | (18) Prior to commencement of development works on the site, the required improvements to the A1085 (as set out in the above condition) shall be completed to the satisfaction of the Local Planning Authority. The proposed works shall be subject to a Stage 3 (completion of construction) Road Safety Audit. The Audit shall be carried out in accordance with DMRB HD 19/03 and shall be 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 A1085 and its junctions. |
| 19 | (19) Before the development commences, details shall be submitted and approved in writing of proposals to provide contractor car parking and a materials storage compound within the site boundary for the duration of the works. REASON: In the interests of highway safety. |
| 20 | (20) 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. REASON: In the interests of highway safety. |
| 21 | (21) Before the development commences, details shall be submitted and approved in writing of a traffic management plan for the construction phase of the works. Details are also to be included of the site access and materials delivery routes. REASON: In the interests of highway safety. |
| 22 | (22) All vehicular parking areas are to be bound, (the use of permeable surfacing is recommended), surfaced and sustainably drained to the satisfaction of the Local Planning Authority. The fall of the new driveways should not discharge any water onto the adjacent adopted highway, but drain within the curtilage. REASON: To ensure a satisfactory form of development. |
| 23 | (23) Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with an agreed schedule and the approved details before the development is completed. The scheme shall also include details of how the drainage system shall be maintained and managed after completion. REASON: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity, and ensure future maintenance of the surface water drainage system. |
| 24 | (24) The development hereby approved shall implement the measures and monitoring strategy as set out in the Interim Employment Travel Plan (JN0246-REP-0003.1 dated March 2009) and the Residential Travel Plan (JN0246-REP-0002.1 dated March 2009) both prepared by SAJ Transport Consultants. REASON: To ensure that the Travel Plan targets are being met. |
| 25 | (25) Prior to commencement of development works on the site, details of improvements to the A1053/A1085, A1053/A174 and A66/A1053 shall be submitted to and approved in writing by the Local Planning Authority, following consultation with the Highways Agency. The proposed works shall be subject to a Stage 2 (detailed design) Road Safety Audit. The Audit shall be carried out in accordance with DMRB HD19/03 and shall be submitted to and approved in writing by the Local Planning Authority, following consultation with the Highways Agency. If both the Northern Gateway Container Terminal and South Tees Eco Park developments are in place or if just the Northern Gateway Terminal is in place (see planning references below), the improvements shall be as illustrated in principle on SAJ Transport Consultant’s Figures 33, 35 and 37 included in the Mannion Park Transport Assessment (JN0246-REP-0001.0 dated January 2009). If the Northern Gateway Container Terminal is not in place, the improvements to the A1053/A1085 and A1053/A174 shall be as conditioned for the Northern Gateway Container Terminal development. Planning application references: R/2006/0443/OO Northern Gateway Container Terminal R/2007/1135/FFM Project Sun R/2007/0994/FFM South Tees Eco Park R/2007/0995/OOM South Tees Eco Park REASON: In the interests of highway safety. |
| 26 | (26) Prior to commencement of development works on the site, the required improvements to the A1053/A174 and A66/A1053 (as set out in Condition 24) shall be completed to the satisfaction of the Local Planning Authority, in consultation with the Highways Agency. The proposed works shall be subject to a Stage 3 (completion of construction) Road Safety Audit. The Audit shall be carried out in accordance with DMRB HD19/03 and shall be submitted to and approved in writing by the Local Planning Authority, following consultation with the Highways Agency. REASON: In the interests of highway safety. |
| 27 | (27) Stage 4 (monitoring) Road Safety Audits shall be carried out using 12 months and 36 months of accident data from the time the improvements works (as set out in Conditions 2 and 3) become operational. The Audits shall be carried out in accordance with DMRB HD19/03 and shall be submitted to and approved in writing by the Local Planning Authority and Highways Agency, following consultation with the Highways Agency. REASON: In the interests of highway safety. |
| 28 | (28) The dwellings hereby approved shall be designed to meet a minimum of Level 3 of the Code for Sustainable Homes or equivalent. REASON: In the interests of sustainability. |
| 29 | (29) The dwellings hereby approved shall be designed in accordance with the Lifetime Homes standard or equivalent. REASON: In the interests of the future occupants of the dwellings. |
| 30 | (30) The Business units shall be designed to achieve a minimum BREEAM rating of 'very good' or equivalent. REASON: In the interests of sustainability. |
| 31 | (31) Unless otherwise agreed with the Local Planning Authority, construction work at the site shall only take place between the hours of 0800 and 1800 (Monday to Friday); 0800 and 1300 Saturdays; and at no time on Sundays or Bank Holidays. Any deliveries or collections shall also be within the stated hours. REASON: In the interests of residential amenity. |
| 32 | REASON FOR DECISION: The site is outside the limits to development and within a green wedge as identified in the Council's adopted Local Development Plan. However, it is considered that there are exceptional circumstances which justify the loss of part of the green wedge and development in this location, including the creation of additional jobs; the provision of high quality office and light industrial space and additional houses. The area suffers high levels of deprivation and it is considered that the inward investment associated with the proposed development would trigger wider regeneration benefits. There are no objections from a highways point of view and the site is not within a designated flood risk area. |
| 33 | NOTE: The following development plan policies were relevant to this decision:- Local Development Framework Policies - CS1, CS2, CS3, CS8, CS13, CS14, CS15, CS17, CS19, CS20, CS23, CS24, CS26, CS27, CS28, DP1, DP2, DP3, DP4, DP5, DP6, DP7 and DP13. |
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| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| COAST AND COUNTRY HOUSING 14 ENNIS SQUARE DORMANSTOWN REDCAR TS10 5JR | 24/02/2009 | - | 17/03/2009 |
| 37 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 12 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 21 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 19 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 23 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 17 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 14 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 25 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 20 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 31 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 27 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 28 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 22 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 29 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JP | 24/02/2009 | - | 17/03/2009 |
| 1 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 80 BROADWAY GRANGETOWN MIDDLESBROUGH TS6 7HT | 24/02/2009 | - | 17/03/2009 |
| 3 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 30 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 51 EVERSHAM ROAD GRANGETOWN MIDDLESBROUGH TS6 7ER | 24/02/2009 | - | 17/03/2009 |
| 5 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 33 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 35 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 11 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 9 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 35 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 7 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 16 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 24 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 18 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 32 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 15 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 26 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| 13 ST. DAVIDS ROAD GRANGETOWN MIDDLESBROUGH TS6 7JW | 24/02/2009 | - | 17/03/2009 |
| 34 CRESSWELL ROAD GRANGETOWN MIDDLESBROUGH TS6 7EW | 24/02/2009 | - | 17/03/2009 |
| SEMBCORP UTILITIES UK LTD PO BOX 1985 WILTON INTERNATIONAL WILTON TS90 8WS | 24/02/2009 | - | 17/03/2009 |
| TEESSIDE POWERSTATION WILTON SITE GREYSTONE ROAD GRANGETOWN TS6 8JF | 24/02/2009 | - | 17/03/2009 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| B | DEPARTURE | 06/03/2009 | 27/03/2009 |