Location
28-29 ESPLANADE, REDCAR, TS10 3AE
Proposal
DEMOLITION OF EXISTING DERELICT BUILDINGS AND CREATION OF 4/5 STOREY COMMERCIAL BUILDING (CREATIVE INDUSTRIES CENTRE)
Application Type
Regulation 3 Major
Status
Approved
Parish(es)
Applicant
REDCAR & CLEVELAND BOROUGH COUNCIL
Applicant's Address
REDCAR & CLEVELAND HOUSE
KIRKLEATHAM STREET
REDCAR
TS101YA
Agent
XSITE ARCHITECTURE LLP
Agent's Address
FOUNDRY LANE STUDIOS
FOUNDRY LANE
NEWCASTLE UPON TYNE
NE6 1LH
Agent's work phone
Agent's email
Case Officer
Miss J Horne
Case Officer Telephone
Case Officer Email
Janet.Horne@redcar-cleveland.gov.uk
Consultation Start
18/06/2010
Weekly List Expiry Date
-
Date Received
07/06/2010
Date Valid
14/06/2010
Expiry
13/09/2010
Consultation Expiry
13/09/2010
associated_bldreg
-
Decision
DEEMED CONSENT GRANTED
Decision Date
18/08/2010
Decision Level
Committee
Committee Date
18/08/2010
| # | Condition Details |
|---|---|
| 1 | (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. |
| 2 | (2) Details of the external materials and hard surfaces 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. |
| 3 | (3) The development hereby approved shall be built in accordance with the amended plan(s) and additional details received by the Local Planning Authority on 19 July 2010, 28 July 2010, 30 July 2010 that show revisions to the finished floor level, confirming opening hours and the use of An Air Source Heat Pump unless first agreed in writing with the Local Planning Authority. REASON: For the avoidance of doubt. |
| 4 | (4) Prior to the commencement of development, details shall be submitted to and agreed in writing by the Local Planning Authority, of proposals to provide contractors car parking and material storage within the site. The details approved shall be retained for use until completion of the development unless first agreed in writing with the Local Planning Authority. REASON: In the interest of highways safety. |
| 5 | (5) No development shall take place until the applicant, their agents or successors in title has secured the implementation of a programme of building recording and analysis in accordance with a written of investigation that has first been submitted to the Local Planning Authority for approval in writing in consultation with Tees Archaeology and the Theatres Trust. REASON: The specified record is required as the building is of historic significance. |
| 6 | (6) No demolition within the site shall be undertaken until the developer has agreed a list of items to be salvaged including plaster work, technical and electrical installations, fixtures and projection equipment. The list together with details of a suitable statutory body found to receive the items from the developer shall be submitted to the Local Planning Authority for approval in writing following consultation with the Theatres Trust. The salvaged materials shall be dealt with in accordance with the approval unless otherwise first agreed in writing. REASON: To ensure salvaged materials are retained for re-use, public benefit or for display. |
| 7 | (7) No groundworks shall be undertaken until the applicant or their agents or successors in title have completed the implementation of a phased programme of archaeological work in accordance with a written scheme of investigation submitted to the Local Planning Authority for approval in writing. REASON: The site is of archaeological interest. |
| 8 | (8) The development hereby approved shall be carried out in accordance with the Redcar Creative Industries Hub Flood Risk assessment (FRA) Reference 1000504 dated 28 July 2010 and specifically the following mitigation measures detailed within the FRA: 1. Identification and provision of a safe route or routes into and out of the site to an appropriate safe haven. 2. Finished floor levels set no lower than 6 metres above Ordnance Datum (AOD). The details in 7.1 above shall be submitted to the Local Planning Authority for approval in writing before any part of the development is occupied. The approved details shall be implemented and thereafter be maintained for the lifetime of the development. REASON: To ensure safe access and egress to and from the site and reduce the impact of flooding on the development. |
| 9 | (9) The mitigation measures outlined in Section 5 of the Ecological Assessment Report of November 2009 shall be implemented in accordance with details that have first been submitted to the Local Planning Authority for approval in writing prior to the first occupation of any part of the building hereby approved. REASON: To support biodiversity. |
| 10 | (10) The working hours for all construction activities (including deliveries) on this site are limited to between 08:00 and 18:00 Mondays to Friday and 08:00 to 13:00 Saturdays and not at all on a Sunday or Bank Holidays. REASON: In the interest of neighbour amenity. |
| 11 | (11) Prior to the first occupation of the development boundary walls and fences shall have been erected in accordance with a scheme that has first been agreed in writing with the Local Planning Authority and shall thereafter be maintained. REASON: In the interests of visual amenity. |
| 12 | (12) Prior to first occupation of the building hereby approved details of a secure cycle store as indicated on the layout plan shall be submitted to, and approved in writing by the Local Planning Authority. The details approved shall thereafter be retained unless first agreed in writing with the Local Planning Authority. REASON: To ensure a satisfactory form of development. |
| 13 | (13) Prior to first occupation of the building hereby approved details of waste and recycling stores as indicated on the layout plan shall be submitted to, and approved in writing by the Local Planning Authority. The details approved shall thereafter be retained unless first agreed in writing with the Local Planning Authority. REASON: To ensure a satisfactory form of development. |
| 14 | (14) Prior to the commencement of development a scheme for preventing the deposition of mud/debris on the highway shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in its entirety and adhered to for the lifetime of the construction period. REASON: In the interests of highway safety. |
| 15 | (15). Prior to the first occupation of the building hereby approved a travel plan shall be submitted to and agreed in writing with the Local Planning Authority. The approved scheme shall be implemented in accordance with the details provided within the travel plan unless first agreed in writing with the Local Planning Authority. REASON: In the interest of sustainable transport. |
| 16 | (16) Prior to the commencement of development a traffic management plan (and this shall include pedestrian diversion routes) shall be submitted to and agreed in writing with the Local Planning Authority. The scheme hereby approved shall then be implemented in accordance with the details provided within the traffic management plan unless first agreed in writing with the Local Planning Authority. REASON: In the interest of highways safety. |
| 17 | (17) Unless otherwise agreed by the Local Planning Authority in writing, development other than that required to be carried out as part of an approved scheme of remediation must not commence until parts (a) to (e) have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition (e) has been complied with in relation to that contamination. (a) 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’. (b) 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. (c) 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. (d) 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 part (a) and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of part (b), 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. (e) 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 10 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. |
| 18 | (18) Prior to the commencement of any works to the highway full details of the scheme for those highway works shall have been submitted to the Local Planning Authority for approval in writing. The approved scheme shall be implemented in its entirety unless otherwise first agreed in writing. REASON: These details have not been submitted with the application. |
| 19 | (19) Prior to first occupation of the building hereby approved details of the smoking area as indicated on the layout plan shall be submitted to, and approved in writing by the Local Planning Authority. The details approved shall thereafter be retained unless first agreed in writing with the Local Planning Authority. REASON: To ensure a satisfactory form of development. |
| 20 | (20) The development shall be operated in accordance with the mix of uses and maxima of those uses outlined in the application dated 7 June 2010. REASON: In order to ensure the stated aims of the ‘Hub’ are achieved. |
| 21 | (21) Any installations of plant, machinery, or extract ventilation (including any fans), should be checked for potential levels of noise emanating from the premises before the development commences. Any noise emitted from the building should not contribute any 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 the interests of amenity. |
| 22 | (22) Any external lighting should be shielded to prevent light spillage beyond the boundary of the site. REASON: In the interests of amenity. |
| 23 | (23) Within six months of the building hereby approved is opened an artwork feature(s) shall be installed at the site in accordance with details that have first been submitted to the Local Planning Authority for approval in writing and shall thereafter be maintained unless otherwise first agreed in writing. REASON: To secure the provision of ‘art’ at this site in accordance with Policy DP3 of the Redcar and Cleveland Local Development Framework. |
| 24 | INFORMATIVES: The developer is advised to contact the Theatres Trust with regard to the recording and salvage of materials of the former Palace Theatre. The developer is advised to contact Northumbrian Water with regard to the diversion of its apparatus. At no point should the adopted highway be blocked up with out the prior consent of the Councils Highways Maintenance section. A joint condition survey should be undertaken by the applicant, their contractor and the Highway Authority of both Bath Street and Esplanade. The applicant is advised to contact the Council’s Naming and Numbering Officer, Sandra Beaty on 01287 612538 to make arrangements for the correct postal address for the development. The Asbestos Survey Report notes asbestos containing materials at the site. The developer should ensure these are appropriately removed. The developer is advised that there should be no burning of waste at this site. |
| 25 | NOTE: The following development plan policies were relevant to this decision:- Local Development Framework Policy CS5, CS18, CS20, CS24, CS25, CS26, DP2, DP3, DP5, DP6, DP7 and DP11. |
| 26 | REASON FOR DECISION: The site is within the town centre of Redcar and the proposed uses accord with the aims of current national and local planning policy guidance. The development is key to the wider regeneration of the Redcar seafront area creating a catalyst for creative industries development and associated jobs. The design, scale and massing of the building is considered to be acceptable and the development will not have an adverse impact on adjoining properties. The proposal would not cause damage to the SPA or RAMSAK sites. The application does not raise any issues in respect of crime prevention or highway safety. Little remains of the original theatre which would justify retention of the building. The development would enhance the viability and vitality of the town centre contributing to its diversity and improving the public realm. |
If you are unable to find the decision notice that relates to this planning application, please email planning_admin@redcar-cleveland.gov.uk and we will provide this document to you.
To view individual documents click on the file name for the required row and the document will open. To download a selection of individual documents, place a tick alongside each of the ones you wish to view and then click on the 'Download selected' button. To open the sub-tables, click the sub-heading for the group.
| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Condition Discharge - Janet Horne | 17/10/2012 | - |
| Condition Discharge - Peter Armstrong | 17/10/2012 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| FAO. JOHN CARTER | 15/07/2010 | - | 05/08/2010 |
| 10H HAZELGROVE PARK SALTBURN BY THE SEA TS12 1DE | 15/07/2010 | - | 05/08/2010 |
| FAO. DAVID COLLINS | 15/07/2010 | - | 05/08/2010 |
| - | 15/07/2010 | - | 05/08/2010 |
| FAO. DOROTHY WOOD | 15/07/2010 | - | 05/08/2010 |
| - | 15/07/2010 | - | 05/08/2010 |
| - | 15/07/2010 | - | 05/08/2010 |
| 2 WALNUT GROVE REDCAR | 15/07/2010 | - | 05/08/2010 |
| 35 COAST ROAD REDCAR TS10 3NN | 15/07/2010 | - | 05/08/2010 |
| - | 15/07/2010 | - | 05/08/2010 |
| FAO. MARIA PARKER | 15/07/2010 | - | 05/08/2010 |
| 11 CHANCE WAY CHURCH LANE ESTON TS6 9EA | 15/07/2010 | - | 05/08/2010 |
| LIFEBOAT STATION OPERATIONS MANAGER RNLI 45 KENSINGTON AVENUE NORMANBY TS6 0QQ | 23/06/2010 | - | 14/07/2010 |
| FAO. NATHAN DICKERSON Email failed | 15/07/2010 | - | 05/08/2010 |
| - | 15/07/2010 | - | 05/08/2010 |
| - | 15/07/2010 | - | 05/08/2010 |
| 1 WINDSOR ROAD REDCAR TS10 2ES | 15/07/2010 | - | 05/08/2010 |
| ROB.HENDERSON@GRHAD.CO.UK | 15/07/2010 | - | 05/08/2010 |
| 3 EGGLESTON ROAD REDCAR TS10 4JG | 15/07/2010 | - | 05/08/2010 |
| 10-11 BATH STREET REDCAR TS10 3AF | 22/06/2010 | - | 13/07/2010 |
| 18 BATH STREET REDCAR TS10 3AF | 22/06/2010 | - | 13/07/2010 |
| 22 ESPLANADE REDCAR TS10 3AE | 22/06/2010 | - | 13/07/2010 |
| 34-36 ESPLANADE REDCAR TS10 3AG | 22/06/2010 | - | 13/07/2010 |
| 31-32 ESPLANADE REDCAR TS10 3AE | 22/06/2010 | - | 13/07/2010 |
| 5 BATH STREET REDCAR TS10 3AF | 22/06/2010 | - | 13/07/2010 |
| 39-43 HIGH STREET REDCAR TS10 3DA | 22/06/2010 | - | 13/07/2010 |
| THE DECK NIGHTCLUB BATH STREET REDCAR TS10 3AF | 22/06/2010 | - | 13/07/2010 |
| 30-33 ESPLANADE REDCAR TS10 3AE | 22/06/2010 | - | 13/07/2010 |
| 6 BATH STREET REDCAR TS10 3AF | 22/06/2010 | - | 13/07/2010 |
| RUSSELLS FISH & CHIP RESTAURANT 17-18 BATH STREET REDCAR TS10 3AF | 22/06/2010 | - | 13/07/2010 |
| 4-5 BATH STREET REDCAR TS10 3AF | 22/06/2010 | - | 13/07/2010 |
| MARKS & SPENCER PLC 37 HIGH STREET REDCAR TS10 3BZ | 22/06/2010 | - | 13/07/2010 |
| 53 HIGH STREET REDCAR TS10 3BZ | 22/06/2010 | - | 13/07/2010 |
| 45 HIGH STREET REDCAR TS10 3BZ | 22/06/2010 | - | 13/07/2010 |
| 47 HIGH STREET REDCAR TS10 3BZ | 22/06/2010 | - | 13/07/2010 |
| SHOE ZONE 51 HIGH STREET REDCAR TS10 3BZ | 22/06/2010 | - | 13/07/2010 |
| 55 HIGH STREET REDCAR TS10 3BZ | 22/06/2010 | - | 13/07/2010 |
| 49 HIGH STREET REDCAR TS10 3BZ | 22/06/2010 | - | 13/07/2010 |
| FLAT 1 ABOVE ALLEYWAY BATH STREET REDCAR TS10 3AF | 22/06/2010 | - | 13/07/2010 |
| FLAT 2 20-21 BATH STREET REDCAR TS10 3AF | 22/06/2010 | - | 13/07/2010 |
| FLAT 31-32 ESPLANADE REDCAR TS10 3AE | 22/06/2010 | - | 13/07/2010 |
| 20-21 BATH STREET REDCAR TS10 3AF | 22/06/2010 | - | 13/07/2010 |
| - | 15/07/2010 | - | 05/08/2010 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| B | ARTICLE 15 | 18/06/2010 | 09/07/2010 |
| S | SITE NOTICE ONLY | 25/06/2010 | 16/07/2010 |