Location
SPENCERBECK FARM, NORMANBY ROAD, ORMESBY, TS7 9NS
Proposal
DEMOLITION OF EXISTING BUILDINGS AND ERECTION OF 41 DWELLINGHOUSES WITH ASSOCIATED ROADS AND CAR PARKING AND CREATION OF NEW VEHICULAR AND PEDESTRIAN ACCESSES
Application Type
Major Application
Status
Approved
Parish(es)
Applicant
MR R ROBERTS
Applicant's Address
SPENCERBECK FARM
NORMANBY ROAD
ORMESBY
MIDDLESBROUGH
TS7 9NS
Agent
CHRISTOPHER BRUMMITT ARCHITECT
Agent's Address
MEADOWFIELD
PONTELAND
NEWCASTLE-UPON-TYNE
NE20 9SD
Agent's work phone
Agent's email
Case Officer
Mr R Duckworth
Case Officer Telephone
Case Officer Email
Robert_Duckworth@redcar-cleveland.gov.uk
Consultation Start
02/11/2011
Weekly List Expiry Date
-
Date Received
16/08/2011
Date Valid
27/10/2011
Expiry
26/01/2012
Consultation Expiry
07/09/2012
associated_bldreg
-
Decision
GRANT PLANNING PERMISSION
Decision Date
15/05/2013
Decision Level
Delegated
| # | Condition Details |
|---|---|
| 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 | The development hereby permitted shall be carried out in accordance with the following approved plans: '879/PL/0010/Rev E Site Plan: New Concept Layout' received by the Local Planning Authority on 28th February, 2013. '879/PL/017 Roof Plans' received by the Local Planning Authority on 13th September, 2011. '879/PL/012 Type G' received by the Local Planning Authority on 24th August, 2011. '220/106 Boundary Enclosure Details' '879/PL/004 Rev A Type A' '879/PL/003 Rev A Type B' '879/PL/002 Rev A Type C' '879/PL/006 Rev A Type D' '879/PL/009 Rev A Type E' '879/PL/0010 Type F' '879/PL/013 Type H' received by the Local Planning Authority on 16th August, 2011. REASON: To accord with the terms of the planning application. |
| 3 | The working hours for all construction activities 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. |
| 4 | 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 compliance with parts (a) to (c). 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, • archaeological 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. |
| 5 | 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 highway safety. |
| 6 | 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. |
| 7 | Prior to first occupation of the building, the loading, unloading, turning space and parking spaces shall be provided in accordance with the scheme as shown on drawing no. 879/PL/009 Rev H and shall be retained for parking purposes. REASON: To ensure that there is adequate on-site parking provision to serve the development. |
| 8 | There shall be no obstructions greater than 600mm within the area of visibility upon exit from the development site of 4.5m by 45m and all vegetation in this area should be maintained at this height or lower. REASON: In the interest of highway safety. |
| 9 | Swept Paths showing turning manoeuvres for all vehicles throughout development shall be submitted and agreed in writing by the Local Planning Authority. REASON: In the interests of Highway Safety. |
| 10 | Full highway construction details shall be submitted and agreed in writing by the Local Planning Authority. REASON: To ensure the development is built in accordance with Redcar and Cleveland Design Guide and Specification and hence to adoptable standards. |
| 11 | The whole development shall be subject to a Stage 1, 2 and 3 Road Safety Audit. The audits shall be carried out in accordance with DMRB HD19/03 and shall be submitted and approved in writing by the Local Planning Authority. REASON: In the interests of Highway Safety. |
| 12 | Prior to the commencement of development details of a surface water drainage scheme for the site, based on sustainable drainage principles and as assessment of the hydrological and hydrogeological context of the development, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall ensure that surface water from the parking and hardstanding areas will pass through oil interceptors prior to discharge and also include details on how the system shall be maintained and managed for the design life of the development. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. 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. |
| 13 | Prior to commencement of any approved works hereby approved including any demolition or site clearance a Site Waste Management Plan shall be submitted and approved in writing by the Local Planning Authority. REASON: In the interests of environmental protection. |
| 14 | The dwellings hereby approved shall achieve a Code Level 3 in accordance with the requirements of the Code for Sustainable Homes: Technical Guide. No dwelling shall be occupied until a Final Code Certificate has been issued for it certifying that Code Level 3 has been achieved. REASON: In order to achieve a sustainable development. |
| 15 | 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. |
| 16 | An artistic element equivalent to 1% of the total development cost shall be provided as an integral part of the scheme; details shall be submitted and agreed in writing by the Local Planning Authority. REASON: In the interests of streetscene. |
| 17 | Details of the street lighting to be used in the carrying out of this permission and a street light design 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. These details must be in accordance with Redcar & Cleveland's Design Guide and Specification REASON: In the interests of highway safety. |
| 18 | All temporary or permanent external lighting shall be installed in a manner that prevents light pollution beyond the boundary of the site. REASON: In the interests of residential amenity |
| 19 | 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. |
| 20 | Details of materials to be used for all hard surfaces shall be submitted to, and approved in writing by the Local Planning Authority, prior to the commencement of the development and the development shall not be carried out except in accordance with the approved details. REASON: To ensure the use of satisfactory materials. |
| 21 | 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. |
| 22 | 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 ten 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. |
| 23 | The bat mitigation measures as detailed in the approved Bat Survey received 3rd July, 2012 shall be implemented in accordance with any specified time table and completed in full prior to the substantial completion, or the first bringing into use of the development hereby approved, whichever is the sooner. The development shall subsequently be implemented entirely in accordance with the approved details. Thereafter, unless otherwise agreed in writing by the local planning authority, the mitigation measures shall be permanently maintained and retained in accordance with the approved details. REASON: In the interest of bat protection. |
| 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. REASON: As the building is of historic significance the specified record is required to mitigate the impact. |
| 25 | Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order, 1995, (or any Order revoking or re-enacting that Order) no enlargement of the dwelling(s) the subject of this permission shall be carried out without the express consent of the Local Planning Authority. REASON: To safeguard the character and appearance of the development. |
| 26 | Notwithstanding the provisions of the Town and Country Planning General Development Order, 1995 (or any Order revoking or re-enacting that Order), no fences, gates, walls of any other means of enclosure shall be erected within the curtilage of any dwellinghouse, without the prior written consent of the Local Planning Authority. REASON: To safeguard the character and appearance of the development. |
| 27 | Notwithstanding the provisions of the Town and Country Planning General Development Order, 1995 (or any Order revoking or re-enacting that Order), no detached buildings shall be erected within the curtilage of the dwelling(s) the subject of this permission, without the express consent of the Local Planning Authority. REASON: To safeguard the character and appearance of the development. |
| 28 | REASON FOR DECISION: The application seeks to develop the application site for new housing. The proposal is outside development limits and is a departure from policy but the departure is justified in this case and the development of the site would not be so prejudicial to development plan policies to merit a refusal of planning permission. The general layout of the scheme is considered acceptable. The impacts of the development are considered acceptable. The proposal is considered to comply with the NPPF and the Council's adopted Local Development Framework Development Plan Documents and supporting guidance. |
| 29 | COOPERATIVE WORKING STATEMENT: The Local Planning Authority consider that the application as originally submitted did not meet with the local policies and guidance. Following discussions with the applicant / agent a satisfactory scheme has been negotiated. |
| 30 | INFORMATIVE: Please be aware that either a Section 219/220 Notice (Highways Act 1980) or Section 38 Agreement (Highways Act 1980) must be in place prior to the commencement of any works on site. |
| 31 | INFORMATIVE: The applicant is to contact the Council’s Naming and Numbering Officer on 01287 61 2537 to make arrangements for the correct postal addresses for the development. |
| 32 | NOTE: The following development plan policies were relevant to this decision:- Local Development Framework Policies - CS1, CS2, CS3, CS15, CS16, CS17, CS20, CS22, CS23, DP1, DP2, DP3, DP4, DP5, DP7, DP11, DP15. Other Policy Documents:- Design of Residential Areas SPD, Urban Design Guidelins SPD and Affordable Housing SPD. |
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| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Natural England | 04/07/2012 | - |
| Planning and Regeneration Programme | 10/08/2012 | - |
| Strategic Planning Team (Policy) | 10/08/2012 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| 21 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NU | 02/11/2011 | - | 23/11/2011 |
| 17 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NU | 02/11/2011 | - | 23/11/2011 |
| 13 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NU | 02/11/2011 | - | 23/11/2011 |
| 9 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NU | 02/11/2011 | - | 23/11/2011 |
| 5 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NU | 02/11/2011 | - | 23/11/2011 |
| 1 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NU | 02/11/2011 | - | 23/11/2011 |
| 19 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NU | 02/11/2011 | - | 23/11/2011 |
| 15 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NU | 02/11/2011 | - | 23/11/2011 |
| 11 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NU | 02/11/2011 | - | 23/11/2011 |
| 4 ROBERTS COURT NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 5 ROBERTS COURT NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 1 ROBERTS COURT NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 2 ROBERTS COURT NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 5 SPENCERBECK FARM COTTAGES NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 1A SPENCERBECK COTTAGE FLATS NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 1B SPENCERBECK COTTAGE FLATS NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 1 ROBERTS ROW NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 2 SPENCERBECK FARM COTTAGES NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 3 SPENCERBECK FARM COTTAGES NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 4 SPENCERBECK FARM COTTAGES NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 6 ROBERTS ROW NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 7 ROBERTS ROW NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 2 ROBERTS ROW NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 3 ROBERTS ROW NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 4 ROBERTS ROW NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 5 ROBERTS ROW NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 1C SPENCERBECK COTTAGE FLATS NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 1D SPENCERBECK COTTAGE FLATS NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 1 SPENCERBECK FARM COTTAGES NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 7 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NU | 02/11/2011 | - | 23/11/2011 |
| 3 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NU | 02/11/2011 | - | 23/11/2011 |
| 6 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 4 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 2 NORMANBY ROAD ORMESBY MIDDLESBROUGH TS7 9NS | 02/11/2011 | - | 23/11/2011 |
| 26 CRICKET LANE NORMANBY MIDDLESBROUGH TS6 0HR | 02/11/2011 | - | 23/11/2011 |
| 28 CRICKET LANE NORMANBY MIDDLESBROUGH TS6 0HR | 02/11/2011 | - | 23/11/2011 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| B | ARTICLE 15 | 11/11/2011 | 02/12/2011 |
| B | DEPARTURE | 17/08/2012 | 07/09/2012 |