Location
LAND NORTH OF MIDDLESBROUGH ROAD
GUISBOROUGH
Proposal
OUTLINE APPLICATION FOR RESIDENTIAL DEVELOPMENT INCLUDING ROADS AND LANDSCAPING
Application Type
Outline Application Major
Status
Approved
Parish(es)
Guisborough CP
Applicant
TRUSTEES OF THE HEIRS FUND
Applicant's Address
Agent
NATHANIEL LICHFIELD & PARTNERS
Agent's Address
GENERATOR STUDIOS
TRAFALGAR ST
NEWCASTLE UPON TYNE
NE1 2LA
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
18/06/2012
Weekly List Expiry Date
19/06/2012
Date Received
06/06/2012
Date Valid
08/06/2012
Expiry
07/09/2012
Consultation Expiry
27/07/2012
associated_bldreg
R/2014/0202/PA
Decision
GRANT OUTLINE CONSENT
Decision Date
11/02/2013
Decision Level
Delegated
| # | Condition Details |
|---|---|
| 1 | Details of the 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. |
| 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 | The development hereby permitted shall be carried out in accordance with the following approved plans: 012107_SK003 REV B Framework Plan and the design principles set out in Section 4 of the Design and Access Statement including the house type parameters plans at Paragraph 4.16 4.3 received by the Local Planning Authority on 3 June 2012. REASON: For the avoidance of doubt |
| 4 | The landscaping scheme submitted pursuant to Condition 1 above shall include size, type and species of plant and indicate the proposed layout and surfacing of all open areas and shall incorporate opportunities for biodiversity enhancement and habitat protection. 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 | 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. |
| 6 | The dwelling(s) 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. |
| 7 | 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 and residential amenity. |
| 8 | 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 (c) 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 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. |
| 9 | Prior to the commencement of development a construction traffic management plan 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 construction traffic management plan unless first agreed in writing with the Local Planning Authority. REASON: In the interest of highways safety. |
| 10 | 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. |
| 11 | A surface water and foul drainage scheme shall be submitted to the Local Planning Authority for approval in writing and shall be approved prior to the works progressing beyond "setting out". The approved details shall be implemented in their entirety and thereafter be maintained. REASON: To ensure satisfactory drainage at this site. |
| 12 | The development sites junction with the existing highway achieves minimum sight lines of 2.4m x 70m. The area enclosed by this splay should either be under the applicants control or adopted highway. There should be no obstructions greater than 600mm within this area and any vegetation should be maintained at this height. REASON: In the interests of highway safety. |
| 13 | No dwelling shall be occupied until the parking spaces associated with it are available for use. REASON: In the interests of highway safety. |
| 14 | 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. |
| 15 | Details of materials to be used for all hard surfaces (the use of porous materials is recommended) 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. |
| 16 | The fall of any new driveway should not discharge water onto the adjacent adopted highway but drain within curtilage. REASON: To ensure satisfactory drainage. |
| 17 | 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. |
| 18 | All temporary and permanent lighting provided to the proposed development shall be arranged so as not to shine directly towards any dwelling and shall be shielded to prevent light spillage onto wildlife corridors and/or beyond the boundary of the development. REASON: In the interests of residential amenity |
| 19 | The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) by Weetwood of May 2012 and the following mitigation measures detailed within the FRA: 1. Limiting the surface water run-off generated by the site to the equivalent or better than greenfield run off rate as highlighted within the FRA at 5.4.1 so that it will not increase the risk of flooding off-site. 2. Finished floor levels are set at a minimum of 150mm above existing ground levels. The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme. REASONS: 1. To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site. 2. To reduce the risk of flooding to the proposed development and future occupants. |
| 20 | No development shall take place until a scheme for the provision and management of a 5 metre wide buffer zone alongside the watercourse has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme and thereafter be maintained. The buffer zone scheme shall be free from built development including lighting, domestic gardens and formal landscaping. The scheme shall include: • plans showing the extent and layout of the buffer zone • details of any proposed planting scheme (for example, native species) • details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term including adequate financial provision and named body responsible for management plus production of detailed management plan • details of any proposed footpaths, fencing, lighting etc. REASON: Development that encroaches on watercourses has a potentially severe impact on their ecological value. Land alongside watercourses is particularly valuable for wildlife and it is essential this is protected. |
| 21 | Dust suppression measures shall be implemented for the duration of the construction period in accordance with a scheme that has first been submitted to and approved in writing by the Local Planning Authority. REASON: In the interests of amenity. |
| 22 | 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. |
| 23 | A bird nesting check shall be undertaken prior to any vegetation clearance where this is scheduled during the bird breeding season (March to August inclusive). REASON: For the protection of nesting birds. |
| 24 | No trees or hedges other than those identified for removal on an approved layout plan shall be lopped topped or removed without the prior written approval of the Local Planning Authority. REASON: In the interests of the long term presence of tree and hedges at this site. |
| 25 | Prior to the occupation of the last dwelling at this development an art feature shall have been installed in accordance with details that have first been submitted to the Local Planning Authority for approval in writing. The approved scheme shall be implemented in its entirety and thereafter maintained. REASON: To secure an art feature at this site in accordance with Policy DP5 of the Redcar and Cleveland Local Development Framework. |
| 26 | The reserved matters submission shall include plans that clearly show existing and proposed levels together with finished floor levels. REASON: In the interests of the appearance of the development and residential amenity. |
| 27 | Informative Note: The Highway Authority will not allow commencement on site without either a Section 219/220 Notice (Highways Act 1980) or a Section 38 Agreement (Highways Act 1980) being in place. |
| 28 | Informative Note: The Highway Authority, in house design team, will undertake highway design required as part of the S278 Agreement, unless resources determine otherwise. Early consultation is recommended with Andy Mollon (Engineering Manager) 01287 612581. |
| 29 | Informative Note: At no point should the adopted highway be blocked up with out the prior consent of the Councils Highways Maintenance section. |
| 30 | Informative Note: The applicant is to contact the Council’s Naming & Numbering Officer Helen Oakes, on 01287 612536, to make arrangements for the correct postal address for the development prior to commencement of any works. |
| 31 | Informative Note: Surface water discharges from this site should be flow regulated so as not to exacerbate flooding problems elsewhere in the catchment. Therefore an appropriate surface water regulation system should be submitted to and approved by the LPA before development commences, and implemented prior to the development being brought into use. The discharge should be regulated to the existing run off from a 1 in 1 year storm, with sufficient storage within the system to accommodate at least 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 drains or watercourses. (The principles set out in the current FRA with respect to attenuation and proposed connections to the existing network need to be formally agreed and approvals sought from EA and NWLtd). |
| 32 | Informative Note: The applicant is reminded that it is the responsibility of anybody carrying out building work to ensure mud, debris or deleterious material is not deposited from the site onto the public highway and, if it is, it shall be cleared by that person. |
| 33 | Informative Note: For a garage to count towards the in curtilage parking provision it should have minimum internal dimensions of 6m long by 3m wide. Driveways to serve the garage should be a minimum of 6m long with an up over type garage door or 5.5m long with a roller shutter garage door. |
| 34 | Informative Note: Note the minimum centre line radius should be 10m. |
| 35 | Informative Note: Car parking shall be provided on the following basis; 2 and 3 bedroom houses – 2 spaces, 4 bedrooms and above 3 car parking spaces. |
| 36 | Informative Note: No burning of any waste material should take place on site. |
| 37 | Informative Note: The developer should address risks to controlled waters from contamination at the site, following the requirements of the National Planning Policy Framework and the Environment Agency 'Guiding Principles for Land Contamination'. |
| 38 | REASON FOR DECISION: It is considered that the development due to its location and noting its identification as a potential housing site in the Communities DPD Preferred Options of March 2009 that the site is suitable for residential development. The development due to its location and relationship with the existing urban environment would be unlikely to create conditions prejudicial to the character and appearance, residential amenity, highway safety or crime prevention. It is considered therefore that this development meets the aims of both national planning policy and the adopted development plan. Taking into account the findings of the Extended Phase 1 and Protected Species Survey and the mitigation proposed it is considered that the development would be unlikely to impact significantly on protected species and meets the aims of both national planning policy and the adopted development plan. |
| 39 | Co-operative 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. . |
| 40 | NOTE: The following development plan policies were relevant to this decision:- Local Development Framework Policy CS1, CS2, CS7, CS13, CS14, CS15, CS17, CS20, CS22, CS24, DP1, DP2, DP3, DP4, DP5; Saved Local Plan Policies IND3 and H9; Urban Design Guidelines Supplementary Planning Document; Design of Residential Areas Supplementary Planning Document; Affordable Housing Supplementary Planning Document. |
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| Select all | Size | Date uploaded | |
|---|---|---|---|
| Application Form | |||
| Application Form | 237 kb | 06/06/2012 | |
| Decision | |||
| Decision Notice | 68 kb | 12/02/2013 | |
| Location Plan | |||
| Location Plan | 289 kb | 06/06/2012 | |
| Plans | |||
| Indicative Layout SUPERCEDED | 2242 kb | 06/06/2012 | |
| Site Plan SUPERCEDED | 1354 kb | 06/06/2012 | |
| Illustrative Layout SUPERCEDED | 436 kb | 14/08/2012 | |
| As Proposed Framework Plan | 432 kb | 04/09/2012 | |
| Illustrative Masterplan | 921 kb | 04/09/2012 | |
| Supporting Documentation | |||
| Flood Risk Assessment | 1841 kb | 06/06/2012 | |
| Energy Statement | 894 kb | 06/06/2012 | |
| Statement of Community Involvement | 667 kb | 06/06/2012 | |
| Summary Document | 220 kb | 06/06/2012 | |
| Tree survey | 637 kb | 06/06/2012 | |
| Tree survey | 2113 kb | 06/06/2012 | |
| Planning statement | 339 kb | 06/06/2012 | |
| Preliminary Ground Investigation Report | 165 kb | 06/06/2012 | |
| Road Safety Audit | 652 kb | 06/06/2012 | |
| Design and Access Statement | 2793 kb | 06/06/2012 | |
| Biodiversity Survey and Report | 440 kb | 06/06/2012 | |
| Ground Investigation Report Appendices | 4297 kb | 09/07/2012 | |
| Land Contamination Assessment | 18688 kb | 10/07/2012 | |
| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Aboricultural Officer | 18/06/2012 | - |
| Commercial Investment (Regen) | 18/06/2012 | - |
| Councillor G Jeffery (HUTTON) | 18/06/2012 | - |
| Councillor P Spencer (HUTTON) | 18/06/2012 | - |
| Councillor V Halton (HUTTON) | 18/06/2012 | - |
| Engineering Team | 04/07/2012 | - |
| Engineering Team (Highways) | 15/08/2012 | - |
| Engineering Team (Highways) | 18/06/2012 | - |
| Environment Agency | 18/06/2012 | - |
| Environmental Protection - M Gent | 12/07/2012 | - |
| Environmental Protection Team | 18/06/2012 | - |
| Guisborough Town Council | 18/06/2012 | - |
| Housing Area Services | 18/06/2012 | - |
| Neighbourhood - Guisborough | 18/06/2012 | - |
| Northumbrian Water Ltd | 18/06/2012 | - |
| Strategic Planning Team (Policy) | 18/06/2012 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| silvergates, Middlesbrough road, Guisborough. TS14 8HY | - | - | - |
| CROSSWAYS MIDDLESBROUGH ROAD GUISBOROUGH TS14 8HY | 18/06/2012 | - | 09/07/2012 |
| GREYSTONES MIDDLESBROUGH ROAD GUISBOROUGH TS14 8HY | 18/06/2012 | - | 09/07/2012 |
| MANESTY MIDDLESBROUGH ROAD GUISBOROUGH TS14 8HY | 18/06/2012 | - | 09/07/2012 |
| SILVERGATES MIDDLESBROUGH ROAD GUISBOROUGH TS14 8HY | 18/06/2012 | - | 09/07/2012 |
| SOURABAYA MIDDLESBROUGH ROAD GUISBOROUGH TS14 8HY | 18/06/2012 | - | 09/07/2012 |
| ST COLUMBS MIDDLESBROUGH ROAD GUISBOROUGH TS14 8HY | 18/06/2012 | - | 09/07/2012 |
| TARA MIDDLESBROUGH ROAD GUISBOROUGH TS14 8HY | 18/06/2012 | - | 09/07/2012 |
| THE WILLOWS MIDDLESBROUGH ROAD GUISBOROUGH TS14 8HY | 18/06/2012 | - | 09/07/2012 |
| 9 ROSEBERRY MOUNT GUISBOROUGH TS14 6RU | 18/06/2012 | - | 09/07/2012 |
| 7 ROSEBERRY MOUNT GUISBOROUGH TS14 6RU | 18/06/2012 | - | 09/07/2012 |
| 3 ROSEBERRY MOUNT GUISBOROUGH TS14 6RU | 18/06/2012 | - | 09/07/2012 |
| 5 ROSEBERRY MOUNT GUISBOROUGH TS14 6RU | 18/06/2012 | - | 09/07/2012 |
| 11 ROSEBERRY MOUNT GUISBOROUGH TS14 6RU | 18/06/2012 | - | 09/07/2012 |
| 14 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 15 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 16 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 17 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 18 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 19 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 20 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 21 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 22 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| MANDERLAY MIDDLESBROUGH ROAD GUISBOROUGH TS14 8HY | 18/06/2012 | - | 09/07/2012 |
| NEW DWELLING SOURABAY MIDDLESBOROUGH ROAD GUISBOROUGH | 18/06/2012 | - | 09/07/2012 |
| WEST END MANORS THE COPSE GUISBOROUGH | 18/06/2012 | - | 09/07/2012 |
| 1 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 2 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 3 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 4 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 5 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 6 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 7 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 8 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 9 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 10 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 11 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 12 WEST END MANORS THE COPSE GUISBOROUGH TS14 6BF | 18/06/2012 | - | 09/07/2012 |
| 40 WHINCHAT TAIL GUISBOROUGH TS14 8PW | 18/06/2012 | - | 09/07/2012 |
| 41 WHINCHAT TAIL GUISBOROUGH TS14 8PW | 18/06/2012 | - | 09/07/2012 |
| GUISBOROUGH MANOR THE TRIANGLE GUISBOROUGH TS14 6QU | 18/06/2012 | - | 09/07/2012 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| B | ARTICLE 15 | 06/07/2012 | 27/07/2012 |