Location
FORMER CLIFFE GARAGE
200 HIGH STREET
REDCAR
TS10 3AW
Proposal
FOUR STOREY RESIDENTIAL CARE HOME (56 BEDROOMS); UNDERCROFT CAR PARKING AND NEW VEHICULAR AND PESESTRIAN ACCESS
Application Type
Major Application
Status
Approved
Parish(es)
Applicant
SANDSTONE DEVELOPMENTS (N.E.) LTD
Applicant's Address
WEST ACRES
DURHAM LANE
EAGLESCLIFFE
STOCKTON-ON-TEES
TS16 0PG
Agent
MARIO MINCHELLA LTD
Agent's Address
SWALLOW HOUSE
19 PARSONS ROAD
PARSONS IND. EST.
WASHINGTON
TYNE AND WEAR (MET COUNTY)
NE37 1EZ
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
01/11/2012
Weekly List Expiry Date
07/11/2012
Date Received
10/10/2012
Date Valid
24/10/2012
Expiry
23/01/2013
Consultation Expiry
30/11/2012
associated_bldreg
-
Decision
GRANT PLANNING PERMISSION
Decision Date
22/01/2013
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: 2747 A -10 Rev E;2747 A -11 Rev E; 2747 A -12 Rev D;2747 A - 13 Rev D; 2747 A - 14 Rev D ; 2747 A - 15 Rev C; 2747 A 16 Rev A received by the Local Planning Authority on 18 January 2013 and Site Location Plan and 2747 A - 01 received by the Local Planning Authority on 10 October 2012. 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 | 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. |
| 5 | 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. |
| 6 | Details of materials to be used for all hard surfaces (porous materials are 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. |
| 7 | 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. |
| 8 | Notwithstanding the submitted plans 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. |
| 9 | The use hereby permitted shall not commence until details of the arrangements for the storage of refuse have been submitted to, and approved in writing by, the Local Planning Authority. The development shall be not be carried out other than in accordance with any approval given and shall be completed prior to any part of the development hereby approved being brought into use. The use of the refuse storage area agreed shall thereafter be retained at all times. REASON: To safeguard the amenity of the area. |
| 10 | 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 (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. |
| 11 | Within six months of the development hereby approved is occupied 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. |
| 12 | 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. |
| 13 | 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. |
| 14 | Prior to the occupation of any part of the development hereby approved the footpaths at High Street, Oxley Street and Lord Street shall be reinstated. REASON: In the interest of highway safety. |
| 15 | No development shall take place until a Construction Environmental Management Plan has been submitted to and been approved in writing by the Council. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. Noise mitigation measures as defined in BS 5528: Parts 1 and 2 : 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works to ensure that the development does not cause an unacceptable degree of disturbance to existing residents throughout construction works. The approved details shall be adhered to in their entirety. REASON: To protect the amenities of surrounding properties during the construction period. |
| 16 | Before any plant and machinery is installed at the premises details of mounting, sound insulation and operating noise levels shall be submitted to Local Planning Authority for approval in writing. The development shall operate in accordance with the approved details. REASON: To protect the amenity of neighbouring occupiers. |
| 17 | Prior to installation of any flue/extractor systems details shall be submitted to the Local Planning Authority for approval in writing. Those details shall include noise levels and method of mounting to minimise sound transmission.The development shall be undertaken in accordance with the approved details. REASON: To protect the amenities of surrounding residential occupiers. |
| 18 | Prior to the commencement of development a traffic management plan for the construction phase 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 traffic management plan. REASON: In the interest of highways safety. |
| 19 | The parking provision associated with the development hereby approved shall be brought into use before the development hereby approved is occupied. REASON: In the interests of highway safety. |
| 20 | REASON FOR DECISION: The development due to is size, design and location will not cause significant harm to the amenities of local residents or adversely affect the character and appearance of the area. The application does not raise concerns in respect of crime prevention or highway safety. The proposal accords with the Council's adopted Development Plan. |
| 21 | COOPERATIVE WORKING STATEMENT: The Local Planning Authority considered that the application as originally submitted required amendment due to issues with the design. Following corrrespondence the agent a satisfactory scheme has been negotiated. |
| 22 | NOTE: The following development plan policies were relevant to this decision:- Local Development Framework Policies - CS1, CS2, CS5, CS19, CS20, DP1, DP2, DP3 and DP7. |
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| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Adult Services | 01/11/2012 | - |
| Commercial Investment (Regen) | 01/11/2012 | - |
| Councillor Mrs I Curr | 01/11/2012 | - |
| Councillor Mrs J Crawford | 01/11/2012 | - |
| Engineering Team (Highways) | 01/11/2012 | - |
| Engineering Team (Highways) | 17/12/2012 | - |
| Environmental Protection Team | 01/11/2012 | - |
| Health & Safety-Food | 01/11/2012 | - |
| Health & Safety-Food (Food Team) | 01/11/2012 | - |
| Northumbrian Water Ltd | 01/11/2012 | - |
| Petroleum Officer | 20/11/2012 | - |
| Strategic Planning Team (Policy) | 01/11/2012 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| CLAXTON HOTEL 194-198 HIGH STREET REDCAR TS10 3AW | 01/11/2012 | 17/12/2012 | 22/11/2012 |
| 129A LORD STREET REDCAR TS10 3BN | 01/11/2012 | 17/12/2012 | 22/11/2012 |
| 1 OXLEY STREET REDCAR TS10 3AS | 01/11/2012 | 17/12/2012 | 22/11/2012 |
| 129 LORD STREET REDCAR TS10 3BN | 01/11/2012 | 17/12/2012 | 22/11/2012 |
| IVY COTTAGE ESPLANADE REDCAR TS10 3AA | 01/11/2012 | 17/12/2012 | 22/11/2012 |
| 127A LORD STREET REDCAR TS10 3BN | 01/11/2012 | 17/12/2012 | 22/11/2012 |
| CLAXTON HOUSE 196 HIGH STREET REDCAR TS10 3AW | 01/11/2012 | 17/12/2012 | 22/11/2012 |
| TOTAL CAR CARE LORD STREET REDCAR TS10 3EE | 01/11/2012 | 17/12/2012 | 22/11/2012 |
| 3 OXLEY STREET REDCAR TS10 3AS | 09/11/2012 | 17/12/2012 | 30/11/2012 |
| 5 STAR HAND CAR WASH & VALETING CENTRE FISHERMANS SQUARE LORD STREET REDCAR TS10 3EE | 09/11/2012 | 17/12/2012 | 30/11/2012 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| B | ARTICLE 15 | 09/11/2012 | 30/11/2012 |