Location
LAND AT LOW CRAGG HALL FARM
CARLIN HOW
Proposal
OUTLINE APPLICATION FOR RESIDENTIAL DEVELOPMENT COMPRISING 46 DWELLINGS OF UP TO TWO STOREYS IN HEIGHT
Application Type
Outline Application Major
Status
Approved
Parish(es)
Loftus CP
Applicant
MR M BULMER
Applicant's Address
Agent
PRISM PLANNING LTD
Agent's Address
PRISM PLANNING
1ST FLOOR
11 HIGH ROW
DARLINGTON
COUNTY DURHAM
DL3 7QQ
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
08/09/2015
Weekly List Expiry Date
15/09/2015
Date Received
03/08/2015
Date Valid
01/09/2015
Expiry
15/03/2016
Consultation Expiry
09/10/2015
associated_bldreg
R/2015/0510/SB
Decision
GRANT OUTLINE CONSENT
Decision Date
21/01/2016
Decision Level
Committee
Committee Date
26/11/2015
| # | Condition Details |
|---|---|
| 1 | Details of the appearance, landscaping and layout, (hereinafter called `the reserved matters`) shall be submitted to and approved in writing by the Local Planning Authority before the expiration of two years from the date of this permission. REASON: To reserve the rights of the Local Planning Authority with regard to these matters and required to be imposed pursuant to Sections 91 and 92 of the Planning & Compulsory Purchase Act 2004. The period for the submission of the reserved matters has been reduced from 3 years to 2 years because the application is being approved as a departure from the development plan policy and a reduced time period for the implementation of the permission is required to ensure that delivery of the site takes place within a shorter period of time but allows the Local Planning Authority to reconsider the development of the site as part of a review of the Local Plan should the permission not be implemented. |
| 2 | The development hereby permitted shall be begun not later than the expiration of one year 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 Sections 91 and 92 of the Planning & Compulsory Purchase Act 2004. The period for the implementation of the permission has been reduced from 2 years to 1 years because the application is being approved as a departure from the development plan policy on the basis the Council does not have a deliverable 5 year housing land supply, a reduced time period for the implementation of the permission is required to ensure that delivery of the site takes place within a shorter period of time to make up that capacity shortfall but allows the Local Planning Authority to reconsider the development of the site as part of a review of the local plan should the permission not be implemented. |
| 3 | The details submitted pursuant to Condition 1 shall incorporate two storey and split level houses together with bungalows. REASON: The site is steeply sloping and in accordance with details submitted by letter dated 8 May 2013 from the applicant's agent, the condition is required to ensure that the development does not have an unacceptable and adverse impact on the landscape. |
| 4 | The development hereby permitted shall be carried out in accordance with the following approved plans: OS Mastermap Scale 1:1250 and Drawing 11055 F100 E Illustrative Site Layout as far as it relates to the access received by the Local Planning Authority on 3 August 2015. REASON: To accord with the terms of the planning application. |
| 5 | Prior to the first occupation of the development boundary walls and fences together with retaining walls 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. |
| 6 | 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 Public Holidays. REASON: In the interest of neighbour amenity. |
| 7 | 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, • 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 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. |
| 8 | 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. |
| 9 | The landscaping scheme submitted pursuant to Condition 1 shall include details of retained hedgerows, supplementary and replacement hedgerow planting together with an outline of the proposals for enhancing biodiversity. REASON: To ensure the maintenance of hedgerows in this location and in the interests enhancing the biodiversity value of the site. |
| 10 | 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. |
| 11 | 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 construction and the development shall not be carried out except in accordance with the approved details. REASON: To ensure the use of satisfactory materials. |
| 12 | 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 construction and the development shall not be carried out except in accordance with the approved details. REASON: To ensure the use of satisfactory materials. |
| 13 | 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 and in order to comply with policy DP3 of the Redcar and Cleveland Local Development Framework. |
| 14 | The reserved matters submission shall be accompanied by a combined Stage 1/2 Road Safety Audit and a Stage 3(Completion of Construction) as the scheme progresses. The audit shall be carried out as described in HD 19/03 of the Design Manual for Roads and Bridges. REASON: In the interest of highway safety. |
| 15 | On completion of the construction infrastructure a Stage 3 Road Safety Audit shall be submitted to the Local Planning Authority. The audit shall be carried out as described in HD 19/03 of the Design Manual for Roads and Bridges. REASON: In the interest of highway safety. |
| 16 | Within six months of the completion of the last dwelling constructed at this site 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 an element of art at the site in accordance with policy DP3 of the Redcar and Cleveland Local Development Framework. |
| 17 | Prior to the commencement of development details of existing proposed and finished floor level as shall be submitted to the Local Planning Authority and shall have been approved in writing. The development shall be implemented in accordance with the approved details. REASON: The site is one which is steeply sloping with significant changes in land form, the condition is required to ensure that the development does not have an unacceptable impact on the landscape and it is necessary in this respect to approve the final finished floor levels of the proposed dwellings. |
| 18 | No development shall commence until details of a surface water drainage scheme for the site have been submitted to the Local Planning Authority and approved in writing. Surface water discharges from this site should be flow regulated so as not to exacerbate flooding problems elsewhere in the catchment. 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 development shall be implemented in accordance with the approved details. REASON: To ensure satisfactory surface water drainage at this site to limit the incidence of increased flood risk from surface water discharge. |
| 19 | No hedgerow removal or de-vegetation works shall be undertaken during the bird-nesting season (1st March until 31st August), and where this is not possible it should be done only following a nesting bird survey of the area proposed for removal by a suitable qualified person. REASON: In the interests of minimising the impact of the development on local ecology. |
| 20 | Prior to the commencement of development a traffic management plan for the construction period 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. |
| 21 | No dwelling permitted by this approval shall be occupied unless the parking associated with it is available for use. REASON: In the interests of highway safety. |
| 22 | The reserved matters submitted pursuant to condition (1) above shall include the following: (a) The development sites junction with the existing highway shall have a visibility splay of 2.4m by 70m to the west and 2.4m by 43m to the east. The area enclosed by this splay shall either be under the applicants control or adopted highway. There shall be no obstructions greater than 600mm within this area and any vegetation is required to be maintained at this height. (b) The carriageway width shall be a minimum of 5.5 wide with two adjacent 2m wide footways for the access road onto Brotton Road, the internal estate roads to be 4.8m wide with two 2m wide footways. Any shared surface elements of the proposal are to be a minimum of 6m wide and will serve no more than 25 properties. Private drives shall be a minimum of 3.7m wide for the entire length and will serve no more than 5 properties. (c) Existing pedestrian links to the development shall be improved by constructing a new footway along the site frontage in accordance with details to be agreed with the Local Planning Authority. REASON: In the interests of highway safety. |
| 23 | Development shall not commence on site until the right hand turning lane on Brotton Road has been provided in accordance with the Council’s adopted highways standards. REASON: In the interests of highway safety. |
| 24 | No development shall take place until a written scheme of investigation (WSI) for archaeological watching brief has been submitted to and approved in writing by the local planning authority. The WSI shall as a minimum make provision for: - archaeological observation (and where appropriate direction) of ground works, recording, survey and sampling of remains of archaeological significance; - monitoring, reporting and archiving arrangements and details of staff involvement in carrying out the work, their qualifications and responsibilities. The Local Planning Authority shall be notified of the commencement of this programme of work at least 14 days prior to their commencement. The development shall not without the prior written approval of the local planning authority be carried out otherwise than in accordance with the provisions of the approved WSI. REASON: The site is of potential archaeological significance and archaeological remains disturbed by the development should be preserved by appropriate record. |
| 25 | 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. REASON: To protect the amenities of surrounding properties during the construction period. |
| 26 | All lighting provided for the proposed development during construction shall be arranged so as not to shine directly towards any dwelling and shall be shielded to prevent light spillage beyond the boundary of the development. REASON: To protect the amenities of surrounding properties during the construction period. |
| 27 | STATEMENT OF CO-OPERATIVE WORKING: The Local Planning Authority considers that the application as originally submitted is a satisfactory scheme and therefore no negotiations have been necessary. |
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| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Aboricultural Officer | 08/09/2015 | - |
| Cleveland Police - John Bage | 08/09/2015 | - |
| Councillor B Hunt (BROTTON) | 08/09/2015 | - |
| Councillor M Dick (BROTTON) | 08/09/2015 | - |
| Councillor M S Griffiths (HUTTON) | 08/09/2015 | - |
| Engineering Team (Highways) | 08/09/2015 | - |
| Environment Agency | 08/09/2015 | - |
| Environmental Protection - M Gent | 08/09/2015 | - |
| Environmental Protection Team | 08/09/2015 | - |
| Housing Area Services | 08/09/2015 | - |
| Loftus Town Council | 08/09/2015 | - |
| NEAR Ltd (Archaeological Services) | 08/09/2015 | - |
| Northumbrian Water Ltd | 08/09/2015 | - |
| Place Investment Team | 08/09/2015 | - |
| Public Rights of Way | 08/09/2015 | - |
| Ramblers Association | 09/09/2015 | - |
| Strategic Planning Team (Policy) | 08/09/2015 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| 10 DIXON STREET CARLIN HOW SALTBURN TS13 4DA | - | - | - |
| 23 CATTERSTY WAY BROTTON TS12 2UH | - | - | - |
| 36 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DZ | 08/09/2015 | - | 29/09/2015 |
| 52 CLIFFE AVENUE CARLIN HOW SALTBURN BY THE SEA TS13 4DT | 08/09/2015 | - | 29/09/2015 |
| 40 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DZ | 08/09/2015 | - | 29/09/2015 |
| 10 WHINCHAT TAIL GUISBOROUGH TS14 8PW | - | - | - |
| 50 Cliffe Avenue, Carlin How, Cleveland ts13 4dt | - | - | - |
| 56 cliffe avenue | - | - | - |
| 12 CARLIN PARK CARLIN HOW SALTBURN BY THE SEA TS13 4DF | - | - | - |
| 1 REEDSDALE CLOSE REDCAR TS10 2TJ | - | - | - |
| 60 CLIFFE AVENUE CARLIN HOW SALTBURN BY THE SEA TS13 4DT | 08/09/2015 | - | 29/09/2015 |
| 56 CLIFFE AVENUE CARLIN HOW SALTBURN BY THE SEA TS13 4DT | 08/09/2015 | - | 29/09/2015 |
| 46 CLIFFE AVENUE CARLIN HOW SALTBURN BY THE SEA TS13 4DT | 08/09/2015 | - | 29/09/2015 |
| 38 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DZ | 08/09/2015 | - | 29/09/2015 |
| 50 CLIFFE AVENUE CARLIN HOW SALTBURN BY THE SEA TS13 4DT | 08/09/2015 | - | 29/09/2015 |
| 54 CLIFFE AVENUE CARLIN HOW SALTBURN BY THE SEA TS13 4DT | 08/09/2015 | - | 29/09/2015 |
| 48 CLIFFE AVENUE CARLIN HOW SALTBURN BY THE SEA TS13 4DT | 08/09/2015 | - | 29/09/2015 |
| 44 CLIFFE AVENUE CARLIN HOW SALTBURN BY THE SEA TS13 4DT | 08/09/2015 | - | 29/09/2015 |
| 58 CLIFFE AVENUE CARLIN HOW SALTBURN BY THE SEA TS13 4DT | 08/09/2015 | - | 29/09/2015 |
| AMBULANCE STATION BROTTON ROAD CARLIN HOW | 08/09/2015 | - | 29/09/2015 |
| 6 CARLIN PARK CARLIN HOW SALTBURN BY THE SEA TS13 4DF | 08/09/2015 | - | 29/09/2015 |
| 8 CARLIN PARK CARLIN HOW SALTBURN BY THE SEA TS13 4DF | 08/09/2015 | - | 29/09/2015 |
| 10 CARLIN PARK CARLIN HOW SALTBURN BY THE SEA TS13 4DF | 08/09/2015 | - | 29/09/2015 |
| GARTH HOLME BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4EA | 08/09/2015 | - | 29/09/2015 |
| 9 CARLIN PARK CARLIN HOW SALTBURN BY THE SEA TS13 4DF | 08/09/2015 | - | 29/09/2015 |
| 7 CARLIN PARK CARLIN HOW SALTBURN BY THE SEA TS13 4DF | 08/09/2015 | - | 29/09/2015 |
| 27 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DY | 08/09/2015 | - | 29/09/2015 |
| 28 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DZ | 08/09/2015 | - | 29/09/2015 |
| LOW CRAGG HALL BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DU | 08/09/2015 | - | 29/09/2015 |
| 44 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DZ | 08/09/2015 | - | 29/09/2015 |
| 25 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DY | 08/09/2015 | - | 29/09/2015 |
| 26 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DY | 08/09/2015 | - | 29/09/2015 |
| 34 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DZ | 08/09/2015 | - | 29/09/2015 |
| 32 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DZ | 08/09/2015 | - | 29/09/2015 |
| 30 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DZ | 08/09/2015 | - | 29/09/2015 |
| 42 BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DZ | 08/09/2015 | - | 29/09/2015 |
| CARAVAN GARTH HOLME BROTTON ROAD CARLIN HOW SALTBURN BY THE SEA TS13 4DG | 08/09/2015 | - | 29/09/2015 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| B | ARTICLE 15 | 18/09/2015 | 09/10/2015 |