Location
FORMER ESCO FOUNDRY SITE
RECTORY LANE
GUISBOROUGH
TS14 7DL
Proposal
REDEVELOPMENT OF VACANT SITE FOR 4 RETAIL UNITS (CLASS A1); 1 ANCILLARY CAFE/RESTAURANT UNIT (CLASS A3); 10 WORKSHOP UNITS (CLASSES B2/B8) WITH ASSOCIATED CAR PARKING LAYOUT (244 SPACES) INCLUDING NEW VEHICULAR AND PEDESTRIAN ACCESSES AND LANDSCAPING
Application Type
Major Application
Status
Approved
Parish(es)
Guisborough CP
Applicant
RYEDALE ESTATES LTD
Applicant's Address
Agent
DPP
Agent's Address
FIFTH FLOOR
NO 2 WELLINGTON PLACE
LEEDS
LS1 4AP
Agent's work phone
Agent's email
Case Officer
Mr D Pedlow
Case Officer Telephone
01287 612546
Case Officer Email
David.Pedlow@redcar-cleveland.gov.uk
Consultation Start
28/01/2016
Weekly List Expiry Date
08/02/2016
Date Received
15/01/2016
Date Valid
27/01/2016
Expiry
27/04/2016
Consultation Expiry
19/02/2016
associated_bldreg
R/2016/0038/SB
Decision
GRANT PLANNING PERMISSION
Decision Date
26/04/2016
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: Drg No. P1/102 REV G received by the Local Planning Authority on 06/04/16 Drg No. P1/104 REV A received by the Local Planning Authority on 15/01/16 Drg No. P1/107 received by the Local Planning Authority on 27/01/16 Drg No. P1/105 REV A received by the Local Planning Authority on 15/01/16 Drg No. P1/106 received by the Local Planning Authority on 15/01/16 Drg No. P1/103 REV B received by the Local Planning Authority on 15/01/16 Drg No. 1527.01B received by the Local Planning Authority on 06/04/16 REASON: To accord with the terms of the planning application. |
| 3 | 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. |
| 4 | 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. |
| 5 | 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. |
| 6 | 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. |
| 7 | Prior to the commencement of development a 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 traffic management plan unless first agreed in writing with the Local Planning Authority. REASON: In the interest of highways safety. |
| 8 | 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 shall 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. |
| 9 | 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. |
| 10 | Prior to the commencement of the development, or in such extended time as may be agreed in writing with the Local Planning Authority, details shall be submitted and approved of the surface water drainage scheme and the development shall be completed in accordance with the approved scheme. The design of the drainage scheme shall include; (i) Restriction of surface water run-off rates (QBAR value) with sufficient storage within the system to accommodate a 1 in 30 year storm. (ii) Measures to mitigate known surface water issues on the northwest corner of the site in order to mitigate the risk of increased flooding in this area (iii) The method used for calculation of the existing greenfield run-off rate shall be the ICP SUDS method. The design shall also ensure that storm water resulting from a 1 in 100 year event, plus 30% climate change surcharging the system, can be stored on site with minimal risk to persons or property and without overflowing into drains, local highways or watercourses. (iv) Full Micro Drainage design files (mdx files) including a catchment plan (v) The flow path of flood waters for the site as a result on a 1 in 100 year event plus 30% REASON: To ensure the development is supported by a suitably designed surface water disposal infrastructure scheme and to minimis the risk flooding in the locality. |
| 11 | Prior to the commencement of the development, or in such extended time that may be agreed with the Local Planning Authority, details of a Surface Water Drainage Management Plan shall be submitted and approved by the Local Planning Authority. The Management Plan shall include; (i) The timetable and phasing for construction of the drainage system (ii) Details of any control structure(s) (iii) Details of surface water storage structures (iv) Measures to control silt levels entering the system and out falling into any watercourse during the construction process. The development shall, in all respects, be carried out in accordance with the approved Management Plan. REASON: To ensure the development is supported by an appropriately designed surface water disposal infrastructure scheme and to minimise the risk of increased flooding and contamination of the system during the construction process. |
| 12 | 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. |
| 13 | Statement of Co-operative Working: The Local Planning Authority considers 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. |
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.
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| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Aboricultural Officer | 28/01/2016 | - |
| Asset Management - Brian Masterton | 28/01/2016 | - |
| Asset Management - Chris Black | 28/01/2016 | - |
| Asset Management Team Fao Guy Allen | 28/01/2016 | - |
| Cleveland Police ALO - Steve Cranston | 28/01/2016 | - |
| Councillor B Clarke (GUISBOROUGH) | 28/01/2016 | - |
| Councillor D Teasdale (GUISBOROUGH) | 28/01/2016 | - |
| Councillor S Holyoake (GUISBOROUGH) | 28/01/2016 | - |
| Engineering Team (Highways) | 28/01/2016 | - |
| Engineers (Local Lead Flood Authority) | 28/01/2016 | - |
| Environmental Protection Team | 28/01/2016 | - |
| Executive Management Team | 28/01/2016 | - |
| Guisborough Town Council | 28/01/2016 | - |
| Health & Safety-Food (Food Team) | 28/01/2016 | - |
| Natural England | 28/01/2016 | - |
| Northern Powergrid | 28/01/2016 | - |
| Northumbrian Water Ltd | 28/01/2016 | - |
| Place Investment Team | 28/01/2016 | - |
| Public Rights of Way | 28/01/2016 | - |
| Ramblers Association | 28/01/2016 | - |
| Strategic Planning Team (Policy) | 28/01/2016 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| FAO: JOANNE JIMSON BELMONT HOUSE RECTORY LANE GUISBOROUGH TS14 7FD | 28/01/2016 | - | 18/02/2016 |
| INNOVATION COURT 121 EDMUND STREET BIRMINGHAM B3 2HJ | - | - | - |
| SCOUT HUT RECTORY LANE GUISBOROUGH TS14 7DJ | 28/01/2016 | - | 18/02/2016 |
| 4 MORGAN DRIVE GUISBOROUGH TS14 7DH | 28/01/2016 | - | 18/02/2016 |
| HCL HOUSE RECTORY LANE GUISBOROUGH TS14 7DL | 28/01/2016 | - | 18/02/2016 |
| TRADITIONAL WINDOWS AND CONSERVATORIES 8 MORGAN DRIVE GUISBOROUGH TS14 7DH | 28/01/2016 | - | 18/02/2016 |
| SCREWFIX MORGAN DRIVE GUISBOROUGH TS14 7DH | 28/01/2016 | - | 18/02/2016 |
| SAINSBURYS MORGAN DRIVE GUISBOROUGH TS14 7DH | 28/01/2016 | - | 18/02/2016 |
| FEED-EM UNIT 3 MORGAN DRIVE GUISBOROUGH TS14 7DH | 28/01/2016 | - | 18/02/2016 |
| ROYAL MAIL GUISBOROUGH DELIVERY OFFICE MORGAN DRIVE GUISBOROUGH TS14 7GB | 28/01/2016 | - | 18/02/2016 |
| ALDI UNIT 2 HILL VIEW ROAD GUISBOROUGH TS14 7FE | 28/01/2016 | - | 18/02/2016 |
| ICELAND UNIT 1 HILL VIEW ROAD GUISBOROUGH TS14 7FE | 28/01/2016 | - | 18/02/2016 |
| HOWDENS JOINERY UNITS 1-2 VICTORIA COURT RECTORY LANE GUISBOROUGH TS14 7GA | 28/01/2016 | - | 18/02/2016 |
| SHAUN MUIR RACING UNIT 3 VICTORIA COURT RECTORY LANE GUISBOROUGH TS14 7GA | 28/01/2016 | - | 18/02/2016 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| B | ARTICLE 15 | 29/01/2016 | 19/02/2016 |