Location
CHURCH LANE FARM
CHURCH LANE
GUISBOROUGH
TS14 6RB
Proposal
CHANGE OF USE AND CONVERSION OF EXISTING AGRICULTURAL BUILDING TO FORM 3 RESIDENTIAL UNITS INCLUDING A COURTYARD WITH ASSOCIATED VEHICLE PARKING AND 2 SINGLE DETACHED GARAGES; ERECTION OF PAIR OF SEMI-DETACHED DWELLINGHOUSES WITH DETACHED DOUBLE GARAGE; 1 DETACHED DWELLINGHOUSE WITH ATTACHED DOUBLE ...
Application Type
Full
Status
Approved
Parish(es)
Guisborough CP
Applicant
MR T P L CHALONER
Applicant's Address
C/o STRUCTT & PARKER
THORNFIELD BUSINESS PARK
STANDARD WAY
NORTHALLERTON
DL6 2XQ
Agent
STRUTT & PARKER
Agent's Address
MRS CATHERINE GREENWOOD
THORNFIELD BUSINESS PARK
STANDARD WAY
NORTHALLERTON
DL6 2XQ
Agent's work phone
Agent's email
Case Officer
Mrs T Forster-Miller
Case Officer Telephone
01287 612474
Case Officer Email
tara.forster@redcar-cleveland.gov.uk
Consultation Start
13/03/2020
Weekly List Expiry Date
09/04/2020
Date Received
24/01/2020
Date Valid
26/02/2020
Expiry
04/12/2020
Consultation Expiry
12/06/2020
associated_bldreg
-
Decision
GRANT PLANNING PERMISSION
Decision Date
01/12/2020
Decision Level
-
| # | 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 and documents: - Site Location Plan, Scale 1:1250, received by the Local Planning Authority on 24 January 2020, - Block Plan, Project No. 387-A.02 05, received by the Local Planning Authority on 24 January 2020, - Site Plan, Project No. 387-A.03 05, received by the Local Planning Authority on 24 January 2020, - Lower Ground Floor Proposals, Project No. 387-B1.01 04, received by the Local Planning Authority on 24 January 2020, - Upper Ground Floor Plan Proposals, Project No. 387-B1.02 04, received by the Local Planning Authority on 24 January 2020, - First Floor Plan Proposals, Project No. 387-B1.03 12, received by the Local Planning Authority on 29 October 2020, - Roof Plan Proposals, Project No. 387-B1.04 03, received by the Local Planning Authority on 24 January 2020, - Elevations Proposal / Upper Range, Project No. 387-B1.05 04, received by the Local Planning Authority on 24 January 2020, - Elevation Proposals, Project No. 387-B1.06 12, received by the Local Planning Authority on 29 October 2020, - Elevation Proposals / Lower South and West, Project No. 387-B1.07 04, received by the Local Planning Authority on 24 January 2020, - Elevations Proposals / Lower North and East, Project No. 387-B1.08 04, received by the Local Planning Authority on 24 January 2020, - Plots 1 & 2, Proposed Plans and Elevations, Job No.15- 441 drawing No. (08) 10, Revision A, received by the Local Planning Authority on 24 January 2020, - Garages proposed Plans and Elevations, Site Elevations, Job No.15- 441 drawing No. (08) 12, Revision C, received by the Local Planning Authority on 24 January 2020, - Garage Plan Proposals - Plot 4 and 5, Project No. 387-B1.10 09, received by the Local Planning Authority on 13 February 2020, - Garage Elevation Proposals, Plot 4 and 5, Project No. 387-B1.11 09, received by the Local Planning Authority on 13 February 2020, - Fencing Details, Project No. 387-B1.12 09, received by the Local Planning Authority on 13 February 2020, - Plot 3, Proposed Plans and Elevations, Job No. 15- 441, Drawing No. (08) 11, Revision B, received by the Local Planning Authority on 26 February 2020. - Bat Survey report, prepared 21 September 2020 and received by the Local Planning Authority on 29 October 2020. REASON: To accord with the terms of the planning application. |
| 3 | Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order, 2015, (or any Order revoking or re-enacting that Order) no enlargement of the dwellings the subject of this permission shall be carried out without the prior written consent of the Local Planning Authority. REASON: To safeguard the character and appearance of the development. |
| 4 | Notwithstanding the provisions of the Town and Country Planning General Development Order, 2015 (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 prior written consent of the Local Planning Authority. REASON: To safeguard the character and appearance of the development. |
| 5 | Notwithstanding the provisions of the Town and Country Planning General Development Order, 2015 (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. |
| 6 | Prior to any development above damp proof course details of the external materials to be used in the carrying out of this permission (including samples) shall have first been submitted to, and approved in writing by the Local Planning Authority. The development shall be completed in accordance with the approved details. REASON: To ensure that the appearance of the development would respect the site and the surroundings in accordance with policy SD4 of the Local Plan. |
| 7 | Prior to the construction of the final surface treatment, for any hard surfaced areas, details of the materials to be used shall have first been submitted to, and approved in writing by the Local Planning Authority. The development shall be completed in accordance with the approved details. REASON: To ensure that the appearance of the development would respect the site and the surroundings in accordance with policy SD4 of the Local Plan. |
| 8 | Prior to occupation of the first completed dwelling on the site, a landscaping scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The details shall include size, type and species and a programme of work. The development shall be completed in accordance with the approved details. REASON: To ensure that the development would respect the site and the surroundings in accordance with policy SD4 of the Local Plan. |
| 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 occupation of the first completed dwelling on the site, hereby approved, boundary walls and fences shall have been erected in accordance with a scheme that has first been submitted to and agreed in writing with the Local Planning Authority. The boundary walls and fences shall thereafter be maintained unless the express consent of the Local Planning Authority is given. REASON: To ensure that any boundary treatments would accord with policy SD4 of the Redcar and Cleveland Local Plan by respecting the character of the site and the surroundings and raising no significant adverse impact on neighbouring occupiers. |
| 11 | 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 (including amongst other things, asbestos, soil sampling and gas monitoring) 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 Environment Agency’s Land Contamination Risk Management Guidance (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 Environment Agency’s Land Contamination Risk Management Guidance 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. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site it relates to land contamination details which are often the first works on site and relate to site preparation. |
| 12 | Notwithstanding the details submitted in the Document Drainage Proposals, Contract No: 19461, Drg No. C-50, Revision A, no drainage works shall commence until justification to discharge the surface water generated from the site to a highway drain has been submitted to and agreed in writing with the Local Planning Authority. REASON: The capacity and condition of the highway drain(s) is unknown and no information providing this information has been provided as required by Policy SD7 of the Council's Local Plan. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site as drainage works are often the first to take place on site and failure to obtain a satisfactory drainage scheme could result in localised flooding which would be detrimental to highways safety. |
| 13 | No development shall commence, until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide the following; i The parking of vehicles for site operatives and visitors; ii Loading and unloading of plant and materials; iii Storage of plant and materials used in constructing the development; iv The erection and maintenance of security hoarding including decorative displays; v Wheel washing facilities; vi Methods of demolition; vii Measures to control the emission of noise dust and vibration during the construction period. viii A scheme for recycling/disposing of waste resulting from demolition and construction works. REASON: To protect the amenity of nearby residents and in the interests of highway safety. REASON FOR PRE COMMENCEMENT: The information is required prior to any works commencing on site, as preparation of the site for development could be detrimental to neighbour amenity and highways safety, unless the above matters are agreed before development commences. |
| 14 | 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 Holiday. REASON: To ensure that the any activity during the construction development would not have a significant adverse impact in relation to noise and disturbance in accordance with policy SD4 of the Local Plan. |
| 15 | Development undertaken must be in strict and complete accordance with the measures stated in Section 9, Mitigation and Compensation Method Statement, of the Bat Survey Report prepared 21 September 2020, and received by the Local Planning Authority on 29 October 2020, and shall be retained and maintained as such in perpetuity. REASON: To mitigate against harm to bats and their habitat in accordance with policy N4 of the Redcar and Cleveland Local Plan. |
| 16 | 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. |
| 17 | The Local Lead Flood Authority (LLFA) raised an objection to the proposed drainage system, it is deemed unacceptable without justification to discharge the surface water generated from the site to a highway drain. The capacity and condition of the highway drain is unknown and the applicant has not supported the application with this additional information. It is acknowledged that the applicant has restricted the discharge rate by the use of online storage to 2l/s however, the LLFA is aware that there has been highway flooding in the vicinity of the this site previously and therefore cannot determine that there will be no increased flood risk as a result of this additional volume. The previous application proposed to discharge surface water to NWL network to the north of the site at Haxby Court. This option should be explored further or an alternative proposal. The applicant should be advised that climate change is now required at 40% rather than the 30% used in supporting calculations. Please be advised that the LLFA have discussed the above with the applicants drainage engineer and would be happy to discuss further in order to reach a solution. For further advice please contact the LLFA on Direct Line: 01287 612343, Email: Lyndsey.hall@redcar-cleveland.gov.uk. |
| 18 | The new driveways shall be of a permeable construction, must drain within curtilage and should not shed water onto the adjacent adopted highway and should be available for use once the building works are complete. |
| 19 | Informative Note: At no point shall the adopted highway be blocked up with out the prior consent of the Council's Engineering team who can be contacted on 01287 612536. |
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| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Councillor B Clarke (GUISBOROUGH) | 13/03/2020 | - |
| Councillor D Teasdale (GUISBOROUGH) | 13/03/2020 | - |
| Councillor S Holyoake (GUISBOROUGH) | 13/03/2020 | - |
| Engineering Team (Highways) | 04/03/2020 | - |
| Environmental Protection - M Gent | 04/03/2020 | - |
| Environmental Protection Team | 04/03/2020 | - |
| Guisborough Town Council | 04/03/2020 | - |
| Northumbrian Water Ltd | 04/03/2020 | - |
| Strategic Planning Team (CA & LB) | 03/11/2020 | - |
| Strategic Planning Team (CA & LB) | 04/03/2020 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| 23 ALLERSTON WAY GUISBOROUGH TS14 6RB | - | - | - |
| 4; 21; 23; 25; 31 ALLERSTON WAY; 13 CHURCH LANEFARM; 8; 10; 12; 14; 16 WILKEN CRESCENT | 13/03/2020 | - | - |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| S | LISTED BUILDING SEC 67 | 21/05/2020 | 12/06/2020 |