Location
LAND AT LOW GRANGE FARM
SOUTH BANK
Proposal
DISCHARGE OF CONDITIONS 3, 4, 7, 8, 9, 10, 11, 19, 23, 24, 26 AND 29 OF PLANNING PERMISSION R/2014/0372/OOM FOR OUTLINE APPLICATION FOR RESIDENTIAL DEVELOPMENT (UP TO 1250 DWELLINGS) (ALL MATTERS RESERVED)
Application Type
Condition Discharge
Status
Approved
Parish(es)
Applicant
MILLER HOMES LTD
Applicant's Address
MR ANDREW WALL
C/O AGENT
C/O AGENT
C/O AGENT
C/O AGENT
Agent
ELG Planning
Agent's Address
MR STEVEN LONGSTAFF
GATEWAY HOUSE
55 CONISCLIFFE ROAD
DARLINGTON
DL3 7EH
Agent's work phone
Agent's email
Case Officer
Mrs T Spence
Case Officer Telephone
01287 612341
Case Officer Email
Teri.Spence@redcar-cleveland.gov.uk
Consultation Start
-
Weekly List Expiry Date
-
Date Received
05/07/2021
Date Valid
05/07/2021
Expiry
30/08/2021
Consultation Expiry
-
associated_bldreg
-
Decision
CONDITION DISCHARGE GRANTED
Decision Date
10/03/2022
Decision Level
-
| # | Condition Details |
|---|---|
| 1 | No part of the development hereby permitted shall be implemented until a Phasing Plan for the timing and delivery of the development, in terms of the relationship between the phases of development and the proposed infrastructure, has been submitted to and approved in writing by the local planning authority. The development shall be undertaken in accordance with the Phasing Plan. REASON: To ensure a satisfactory form of development. |
| 2 | The details submitted pursuant to Condition 1 shall include full details of play equipment located throughout the site including a timetable for the provision linked to the phasing plan referred to in condition 3. REASON: To ensure a satisfactory form of development and for the avoidance of doubt. |
| 3 | 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. |
| 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 including a timetable for their provision linked to the Phasing Plan referred to in condition 3 above. The details approved shall be implemented and retained for the duration of the construction within each relevant phase until its completion in accordance with the approved timetable. REASON: In the interest of highway safety. |
| 5 | Prior to the commencement of development a construction traffic management plan shall be submitted to and agreed in writing with the Local Planning Authority including a timetable linked to the phasing plan referred to in condition 3 above. The details approved shall be implemented and retained for the duration of the construction within each relevant phase until its completion in accordance with the approved timetable. REASON: In the interest of highways safety. |
| 6 | Before any development is commenced within each phase of the development linked to the phasing plan referred to in condition3, a noise and vibration assessment shall be carried out to assess the likelihood of adverse impacts on nearby noise sensitive properties. Where adverse impacts are identified then a scheme of works detailing how the impacts will be reduced to acceptable levels shall be submitted for the prior approval in writing of the Local Planning Authority. The assessment should have due regard to the advice and guidance contained in British Standard BS5228:2009 Code of practice for noise and vibration control on construction and open sites. REASON: To protect the amenities of occupiers of any nearby premises from noise and minimise the risk of vibration damage to neighbouring buildings. |
| 7 | Prior to the commencement of development within each phase of the development linked to the phasing plan referred to in condition 3, a detailed scheme for the suppression of dust at the construction site shall be implemented in accordance with a scheme that has first been submitted to the Local Planning Authority for approval in writing. The approved scheme shall be adhered to for the duration of the construction period. REASON: In the interests of amenity. |
| 8 | Prior to the occupation of the first dwelling on site an arts strategy, including a phased programme for the provision of art throughout the site, shall be submitted to and agreed in writing with the Local Planning Authority. The agreed scheme shall be implemented to the satisfaction of the Local Planning Authority in accordance with the agreed phasing programme. REASON: In the interest of visual amenity and to accord with the terms of policy DP5 of the Local Development Framework. |
| 9 | No development until a detailed method statement for removing or the long-term management / control of Japanese knotweed on the site shall be submitted to and approved in writing by the local planning authority. The method statement shall include proposed measures that will be used to prevent the spread of Japanese knotweed during any operations e.g. mowing, strimming or soil movement. It shall also contain measures to ensure that any soils brought to the site are free of the seeds / root / stem of any invasive plant covered under the Wildlife and Countryside Act 1981, as amended. Development shall proceed in accordance with the approved method statement. REASON: This condition is necessary to prevent the spread of Japanese knotweed which is an invasive species. Without it, avoidable damage could be caused to the nature conservation value of the site contrary to national planning policy as set out in the National Planning Policy Framework paragraph 109, which requires the planning system to aim to conserve and enhance the natural and local environment by minimising impacts on biodiversity and providing net gains in biodiversity where possible. |
| 10 | No development shall take place until a scheme for the provision and management of a 3 metre wide buffer zone alongside the watercourse (measured from the top of each bank) shall be submitted to and agreed in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority. The buffer zone scheme shall be free from built development including lighting, domestic gardens and formal landscaping; and could form a vital part of green infrastructure provision. The schemes 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. • where a green roof is proposed for use as mitigation for development in the buffer zone ensure use of appropriate substrate and planting mix. REASON: Development that encroaches on watercourses has a potentially severe impact on their ecological value. For example, artificial lighting disrupts the natural diurnal rhythms of a range of wildlife using and inhabiting the watercourse and its corridor habitat. |
| 11 | No development shall take place until a written scheme of investigation (WSI) for archaeological work has been submitted to and approved in writing by the local planning authority. The WSI shall as a minimum make provision for: • a geophysical survey carried out before the commencement of development to establish the presence or absence of any archaeological anomalies within the whole of zone A of the development site (as identified in the URS Heritage Assessment dated June, 2014), to define the extent of any such anomalies, and as far as possible to characterize any features or anomalies recorded; • an archaeological watching brief of all areas of zone A to be excavated below 300mm where following the geophysical survey those areas are considered by the local planning authority likely to contain discrete archaeological remains; • a general programme of works and monitoring arrangements, including reasonable notification to the local planning authority of commencement of works; and • details of staff involvement in carrying out the work, and their qualifications and responsibilities. The development shall not without the prior written approval of the local planning authority be carried out otherwise than in accordance with the approved WSI. REASON: To ensure that any archaeological remains on the site are adequately protected and recorded. |
| 12 | No development shall take place until a scheme of ecological mitigation and enhancement, including a timetable for its implementation, to accord with the details set out in the Phase I Habitat Survey, received by the Local Planning Authority on 12.06.2014, has been submitted to and approved in writing by the local planning authority. The approved scheme shall be implemented in accordance with the approved details and timetable. In addition, prior to the start of construction works on site an ecological construction, implementation and management plan shall be agreed to ensure that biodiversity is enhanced through prompt implementation of new planting and appropriate management to be delivered by a management company or equivalent in perpetuity, unless otherwise agreed in writing by the local planning authority. REASON: To ensure that adequate ecological mitigation measures are installed on site. |
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| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Condition Discharge - David Pedlow | 08/07/2021 | - |
| Engineering Team (Highways) | 08/07/2021 | - |
| Environment Agency | 02/08/2021 | - |
| Environment Agency | 08/07/2021 | - |
| Environmental Protection Team | 14/09/2021 | - |
| Environmental Protection Team | 08/07/2021 | - |
| Natural England | 08/07/2021 | - |
| NEAR Ltd (Archaeological Services) | 08/07/2021 | - |