Location
LAND BETWEEN 37- 43 HIGH STREET AND THE ESPLANADE
REDCAR
Proposal
DEMOLITION OF EXISTING BUILDINGS AND THE ERECTION OF BUILDING FOR LEISURE AND CULTURAL USES (INCLUDING LIBRARY), AND CREATION OF AN INDOOR STREET AND PUBLIC EVENT SPACE WITH ASSOCIATED WORKS INCLUDING SOLAR PANELS TO ROOF, LANDSCAPING AND HIGHWAYS WORKS
Application Type
Regulation 3 Major
Status
Approved
Parish(es)
Applicant
REDCAR & CLEVELAND BOROUGH COUNCIL
Applicant's Address
C/O AGENT
REDCAR & CLEVELAND BOROUGH COUNCIL
REDCAR & CLEVELAND HOUSE
KIRKLEATHAM STREET
REDCAR
TS10 1RT
Agent
Lichfields
Agent's Address
MR DANIEL GREGG
THE ST NICHOLAS BUILDING
ST NICHOLAS STREET
NEWCASTLE UPON TYNE
NE1 1RF
Agent's work phone
Agent's email
Case Officer
Mrs C Griffiths
Case Officer Telephone
01287 612629
Case Officer Email
claire.griffiths@redcar-cleveland.gov.uk
Consultation Start
17/11/2022
Weekly List Expiry Date
-
Date Received
16/11/2022
Date Valid
16/11/2022
Expiry
15/02/2023
Consultation Expiry
08/01/2023
associated_bldreg
-
Decision
GRANT DEEMED CONSENT
Decision Date
02/02/2023
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: Location Plan (0001 Rev P6) received by the Local Planning Authority on 16/11/2022 Proposed site plan (2000 Rev P7) received by the Local Planning Authority on 16/11/2022 Anchor Building and Events Space Proposed Site Layout (1331_SGL_ZZ_XX_DR_L_90_080) received by the Local Planning Authority on 16/11/2022 Anchor Building and Events Space Proposed Site Sections (1331_SGL_ZZ_XX_DR_L_90_140) received by the Local Planning Authority on 16/11/2022 Anchor Building and Events Space Landscaping general arrangement plan (1331_SGL_ZZ_XX_DR_L_90_133) received by the Local Planning Authority on 16/11/2022 Proposed General Arrangement Plan Level 00 (3000 Rev P8) received by the Local Planning Authority on 16/11/2022 Proposed General Arrangement Plan Level 01 (3001 Rev P8) received by the Local Planning Authority on 16/11/2022 Proposed General Arrangement Plan Level 02 (3002 Rev P8) received by the Local Planning Authority on 16/11/2022 Proposed General Arrangement Plan Roof (3004 Rev P6) received by the Local Planning Authority on 16/11/2022 Proposed General Arrangement Plan Level 03 Roof 1 (3003 Rev P7) received by the Local Planning Authority on 16/11/2022 Proposed General Arrangement Elevations (3600 Rev P6) received by the Local Planning Authority on 16/11/2022 Proposed General Arrangement Street Elevations (3604 Rev P5) received by the Local Planning Authority on 16/11/2022 2 Proposed General Arrangement West Elevations (0440 Rev P1) received by the Local Planning Authority on 16/11/2022 REASON: To accord with the terms of the planning application |
| 3 | The development here by approved shall be carried out in accordance with the following mitigation measures detailed in the submitted Flood Risk Assessment (ref [09-11-22/Flood Risk Assessment/Billinghurst George & Partners]) received by the Local Planning Authority on 16/11/2022 • Finished floor levels shall be set no lower than 5.994 metres above Ordnance Datum (AOD) These mitigation measures shall be fully implemented prior to occupation and in accordance with the scheme’s timing/phasing arrangements. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development. REASON: To reduce the risk of flooding to the proposed development and future occupants and to prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site in accordance with the NPPF and policies SD4 and SD7 of the Redcar and Cleveland Local Plan. |
| 4 | Prior to the commencement of demolition details of a dust mitigation strategy for the demolition phase of the development shall be submitted to and approved in writing by the Local Planning Authority. The approved strategy shall be implemented in its entirety and maintained throughout the period of the development. REASON: In the interests of neighbour amenity in accordance with policy SD4 of the Redcar and Cleveland Local Plan |
| 5 | Prior to the commencement of construction of new buildings of the development hereby approved details of a dust mitigation strategy for the construction phase of the development shall be submitted to and approved in writing by the Local Planning Authority. The approved strategy shall be implemented in its entirety and maintained throughout the construction period of the development. REASON: In the interests of neighbour amenity in accordance with policy SD4 of the Redcar and Cleveland Local Plan |
| 6 | Construction of new buildings on the site shall not commence until a detailed scheme for the disposal of foul and surface water from the development hereby approved has been submitted to and approved in writing by the Local Planning Authority in consultation with Northumbrian Water and the Lead Local Flood Authority. Thereafter the development shall take place in accordance with the approved details. REASON: To prevent the increased risk of flooding from any sources in accordance with the NPPF and policies SD4 and SD7 of the Redcar and Cleveland Local Plan. |
| 7 | Prior to the commencement of the construction of new buildings, or in such extended time as may be agreed in writing with the Local Planning Authority, details shall be submitted to and approved in writing by the Local Planning Authority of the surface water drainage scheme. The development shall be completed in accordance with the approved scheme. The design of the drainage scheme shall include; (i) Restriction of surface water to greenfield run-off rates (QBAR value) with sufficient storage within the system to accommodate a 1 in 30 year storm. (ii)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 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. (iii) Full Micro Drainage design files (mdx files) including a catchment plan (iv) The flow path of flood waters for the site as a result on a 1 in 100 year event plus climate change REASON: To ensure the development is supported by a suitably designed surface water disposal infrastructure scheme and to minimise the risk flooding in the locality. 8. Prior to the commencement of the construction of new buildings, or in such extended |
| 8 | Prior to the commencement of the construction of new buildings, 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 to 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 |
| 9 | The development shall not be occupied until a Management & Maintenance Plan for the surface water drainage scheme has been submitted to and approved by the Local planning Authority; the plan shall include details of the following; (i) A plan clearly identifying the sections of surface water system that are to be adopted (ii) Arrangements for the short and long term maintenance of the SuDS elements of the surface water system REASON: To ensure that the surface water drainage infrastructure is maintained to minimise the risk flooding in the locality. |
| 10 | Unless otherwise agreed by the Local Planning Authority in writing, construction works of new buildings, 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 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 demolition of existing buildings and 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. |
| 11 | Within one year of occupancy of the development, a Travel Plan must be submitted to and approved in writing by the Local Planning Authority. The Travel Plan will include: - - agreed targets to promote sustainable travel and reduce vehicle trips and emissions within specified timescales and a programme for delivery; - a programme for the delivery of any proposed physical works; - effective measures for the on-going monitoring and review of the travel plan; 2 - a commitment to delivering the Travel Plan objectives for a period of at least five years from first occupation of the development, and; - effective mechanisms to achieve the objectives of the Travel Plan by both present and future occupiers of the development. The development must be carried out and operated in accordance with the approved Travel Plan. Those parts of the Approved Travel Plan that are identified therein as being capable of implementation after occupation must be implemented in accordance with the timetable contained therein and must continue to be implemented as long as any part of the development is occupied. REASON: To establish measures to encourage more sustainable non-car modes of transport. |
| 12 | Prior to any development above damp proof course level 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. |
| 13 | 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. |
| 14 | Prior tooccupation of the building hereby approved 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. |
| 15 | 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. |
| 16 | Full details of the street furniture to be used in the carrying out of this permission shall be submitted to, and approved in writing by the Local Planning Authority, prior to their installation on site and the development shall not be carried out except in accordance with the approved details. REASON: In the interests of the appearance of the scheme. |
| 17 | Prior to the first use of the development a detailed Lighting Strategy shall be submitted to and agreed in writing by the Local Planning Authority. The Strategy shall seek to implement a sensitive lighting scheme to minimise impacts on wildlife and ensure no light spill onto adjacent wildlife habitats / buildings. The development shall proceed in full accordance with the approved detail and no additional external lighting shall be provided within the development at any time. REASON: To ensure a satisfactory form of development in relation to ecological impacts in accordance with policy SD4 of the Redcar and Cleveland Local Plan. |
| 18 | 18. The development, hereby approved, shall be completed in accordance with the Construction Environmental Management Plan included as appendix to the shadow Habitats Regulations Assessment received by the Local Planning Authority on 06/01/2023. REASON: To ensure a satisfactory form of development and for the avoidance of doubt. |
| 19 | Prior to the demolition of the buildings the existing blue historical plaque shall be removed and securely stored. The plaque shall be incorporated into the new building prior to occupation of the units. REASON: For the avoidance of doubt. |
| 20 | 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 |
|---|---|---|
| Asset Management Team Fao Guy Allen | 16/11/2022 | - |
| Business Growth Team | 16/11/2022 | - |
| Cleveland Police ALO - Steve Cranston | 16/11/2022 | - |
| Councillor C W Quartermain (COATHAM) | 16/11/2022 | - |
| Councillor N Baldwin (COATHAM) | 16/11/2022 | - |
| Engineering Team (Highways) | 16/11/2022 | - |
| Engineers (Local Lead Flood Authority) | 16/11/2022 | - |
| Environment Agency | 16/11/2022 | - |
| Environmental Protection Team | 16/11/2022 | - |
| Environmental Protection Team | 16/11/2022 | - |
| Greener Future - Climate Change | 16/11/2022 | - |
| Health & Safety-Food (Food Team) | 16/11/2022 | - |
| Income and Funding Officer | 16/11/2022 | - |
| Natural England | 16/11/2022 | - |
| Natural England | 06/01/2023 | - |
| Neighbourhood - Operations Manager | 16/11/2022 | - |
| Northumbrian Water Ltd | 16/11/2022 | - |
| Place Investment Team | 16/11/2022 | - |
| Strategic Planning Team (Policy) | 16/11/2022 | - |
| Tourism | 16/11/2022 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| 6 gordon road, ts10 5bp | - | - | - |
| 53 Brackenberry Crescent Redcar TS10 2PP | - | - | - |
| PALACE HUB RECEPTION FAO: ALL OCCUPANTS AND BUSINESSES THE PALACE HUB 28-29 ESPLANADE REDCAR TS10 3AE | 17/11/2022 | - | 08/12/2022 |
| PACITTOS ICE CREAM PARLOUR 22 ESPLANADE REDCAR TS10 3AE | 17/11/2022 | - | 08/12/2022 |
| BOOTS THE CHEMISTS 33-35 HIGH STREET REDCAR TS10 3BZ | 17/11/2022 | - | 08/12/2022 |
| H.SAMUEL 48A HIGH STREET REDCAR TS10 3DR | 17/11/2022 | - | 08/12/2022 |
| CARDFACTORY 24 REGENTS WALK REDCAR TS10 3FB | 17/11/2022 | - | 08/12/2022 |
| 37 HIGH STREET REDCAR TS10 3BZ | 17/11/2022 | - | 08/12/2022 |
| SPORTS DIRECT 48 HIGH STREET REDCAR TS10 3DR | 17/11/2022 | - | 08/12/2022 |
| ADMIRAL CASINO 45 HIGH STREET REDCAR TS10 3BZ | 17/11/2022 | - | 08/12/2022 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| P | ARTICLE 15 | 25/11/2022 | 16/12/2022 |
| S | ARTICLE 15 | 16/12/2022 | 08/01/2023 |