Location
GRIPPS FARM
BROTTON ROAD
BROTTON
SALTBURN BY THE SEA
TS12 2QU
Proposal
CHANGE OF USE AND CONVERSION OF EXISTING FARM BUILDINGS TO FORM OFFICE AND GRANNY ANNEX INCLUDING NEW WINDOWS, DORMERS AND ROOF; CONVERSION OF EXISTING PIGGERIES TO FORM 2 HOLIDAY LETS; DEMOLITION OF REDUNDANT FARM BUILDINGS AND REPLACE WITH NEW BUILDING TO FORM FARM SHOP, LICENSED CAFE/ RESTAURANT ...
Application Type
Full
Status
Approved
Parish(es)
Skelton and Brotton CP
Applicant
MR SID McCAULEY
Applicant's Address
GRIPPS FARM
BROTTON ROAD
BROTTON
SALTBURN BY THE SEA
TS12 2QU
Agent
LJC Architectural Design
Agent's Address
Unit 309
Hub 2
Innovation Centre,
Vienna Court,
Kirkleatham Business Park,
REDCAR
TS10 5SH
Agent's work phone
Agent's email
Case Officer
Mrs H Conti
Case Officer Telephone
01287 612340
Case Officer Email
helen.conti@redcar-cleveland.gov.uk
Consultation Start
20/07/2023
Weekly List Expiry Date
-
Date Received
02/06/2023
Date Valid
17/07/2023
Expiry
04/12/2023
Consultation Expiry
18/08/2023
associated_bldreg
-
Decision
GRANT PLANNING PERMISSION
Decision Date
04/12/2023
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 received by the Local Planning Authority on 29/06/2023 - Site plan as proposed Amended 19 07 2023 received by the Local Planning Authority on 19/07/2023 - Site layout plan Amended 01 12 2023 received by the Local Planning Authority on 01/12/2023 - Plans and elevations of shop/cafe/resturant as proposed Amended 19 07 2023 received by the Local Planning Authority on 19/07/2023 - Access Arrangement Plan received on the 17/08/2023 received by the Local Planning Authority on 17/08/2023 - Drainage plan Amended 16 08 2023 received by the Local Planning Authority on 16/08/2023 - Plans and elevations of house and holiday lets as proposed Amended 16 08 2023 received by the Local Planning Authority on 16/08/2023 - Plans and elevations of agricultural building as proposed amended 05.10.2023 received by the Local Planning Authority on 05/10/2023 - Bat risk assessment report received by the Local Planning Authority on 17/07/2023 - Foul drainage assessment Amended 16 08 2023 received by the Local Planning Authority on 22/08/2023 - Klargester Sewage tank details received by the Local Planning Authority on 17/07/2023 REASON: To accord with the terms of the planning application. |
| 3 | 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 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. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site it relates to drainage details which are often the first works on site and relate to site preparation. |
| 4 | 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. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site it relates to drainage details which are often the first works on site and relate to site preparation. |
| 5 | 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. |
| 6 | The development hereby approved shall not be commenced until sightlines of 215m have been provided in accordance with the Access Arrangement Plan received by the Local Planning Authority on 17/08/2023. Such sightlines shall be retained thereafter in perpetuity, free of all obstructions over (600/1000mm) in height above the level of the adjacent highway. Reason: To ensure an adequate level of visibility is provided in accordance with the relevant criteria so that the use of said highway/junction does not prejudice the free flow of traffic or safety of highway users having regard for local policies and sections 9 and 12 of the NPPF. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site it relates to highway details which are often the first works on site and relate to site preparation. |
| 7 | No part of the development hereby approved shall be brought into use until the areas shown on the Site Plan as Proposed Amended 01.12.2023 received by the Local Planning Authority on 01/12/2023 for parking and manoeuvring of vehicles and cycles have been constructed and laid out in accordance with the approved plan, and thereafter such areas shall be retained solely for such purposes. Reason: To ensure a satisfactory form of development and in the interests of highway safety having regard for local policies and sections 9 and 12 of the NPPF. |
| 8 | The development hereby permitted shall not come into use until the highway works detailed below have been carried out in accordance with the submitted drawing(s) or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority: a) New radiuses; b) Removal and/or alteration of bull nose kerb units; c) Provision and surfacing of footway abuting access; and, d) Surfacing and/or area of hardstanding for vehicular access. Reason: In the interests of providing a safe means of access to the site by all modes of transport and to, minimise disruptions to the free flow of traffic having regard for local policies and sections 9 and 12 of the NPPF. |
| 9 | 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. |
| 10 | Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and/or re-enacting that Order) the farm shop/cafe building shall only be used as a farm shop/cafe and for no other purpose (including any other purpose in Class E) on the Schedule to the Town and Country Planning (Use Classes) Order 1987 or any provision equivalent to that Class in any Statutory Instrument revoking and/or re-enacting that Order). Reason: This use only is permitted and other uses, either within the same Use Class, or permitted by the Town and Country Planning (GPD) Order 2015 are not acceptable to the Local Planning Authority in this location because of the position outside of development limits. |
| 11 | The two proposed holiday let rooms hereby permitted shall be: (i) used for holiday purposes only; (ii) shall not be occupied as a person's sole, or main place of residence; The owners/operators shall maintain an up-to-date register of the names of all occupiers of the holiday accommodation, and of their main home addresses. The owner/operator shall advise the Local Planning Authority of the name and address of the holder of the records and shall make the information on the register available at all reasonable times to the Local Planning Authority. REASONS: In order to limit the scope of the use for a site outside of the limits to development in accordance with Local Plan Policy SD3. |
| 12 | The proposed office and annexe extension, hereby approved, to the farmhouse shall be used as ancillary accommodation to the main dwelling and not as a separate dwelling/office accommodation. REASON: The site is in a location where the occupation of the accommodation hereby permitted as a separate independent dwelling unit or office accommodation would be contrary to Local Plan Policy SD3 outside of development limits. |
| 13 | The development hereby permitted shall be carried out in accordance with the mitigation and compensation measures set out in the submitted Bat Risk Assessment Report by Ecosurv Ltd dated July 2023. To ensure protection of a species protected under the Wildlife and Countryside Act and compliance with Local Plan Policy N4 of the Redcar and Cleveland Local Plan which seeks to conserve and enhance the quality and diversity of the natural environment. |
| 14 | No external lighting shall be installed on site until plans showing the type of light appliance, the height and position of fitting, illumination levels and light spillage have been submitted to and approved in writing by the Local Planning Authority. The lighting approved shall be installed and maintained in accordance with the approved details. REASON: In the interests of the amenities of the area and to minimise unnecessary light spillage above and outside the development site in accordance with Policy SD4 of the Redcar and Cleveland Local Plan. |
| 15 | Prior to the development being brought into permitted end use, the developer must either submit evidence that the building was built post 2000 or carry out an intrusive pre-demolition asbestos survey in accordance with HSG264 and provide a mitigation plan to reduce risks to potential workers, neighbours and other offsite receptors. REASON: To ensure that risks from asbestos to the future users of the land and neighbouring land are minimised, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors |
| 16 | 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. |
| 17 | The proposal will require alterations to the existing highway and as such will require an Agreement under Section 278 of the 1980 Highways Act. The applicant is urged to consult early with the Highway Authority (tel: 01642 455 600) to discuss these proposals. This agreement must be completed and in place before work commences |
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 |
|---|---|---|
| Cleveland Police ALO - Steve Cranston | 23/08/2023 | - |
| Councillor B Hunt (BROTTON) | 17/07/2023 | - |
| Councillor B Hunt (BROTTON) | 19/07/2023 | - |
| Councillor G Cutler (BROTTON) | 19/07/2023 | - |
| Councillor G Cutler (BROTTON) | 17/07/2023 | - |
| Councillor M Fletcher (BROTTON) | 17/07/2023 | - |
| Councillor M Fletcher (BROTTON) | 19/07/2023 | - |
| DEFRA | 17/07/2023 | - |
| DEFRA | 19/07/2023 | - |
| Engineering Team (Highways) | 17/07/2023 | - |
| Engineering Team (Highways) | 17/08/2023 | - |
| Engineering Team (Highways) | 19/07/2023 | - |
| Engineers (Local Lead Flood Authority) | 17/07/2023 | - |
| Engineers (Local Lead Flood Authority) | 19/07/2023 | - |
| Engineers (Local Lead Flood Authority) | 22/08/2023 | - |
| Environment Agency | 17/07/2023 | - |
| Environment Agency | 19/07/2023 | - |
| Environment Agency | 22/08/2023 | - |
| Environmental Protection Team | 19/07/2023 | - |
| Environmental Protection Team | 17/07/2023 | - |
| Health & Safety-Food (Food Team) | 17/07/2023 | - |
| Health & Safety-Food (Food Team) | 19/07/2023 | - |
| Housing Area Services | 19/07/2023 | - |
| Housing Area Services | 17/07/2023 | - |
| Licensing Team | 17/07/2023 | - |
| Licensing Team | 19/07/2023 | - |
| Natural England | 19/07/2023 | - |
| Natural England | 17/07/2023 | - |
| Natural Heritage Manager | 17/07/2023 | - |
| Natural Heritage Manager | 19/07/2023 | - |
| Public Rights of Way | 19/07/2023 | - |
| Public Rights of Way | 17/07/2023 | - |
| Ramblers Association | 17/07/2023 | - |
| Ramblers Association | 19/07/2023 | - |
| Skelton and Brotton Parish Council | 17/07/2023 | - |
| Skelton and Brotton Parish Council | 19/07/2023 | - |
| Strategic Planning Team (Policy) | 05/10/2023 | - |
| Strategic Planning Team (Policy) | 19/07/2023 | - |
| Strategic Planning Team (Policy) | 22/08/2023 | - |
| Strategic Planning Team (Policy) | 17/07/2023 | - |
| Tourism | 17/07/2023 | - |
| Tourism | 19/07/2023 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| Station Street, Saltburn | - | - | - |
| 23 College Square Stokesley TS9 5DL | - | - | - |
| 3 Dorset road ts147dn | - | - | - |
| 47 foster street. brottom, ts12 2tp | - | 19/07/2023 | - |
| 2 whitehaven court redcar | - | - | - |
| The Villa, Brotton, Saltburn, TS12 2QT | - | - | - |
| 18 Captain Cooks Close, Staithes, North Yorkshire, TS13 5AP | - | 19/07/2023 | - |
| 48 coronation Street Carlin how Ts13 4dn | - | - | - |
| Brotton TS12 | - | - | - |
| Redroofs Saltburn Road Brotton | - | - | - |
| THE VILLA BROTTON ROAD BROTTON SALTBURN BY THE SEA TS12 2QT | 20/07/2023 | - | 10/08/2023 |
| 37 Newbury Road, Brotton, TS12 2XS | - | - | - |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| P | DEPARTURE | 21/07/2023 | 11/08/2023 |
| S | DEPARTURE | 28/07/2023 | 18/08/2023 |