Location
Ben Scott Playing Fields
Westfield Way
Loftus
Proposal
Discharge of conditions 3 (Artificial Grass Pitch), 4 (a,b,c,e)(Contaminated Land), 5 (Community Use Agreement), 6 (LLFA3), 7 (Highway works) and 8 (Cycle Parking) on planning approval R/2023/0486/FFM for replacement of changing cabin with a sports pavilion; provision of a 3G artificial pitch with a...
Application Type
Condition Discharge
Status
Approved
Parish(es)
Loftus CP
Applicant
Middlesbrough FC Foundation
Applicant's Address
Ms Lynsey Hall
Riverside Stadium
Middlesbrough
TS3 6RS
Agent
EDable Architecture Ltd.
Agent's Address
Ms Claire Margetts
The Kings Head
85 Bridge Street
Blyth
NE24 3AE
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
-
Weekly List Expiry Date
-
Date Received
29/10/2024
Date Valid
30/10/2024
Expiry
05/03/2025
Consultation Expiry
-
associated_bldreg
-
Decision
CONDITION DISCHARGE GRANTED
Decision Date
05/03/2025
Decision Level
-
| # | Condition Details |
|---|---|
| 1 | No development shall commence until details of the construction, design, enclosure and layout of proposed artificial grass pitch have been submitted to and approved in writing by the Local Planning Authority [after consultation with Sport England]. The artificial grass pitch shall not be constructed other than in accordance with the approved details. REASON: To ensure the development is fit for purpose and sustainable and to accord with Development Plan Policy REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site it relates to pitch details which are the first works on site and relate to site preparation. Informative: The applicant is advised that the design and layout of the [sports facility] should comply with the relevant industry Technical Design Guidance, including guidance published by Sport England, the Football Association and Football Foundation. Informative The applicant is advised that the pitch should be tested in accordance with The FA standard code of rules and be registered on the FA Register for 3G Football Turf Pitches. Informative– The applicant is advised that for any football match play to take place the pitch should be built in accordance with FIFA Quality Concept for Football Turf - FIFA Quality or International Match Standard (IMS) as a minimum. |
| 2 | 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 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. |
| 3 | Use of the development shall not commence until a community use agreement prepared in consultation with Sport England has been submitted to and approved in writing by the Local Planning Authority, and a copy of the completed approved agreement has been provided to the Local Planning Authority. The agreement shall apply to artificial grass pitch (and supporting facilities)and include details of pricing policy, hours of use, access by non-Middlesbrough FC Foundation teams, management responsibilities and a mechanism for review. The development shall not be used otherwise than in strict compliance with the approved agreement." Reason: To secure well managed safe community access to the sports facility/facilities, to ensure sufficient benefit to the development of sport and to accord with Development Plan Policy. Informative: Guidance on preparing Community Use Agreements is available from Sport England. http://www.sportengland.org/planningapplications/ For artificial grass pitches it is recommended that you seek guidance from the Football Association on pitch construction when determining the community use hours the artificial pitch can accommodate. |
| 4 | 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. |
| 5 | The development hereby permied shall not come into use until the highway works detailed below have been carried out in accordance with plans which are subsequently submitted to and approved in wring by the Local Planning Authority: a) The creation of a vehicular access onto Westfield Way only; b) The creation of a footway/footpath link that connects to existing highway infrastructure on Westfield Way; c) Installation of highway lighting on Westfield Way to ensure the proposed access is illuminated; d) Removal of the vehicular access on to Hummersea Lane (Seymour Hill Terrace). Including the introduction of a kerbline, footway, layby and bollards as required; e) Renewal of the point closure on Westfield Way. Including footway surfacing, kerb line renewal and bollards to ensure vehicular access is restricted; f) Relocation of existing highway bin; g) Relocation of existing knee rail; h) Highway drainage plan. Including the removal and/or relocation of existing highway drainage to facilitate the new vehicular access; and i) Full width carriageway surfacing of Westfield Way adjacent to the new 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 plan policy and sections 9 and 12 of the NPPF. |
| 6 | The development hereby approved shall not be brought into use until covered and secure cycle parking facilities, for 24 cycles, have been provided in accordance with drawings to be submitted to and approved in writing by the Local Planning Authority. Such drawings to show the position, design, materials and finishes thereof. Thereafter the cycle parking facilities shall be retained in perpetuity for the sole purpose of parking cycles. Reason: To promote use of cycles reducing traffic congestion and in the interests of the amenities of residents to ensure a satisfactory form of development having regard for local plan policy and sections 9 and 12 of the NPPF. |
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| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Councillor L White (LOFTUS) | 31/10/2024 | - |
| Councillor T Gray (LOFTUS) | 31/10/2024 | - |
| Councillor W M Davies (LOFTUS) | 31/10/2024 | - |
| Engineering Team (Highways) | 31/10/2024 | - |
| Engineering Team (Highways) | 05/11/2024 | - |
| Engineers (Local Lead Flood Authority) | 31/10/2024 | - |
| Environmental Protection Team | 31/10/2024 | - |
| Sport England | 21/11/2024 | - |
| Sport England | 12/02/2025 | - |
| Sport England | 31/10/2024 | - |