Location
GISBOROUGH HALL
WHITBY LANE
GUISBOROUGH
TS14 6PT
Proposal
Change of use and conversion of part of ground floor of the modern wing of Hotel to create Spa facilities including swimming pool, associated external development to include treatment and relaxation huts and landscaping. Extension to existing biomass building
Application Type
Conservation Area Major
Status
Approved
Parish(es)
Guisborough CP
Applicant
Gisborough Hotels Ltd
Applicant's Address
Gisborough Hotels Ltd
Gisborough Hall, Whitby Lane
Guisborough
TS14 6PT
Agent
B.Planning Ltd
Agent's Address
Ms Maria Boyce
Studio 1 Ironworks
David Street
Holbeck
Leeds
LS11 5FA
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
14/01/2025
Weekly List Expiry Date
-
Date Received
23/12/2024
Date Valid
14/01/2025
Expiry
16/06/2025
Consultation Expiry
28/02/2025
associated_bldreg
-
Decision
GRANT PLANNING PERMISSION
Decision Date
16/06/2025
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: - Site location plan (Dwg no: 103) received by the Local Planning Authority on 11/06/2025 - Site Block Plan (Dwg no: 102 Rev B) received by the Local Planning Authority on 11/06/2025 - Demolitions received by the Local Planning Authority on 23/12/2024 - Proposed site plan (Dwg no: 105 and 106 Rev B) received by the Local Planing Authority on 16/06/2025 - Proposed section elevations (dwg no: 108 Rev B) received by the Local Planning Authority on 11/06/2025 - Proposed ground floor plan (Dwg no: 653-B1.01 Rev 05) received by the Local Planning Authority on 23/12/2024 - Proposed north and west elevation plan (Dwg no: 653-B1.02 Rev 05) received by the Local Planning Authority on 23/12/2024 - Proposed east plan (Dwg no: 653-B1.03 Rev 03) received by the Local Planning Authority on 23/12/2024 - Layout for foul drainage plan (Dwg no: 24123-GA-101 Rev A) received by the Local Planning Authority on 27/03/2025 - Tree and hedge removal plan (Dwg no: 109 Rev A) received by the Local Planning Authority on 11/06/2025 - Sauna hut elevations (Dwg no 110) received by the Local Planning Authority on 11/06/2025 - Snug hut elevations (Dwg no: 111) received by the Local Planning Authority on 11/06/2025 - Salt steam hut elevations (Dwg no: 112) received by the Local Planning Authority on 11/06/2025 - Lighting locations plan (Dwg no: 200 Rev A) received by the Local Planning Authority on 11/06/2025 - Proposed drainage plan (Dwg no: 201) received by the Local Planning Authority on 11/06/2025 - Proposed Bio-Mass extension elevations (Dwg no: 114 rev A) received by the Local Planning Authority on 11/06/2025 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 | Development may not be begun unless: a biodiversity gain plan has been submitted to the planning authority; and the planning authority has approved the plan. The biodiversity gain plan must include : - information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat; - the pre-development biodiversity value of the onsite habitat; - the post-development biodiversity value of the onsite habitat; - any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development; - any biodiversity credits purchased for the development; and - any such other matters as the Secretary of State may by regulations specify. REASON : To enhance biodiversity in accordance with the National Planning Policy Framework. REASON FOR PRE COMMENCEMENT CONDITION - To ensure the statutorily required Biodiversity Net Gain is achieved and in accordance with paragraph 13 of Schedule 7A of the Town and Country Planning Act 1990 Article 35 of the Town and Country Planning (Development Management Procedure) (England) Order 2015. |
| 6 | No work of any kind shall take place on the site until the protective fence (s) and ground protection measures have been installed around the retained trees in the position and to the specification shown on the 'Tree Protection Plan - Page 38 'of the Arboricultural Report submitted to the local planning authority on the 23/12/2024. The approved fence(s)/root protection shall be in place before any equipment, machinery or materials are brought on to the site for the purposes of the development and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Within the fenced area(s) there shall be no scaffolding, no stockpiling of any materials or soil, no machinery or other equipment parked or operated, no traffic over the root system, no changes to the soil level, no excavation of trenches, no site huts, no fires lit, no dumping of toxic chemicals and no retained trees shall be used for winching purposes. The protection works shall be carried out in accordance with BS5837 ' Trees in Relation to Design, Demolition and Construction and details contained within Chapter 5 : Arboricultural Method Statement of the Arboricultural Report received by the local planning authority on 23/12/2024 If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the council. REASON: To protect the retained trees from damage during construction, including all ground works and works that may be required by other conditions REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site it relates protected trees which may be damaged or destroyed during site preparation or construction. |
| 7 | 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. |
| 8 | 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, and where remediation is necessary a remediation scheme must be prepared 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. Following completion of the development a report must be submitted confirming that unexpected contamination was not encountered during the development. 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. |
| 9 | Prior to construction of the external spa buildings, full details and/or samples of cladding and roofing materials shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details. REASON: To safeguard the special character of the listed building and the conservation area as required by policies HE1 and HE2 of the adopted Local Plan. |
| 10 | 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, HE1 and HE2 of the Local Plan. |
| 11 | 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. |
| 12 | Prior to (occupation of the first completed dwelling on the site / occupation 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. |
| 13 | 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. |
| 14 | Prior to installation of the equipment to control the emission of fumes and smell from the premises, a scheme of works (to be installed in accordance with manufacturer’s instructions) shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be brought into end use until the approved extraction equipment has been installed in accordance with manufacturer’s instructions and approved in writing by the Local Planning Authority. All equipment installed as part of the approved scheme shall thereafter be retained, operated and maintained in accordance with that approval. REASON: In the interests of the amenity of the area in accordance with the aims of Redcar and Cleveland Local Plan Policy SD4. |
| 15 | 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 and to safeguard the special character of the listed building and the conservation area as required by policies HE1 and HE2 of the adopted Local Plan. |
| 16 | The development hereby approved shall be completed in accordance with additional surveying and timings detailed within the the Preliminary Ecological Appraisal Report received by the Local Planning Authority on 23/12/2024. REASON: To protect ecology within the site in accordance with Local Plan Policy N4. |
| 17 | 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. |
| 18 | The applicant is advised by Cleveland Policy to actively seek Secured By Design accreditation, full information is available within the SBD Commercial 2023 Guide at www.securedbydesign.com. The Designing Out Crime Officer encourages contact from applicant/agent at the earliest opportunity |
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| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Aboricultural Officer | 14/01/2025 | - |
| Business Growth Team | 14/01/2025 | - |
| Cleveland Police ALO - Steve Cranston | 14/01/2025 | - |
| Councillor B Clarke (GUISBOROUGH) | 14/01/2025 | - |
| Councillor B Suthers (GUISBOROUGH) | 14/01/2025 | - |
| Councillor L Belshaw (GUISBOROUGH) | 14/01/2025 | - |
| Engineering Team (Highways) | 14/01/2025 | - |
| Engineers (Local Lead Flood Authority) | 14/01/2025 | - |
| Environmental Protection Team | 14/01/2025 | - |
| Greener Future - Climate Change | 14/01/2025 | - |
| Guisborough Town Council | 14/01/2025 | - |
| Health & Safety-Food (Food Team) | 14/01/2025 | - |
| Income and Funding Officer | 14/01/2025 | - |
| Natural England | 14/01/2025 | - |
| North York Moors National Park | 14/01/2025 | - |
| Northumbrian Water Ltd | 14/01/2025 | - |
| Northumbrian Water Ltd | 20/02/2025 | - |
| Northumbrian Water Ltd | 09/04/2025 | - |
| Place Investment Team | 14/01/2025 | - |
| Strategic Planning Team (CA & LB) | 14/01/2025 | - |
| Tourism | 14/01/2025 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| FLAT 4 GISBOROUGH HOUSE WHITBY LANE GUISBOROUGH TS14 6PT | 14/01/2025 | - | 04/02/2025 |
| GISBOROUGH HOUSE WHITBY LANE GUISBOROUGH TS14 6PT | 14/01/2025 | - | 04/02/2025 |
| FLAT 2 GISBOROUGH HOUSE WHITBY LANE GUISBOROUGH TS14 6PT | 14/01/2025 | - | 04/02/2025 |
| FLAT 3 GISBOROUGH HOUSE WHITBY LANE GUISBOROUGH TS14 6PT | 14/01/2025 | - | 04/02/2025 |
| FLAT 5 GISBOROUGH HOUSE WHITBY LANE GUISBOROUGH TS14 6PT | 14/01/2025 | - | 04/02/2025 |
| STUD GROOMS COTTAGE GISBOROUGH HOUSE WHITBY LANE GUISBOROUGH TS14 6PT | 14/01/2025 | - | 04/02/2025 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| P | DEPARTURE | 07/02/2025 | 28/02/2025 |
| P | AFFECTS SETTING OF LB | 07/02/2025 | 28/02/2025 |
| S | DEPARTURE | 17/01/2025 | 07/02/2025 |
| S | AFFECTS SETTING OF LB | 17/01/2025 | 07/02/2025 |