Location
LAND AT LOW GRANGE FARM
SOUTH BANK
Proposal
Discharge of conditions 3(Phasing), 5(Levels), 6(Construction Hours), 7(Contaminated Land), 8(Contractors Parking), 9(Construction Traffic), 10(Noise), 11(Dust), 12(Noise Protection), 13(Landscaping), 14(Landscaping), 15(External Materials), 16(Hard Surface), 22(Flood Risk), 25(Foul and Surface Wate...
Application Type
Condition Discharge
Status
Approved
Parish(es)
Applicant
Miller Homes Ltd
Applicant's Address
Mr Andrew Wall
Agent
Miller Homes Ltd
Agent's Address
Mr Andrew Wall
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
-
Weekly List Expiry Date
-
Date Received
23/12/2024
Date Valid
07/01/2025
Expiry
25/09/2025
Consultation Expiry
-
associated_bldreg
-
Decision
CONDITION DISCHARGE GRANTED
Decision Date
23/09/2025
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 existing and proposed ground levels together with finished floor levels for the development hereby approved. The levels shall also be demonstrated by the use of sections through the site. REASON: To ensure a satisfactory form of development. |
| 3 | The working hours for all construction activities on this site shall be limited to between 08:00 and 18:00 hrs Mondays to Friday and 08:00 to 13:00 hrs Saturdays and not at all on a Sundays or Public Holidays. REASON: To ensure that the development would not have an adverse impact on neighbour amenity. |
| 4 | 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. |
| 5 | 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. |
| 6 | 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. |
| 7 | 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. |
| 8 | 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. |
| 9 | No development shall commence until a scheme for protecting the proposed dwellings from road traffic noise has been submitted to and approved in writing by the local planning authority; all works which form part of the Noise Scheme, unless related to an individual property, shall be completed before any of the dwellings identified as being affected by noise are occupied and any works to individual dwellings shall be completed before the dwelling to which it relates is occupied, unless otherwise agreed in writing as part of the phasing arrangements. REASON: To ensure that any occupiers of the proposed dwellings are adequately protected from existing road traffic noise. |
| 10 | Pursuant to the details submitted to Condition 1, a landscaping scheme (including the woodland buffer) shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of development. The details shall include size, type and species of plant, indicate the proposed layout and surfacing of all open areas and include details of a management for all areas of open space (including the woodland) on site. The submission shall include details of existing vegetation to remain on site and methods of protection during construction phases. The development on site shall take place in accordance with the details agreed in writing. REASON: To reserve the rights of the Local Planning Authority with regard to these matters. |
| 11 | All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with a phased programme of works, which has first been submitted to and agreed in writing with the Local Planning Authority prior to the commencement of development. Any trees or plants which within a period of five 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. |
| 12 | Details of the external materials to be used in the carrying out of this permission (including samples) shall be submitted to, and approved in writing by the Local Planning Authority, prior to the commencement of each phase of development and the development shall not be carried out except in accordance with the approved details. REASON: To ensure the use of satisfactory materials. |
| 13 | Details of materials to be used for all hard surfaces shall be submitted to, and approved in writing by the Local Planning Authority, prior to the commencement of each phase of the development and the development shall not be carried out except in accordance with the approved details. REASON: To ensure the use of satisfactory materials. |
| 14 | The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) 1037/02r3 (received by the Local Planning Authority on 12.06.2014) and the following mitigation measures detailed within the FRA: 1. Limiting the surface water run-off generated by the impermeable areas of the site to the existing greenfield run off rate so it will not exceed the run-off from the undeveloped site and not increase the risk of flooding off-site. The run off rate has been agreed as 3.5 l/s/ha of the impermeable area of development. Detailed calculations relating to the impermeable areas of each section of development will need to be carried out once finalised and submitted to the Local Planning Authority. 2. Mitigation measures as detailed in section 6.17 shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority. REASON: To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site and to reduce the risk of flooding to the proposed development and future occupants. |
| 15 | Development 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 Local Lead Flood Authority (LLFA). The detailed surface water drainage scheme shall include the following; • Calculations, incorporating SuDS solutions, for the whole site need to be provided and approved before any development works can progress (30% for climate change is recommended). • Details of adoption of Surface Water pumping station • Details of the adoption of the Surface Water drainage system, including SUDS • A Surface water Drainage Management Plan to include: - Timetable and phasing of construction of the drainage system - Details of any control structures - Measures to control silt levels entering the system and outfalling into any watercourse during the construction process • Submission and approval of a Management and Maintenance Plan prior to the occupation of a dwelling to include; - Plan showing surface water system that is to be adopted - Arrangements for the short and long term maintenance of SuDS elements 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. |
| 16 | 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. |
| 17 | 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. |
| 18 | Prior to the commencement of development on site full highway construction and layout details shall be submitted to and approved in writing by the local planning authority, to ensure the development is built in accordance with R&C Design Guide and Specification and hence to adoptable standards. The development shall then be completed in accordance with the approved details. REASON: To ensure a satisfactory layout and access in relation to highways safety. |
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| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Councillor I Attwood (SOUTH BANK) | 08/01/2025 | - |
| Councillor N Bendelow (SOUTH BANK) | 08/01/2025 | - |
| Engineering Team (Highways) | 08/01/2025 | - |
| Engineering Team (Highways) | 23/07/2025 | - |
| Engineers (Local Lead Flood Authority) | 08/01/2025 | - |
| Environment Agency | 08/01/2025 | - |
| Environmental Protection Team | 08/01/2025 | - |
| Environmental Protection Team | 04/02/2025 | - |
| Environmental Protection Team | 04/02/2025 | - |
| Natural England | 08/01/2025 | - |
| Northumbrian Water Ltd | 08/01/2025 | - |