Location
FORMER COKE OVENS SITE
JOHN BOYLE ROAD
SOUTH BANK
Proposal
Outline planning permission for general industry and storage and distribution facilities with office accommodation, with all matters reserved.
Application Type
Outline Application Major
Status
Approved
Parish(es)
Applicant
South Tees Developments Limited
Applicant's Address
.
South Tees Developments Limited
St Nicholas' St
Newcastle upon Tyne
NE1 1TH
Agent
Miss Olivia Powell
Agent's Address
Miss Olivia Powell
St Nicholas Building
St Nicholas' St
Newcastle upon Tyne
NE1 1TH
Agent's work phone
Agent's email
Case Officer
Mr D Pedlow
Case Officer Telephone
01287 612546
Case Officer Email
David.Pedlow@redcar-cleveland.gov.uk
Consultation Start
14/03/2025
Weekly List Expiry Date
-
Date Received
24/01/2025
Date Valid
24/02/2025
Expiry
28/11/2025
Consultation Expiry
09/04/2025
associated_bldreg
-
Decision
GRANT OUTLINE CONSENT
Decision Date
27/11/2025
Decision Level
-
| # | Condition Details |
|---|---|
| 1 | In accordance with the phasing plan agreed through the discharge of condition 3, details of the: • Appearance; • Landscaping; • Layout; • Access; and • Scale (hereafter called "the reserved matters) shall be submitted to and approved in writing by the Local Planning Authority before that phase of the development shall take place. The development shall be carried out as approved, unless otherwise agreed in writing. REASON: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004. |
| 2 | Application for approval of reserved matters for the first phase of the development must be made no later than the expiration of three years beginning with the date of this permission, and the first phase of the development must be begun not later than the expiration of two years from the first approval of all reserved matters. The application for approval of the reserved matters for the subsequent phases of development shall be made to the Local Planning Authority before the expiration of 15 years from the date of this permission and each phase must be begun not later than the expiration of two years from the approval of all reserved matters for that phase of development. REASON: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990, as amended by the Planning and Compulsory Purchase Act 2004. |
| 3 | No development shall commence until a phasing plan for the application site has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved phasing plan unless otherwise approved in writing with the Local Planning Authority. The applicant reserves the right to amend the phasing plan. REASON: To ensure that the development takes place in accordance with the principles, parameters and application submission. REASON FOR PRE-COMMENCEMENT: A pre-commencement condition is required as the a Phasing Plan will establish the first phase of development to proceed. |
| 4 | Prior to the first occupation of the development, hereby approved, boundary walls and fences for that phase of the development shall have been erected in accordance with a scheme that has first been submitted to and agreed in writing with the Local Planning Authority. The boundary walls and fences shall thereafter be maintained unless the express consent of the Local Planning Authority is given. REASON: To ensure that any boundary treatments would accord with policy SD4 of the Redcar and Cleveland Local Plan by respecting the character of the site and the surroundings and raising no significant adverse impact on neighbouring occupiers. |
| 5 | Prior to any phase of the development hereby approved becoming operational, 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. |
| 6 | 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 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. |
| 7 | Prior to any development above damp proof course of any phase of the development, details of the external materials to be used in the carrying out of this permission 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. |
| 8 | Prior to the construction of the final surface treatment, for any hard surfaced areas of any phase of the development, 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. |
| 9 | Prior to the commencement of each phase of the development a Construction Environmental Management Plan (CEMP) for that phase of the development shall be submitted to and approved in writing by the Local Planning Authority. The approved CEMP shall be adhered to throughout the construction period. The CEMP shall set out and include the following details: i The method to be used to control the emission of dust, noise and vibration from construction works, including any details of any mitigation measures required; ii Measures to control the deposit of mud and debris on adjoining public highways iii Site fencing and security iv Temporary contractors’ buildings, plant, storage of materials, lighting and parking for site operatives v The use of temporary generators vi The arrangement or turning of vehicles within the site so that they may enter and leave in forward gear vii A risk assessment of construction activities with potentially damaging effects on local ecological receptors including any measures to protect those receptors during construction viii Roles and responsibilities for the implementation of the CEMP requirements and measures. REASON: In the interest of neighbour amenity, highways safety and protection of sites of ecological value in accordance with policies SD4 and N4 of the Redcar and Cleveland Local Plan. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site as it relates to construction details which are often the first works on site and relate to site preparation. |
| 10 | 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 on any phase of the development 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. |
| 11 | Prior to the commencement of any phase 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. |
| 12 | Prior to the commencement of any phase of the development, or in such extended time as may be agreed in writing 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. |
| 13 | No phase of the development, shall 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. |
| 14 | The development hereby approved shall not provide more than (a) 106,628sqm of floorspace (Gross Internal Area) and (b) any amount of floorspace which when added to that provided pursuant to planning permissions R/2020/0357/OOM and R/2022/0355/FFM gives a total which exceeds 418,000sqm (Gross Internal Area), unless evidence is submitted to and approved by the local planning authority (in consultation with National Highways) that any additional floorspace above these stated amounts is acceptable in respect of the safe and efficient operation of the highway network. Reason: To ensure that the A174 & A1053 continue to serve their purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980, in the interests of road safety. |
| 15 | Prior to the commencement of each phase of the development, a construction traffic management plan for that phase of the development shall be submitted to and agreed in writing with the Local Planning Authority. The scheme hereby approved shall then be implemented in accordance with the construction traffic management plan unless first agreed in writing with the Local Planning Authority. REASON: To ensure that the development does not have an adverse impact on the highway network in accordance with policy SD4 of the Redcar and Cleveland Local Plan. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site as the information relates to construction activity and site preparation. |
| 16 | Prior to each phase of the development first coming into use, a Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented in accordance with the approved Travel Plan, unless otherwise agreed in writing. REASON: To ensure that the end users can make an informed choice as to the method of sustainable transport. |
| 17 | Any subsequent application for Reserved Matters consent that seeks approval for ‘access’ and/or ‘layout’ shall include evidence that the submitted layout plans have been developed, whilst having regard to the requirement to provide access to, through and from the site to those not using motorised vehicles, i.e. by foot and cycle. The submission shall demonstrate that the development makes reasonable endeavours to provide links and all reasonable opportunities have been taken to provide appropriate links. The submission shall include full details of the links and routes, including surface materials, levels and associated infrastructure e.g. lighting. REASON: To ensure that the site is attractive to users, other than those using motorised vehicles, in the interests of sustainability and inclusivity. |
| 18 | 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. |
| 19 | The development shall not commence until a Habitat Management and Monitoring Plan (the HMMP), prepared in accordance with the approved Biodiversity Gain Plan has been submitted to, and approved in writing by, the local planning authority and including: (a) a non-technical summary; (b) the roles and responsibilities of the people or organisation(s) delivering the [HMMP]; (c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan; (d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and (e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority. REASON: To ensure the delivery of biodiversity net gain. REASON FOR PRE-COMMENCEMENT: To ensure the delivery of biodiversity net gain at the appropriate time within the development process. |
| 20 | Prior to the occupation of any phase of the development, a Lighting Strategy shall be submitted to approved in writing by the Local Planning Authority. Thereafter development will be implemented in accordance with the approved details, unless otherwise agreed in writing. REASON: To ensure the satisfactory implementation of the approved scheme in the interests of the visual amenity of the locality and the appearance of the development. |
| 21 | Prior to the commencement of development of each phase of development plans showing the existing and proposed ground levels over the site together with finished floor levels and maximum building heights 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 ensure a satisfactory relationship between existing and proposed buildings in accordance with policy SD4 of the Local Plan. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site as construction activity and site preparation can change existing levels resulting in increased ground levels which the authority needs to consider. |
| 22 | Prior to the commencement of development, an updated Habitats Regulations Assessment shall be submitted in support of any Reserved Matters application. The HRA shall confirm, based on the details of the development and its processes that the development will not give rise to significant adverse impacts on the Teesmouth and Cleveland Coast SPA and Ramsar sites. Where significant impacts not previously identified are assessed to arise from the detailed scheme, the additional information shall set out those mitigation measures to be employed to minimise or eliminate such impacts. REASON: To update the Habitats Regulations Assessment based on the detailed schemes. REASON FOR PRE-COMMENCEMENT: To ensure any development considers any impacts on the Teesmouth and Cleveland Coast SPA and Ramsar sites at the appropriate time of the planning process. |
| 23 | 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 |
|---|---|---|
| Business Growth Team | 04/03/2025 | - |
| Cleveland Police ALO - Steve Cranston | 04/03/2025 | - |
| Councillor I Attwood (SOUTH BANK) | 04/03/2025 | - |
| Councillor N Bendelow (SOUTH BANK) | 04/03/2025 | - |
| Engineering Team (Highways) | 04/03/2025 | - |
| Engineers (Local Lead Flood Authority) | 04/03/2025 | - |
| Environment Agency | 04/03/2025 | - |
| Environmental Protection Team | 04/03/2025 | - |
| Greener Future - Climate Change | 04/03/2025 | - |
| Health & Safety-Food (Food Team) | 04/03/2025 | - |
| Health and Safety Executive | 04/03/2025 | - |
| National Highways | 04/03/2025 | - |
| Natural England | 04/03/2025 | - |
| Natural Heritage Manager | 04/03/2025 | - |
| NEAR Ltd (Archaeological Services) | 04/03/2025 | - |
| Northumbrian Water Ltd | 04/03/2025 | - |
| South Tees Development Company | 04/03/2025 | - |
| Strategic Planning Team (Policy) | 04/03/2025 | - |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| S | ARTICLE 15 | 19/03/2025 | 09/04/2025 |
| P | ARTICLE 15 | 14/03/2025 | 04/04/2025 |