Location
LAND AT FORMER UPSALL HOUSE CARE HOME
UPSALL HOUSE
MIDDLESBROUGH ROAD
NUNTHORPE
MIDDLESBROUGH
TS7 0LD
Proposal
Section 73 application for variation of conditions 2 (approved plans), 12 (adoptable road layout) and 13 (off-site highway works) of planning approval R/2023/0861/FFM for amended house types and related highways construction works
Application Type
Variation Condition
Status
Approved
Parish(es)
Guisborough CP
Applicant
Upsall Residential Care Ltd
Applicant's Address
14 Maricott Court
Holywell Business Park
Northfield Rd
Southam
Warricks
CV47 0FT
Agent
Orbis Town Planning Ltd
Agent's Address
Mr Paul Robinson
Rivers Lodge
West Common
Harpenden
AL52JD
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
24/07/2025
Weekly List Expiry Date
-
Date Received
24/07/2025
Date Valid
24/07/2025
Expiry
15/10/2025
Consultation Expiry
30/08/2025
associated_bldreg
-
Decision
GRANT PLANNING PERMISSION
Decision Date
15/10/2025
Decision Level
-
| # | Condition Details |
|---|---|
| 1 | The development hereby permitted shall be carried out in accordance with the following approved plans: - Proposed House Type A Option 1 received by the Local Planning Authority on 24/07/2025 - Proposed House Type B received by the Local Planning Authority on 24/07/2025 - Proposed House Type A Option 2 received by the Local Planning Authority on 24/07/2025 - Previously Approved Site Plan received by the Local Planning Authority on 24/07/2025 - Proposed House Type B Plot 8 received by the Local Planning Authority on 24/07/2025 - Proposed House Type C received by the Local Planning Authority on 24/07/2025 - General Arrangement Amended received by the Local Planning Authority on 10/10/2025 - Proposed Site Plan Amended received by the Local Planning Authority on 10/10/2025 - Fire Tender Swept Path Amended received by the Local Planning Authority on 10/10/2025 - Refuse Vehicle Swept Path Amended received by the Local Planning Authority on 10/10/2025 - Site location plan received by the Local Planning Authority on 14/12/2023; REASON: To accord with the terms of the planning application. |
| 2 | Prior to the commencement 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. |
| 3 | 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 Lead Local Flood Authority. 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 and Local Plan Policy SD7. 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 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. |
| 5 | 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. |
| 6 | 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. |
| 7 | 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. |
| 8 | Fully detailed drawings illustrating the design and materials of roads, footpaths and other adoptable open spaces shall be submitted to and approved in writing by the Local Planning Authority prior to the start of construction on site. The development shall be carried out in accordance with the approved details. REASON: To ensure a satisfactory form of development and in the interests of highway safety having regard for Local Plan Policy SD4 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 works which are often the first works on site and relate to site preparation. |
| 9 | The development hereby approved shall not be commenced until sightlines of 90m have been provided at the point of vehicular access. Such sightlines shall be retained thereafter in perpetuity, free of all obstructions over (600mm) 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 Plan Policy 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 visibility at the point of vehicular access which relates to site preparation. |
| 10 | The development hereby approved shall not be commenced until a detailed method of works statement has been submitted to and approved in writing by the Local Planning Authority. Such statement shall include at least the following details; a) Routing of construction traffic, including signage where appropriate; b) Arrangements for site compound and contractor parking; c) Measures to prevent the egress of mud and other detritus onto the public highway; d) A jointly undertaken dilapidation survey of the adjacent highway; e) Program of works; and, f) Details of any road/footpath closures as may be required. The development must be carried out in accordance with the approved details. REASON: To ensure that the development can be carried out in a manner that will not be to the detriment of amenity of local residents, free flow of traffic or safety of highway users having regard for Local Plan Policy SD4. |
| 11 | The development hereby approved shall not be occupied until the internal roads as shown on the approved drawing 3735 C-02 PROPOSED SITE PLAN rev F’ have been constructed, surfaced to at least a basecourse level and lit. REASON: To ensure the satisfactory design of the internal road layout and in the interests of free flow of traffic, safety of highway users and amenity of residents having regard for Local Plan Policy and sections 9 and 12 of the NPPF and Redcar and Cleveland Local Plan SD4. |
| 12 | 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) 3735 C-02 PROPOSED SITE PLAN rev F’or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority: a) Creation of an adoptable carriageway access, linking to the A171 / Middlesbrough Road; b) Provision of suitable footway arrangements that link to the existing facility; c) Road lining; and, d) Signage commensurate with the proposed access arrangements. 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 SD4 and sections 9 and 12 of the NPPF |
| 13 | 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. |
| 14 | 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 of the Local Plan. |
| 15 | 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. |
| 16 | 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. |
| 17 | Prior to the first occupation of the development, hereby approved, boundary walls and fences 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. |
| 18 | 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. |
| 19 | Prior to the occupation of the development hereby approved, the east facing windows of the dwelling on Plot 8 shall contain obscure glazing. The glazing should be obscurity level 4 or above and maintained and retained for the lifetime of the development. REASON: To protect the amenity of neighbouring occupiers in accordance with Local Plan Policy SD4 and Design of Residential Areas Supplementary Planning Document |
| 20 | The supplied Mitigation Measures as detailed within Chapter 5.2 of the Preliminary Ecological Appraisal and Bat Survey Results document received by the local planning authority on 14/12/2023 shall be implemented in accordance with the details in Chapter 5.2. REASON: In the interests of protecting the ecology with Local Plan Policy SD4 and N4. |
| 21 | Prior to construction on site, tree protection measures detailed within the Arboricultural Impact Assessment received by the local planning authority on 14/12/2023 shall be implemented. The protection works shall be carried out in accordance with BS5837 ' Trees in Relation to Design, Demolition and Construction. All tree work is to be undertaken in accordance with British Standard BS 3998:2010, Recommendations for tree work. REASON: To ensure protection of remaining trees on site |
| 22 | Informative Note: The development shall be commenced in accordance with the terms of permission R/2023/0861/FFM which stated 'The development shall not be begun later than the expiration of THREE YEARS from the date of this permission.' The original permission was granted on 02/07/2024 |
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| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Councillor B Clarke (GUISBOROUGH) | 24/07/2025 | - |
| Councillor B Suthers (GUISBOROUGH) | 24/07/2025 | - |
| Councillor C Morgan (ORMESBY) | 24/07/2025 | - |
| Councillor G Nightingale (ORMESBY) | 24/07/2025 | - |
| Councillor I Hart (ORMESBY) | 24/07/2025 | - |
| Councillor L Belshaw (GUISBOROUGH) | 24/07/2025 | - |
| Engineering Team (Highways) | 25/09/2025 | - |
| Engineering Team (Highways) | 24/07/2025 | - |
| Environmental Protection Team | 24/07/2025 | - |
| Environmental Protection Team | 24/07/2025 | - |
| Guisborough Town Council | 24/07/2025 | - |
| Housing Standards | 24/07/2025 | - |
| Natural England | 24/07/2025 | - |
| Northumbrian Water Ltd | 24/07/2025 | - |
| Strategic Planning Team (CA & LB) | 24/07/2025 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| 8 GUISBOROUGH ROAD NUNTHORPE MIDDLESBROUGH TS7 0LB | 24/07/2025 | - | 14/08/2025 |
| 2 GUISBOROUGH ROAD NUNTHORPE MIDDLESBROUGH TS7 0LB | 24/07/2025 | - | 14/08/2025 |
| 4 GUISBOROUGH ROAD NUNTHORPE MIDDLESBROUGH TS7 0LB | 24/07/2025 | - | 14/08/2025 |
| 6 GUISBOROUGH ROAD NUNTHORPE MIDDLESBROUGH TS7 0LB | 24/07/2025 | - | 14/08/2025 |
| 2 UPSALL HALL GARDENS MIDDLESBROUGH ROAD NUNTHORPE MIDDLESBROUGH TS7 0PG | 24/07/2025 | - | 14/08/2025 |
| 4 UPSALL HALL GARDENS MIDDLESBROUGH ROAD NUNTHORPE MIDDLESBROUGH TS7 0PG | 24/07/2025 | - | 14/08/2025 |
| FLAT 3 UPSALL LODGE MIDDLESBROUGH ROAD NUNTHORPE MIDDLESBROUGH TS7 0LD | 24/07/2025 | - | 14/08/2025 |
| 3 UPSALL HALL GARDENS MIDDLESBROUGH ROAD NUNTHORPE MIDDLESBROUGH TS7 0PG | 24/07/2025 | - | 14/08/2025 |
| 1 UPSALL HALL GARDENS MIDDLESBROUGH ROAD NUNTHORPE TS7 0PG | 24/07/2025 | - | 14/08/2025 |
| FLAT 2 UPSALL LODGE MIDDLESBROUGH ROAD NUNTHORPE MIDDLESBROUGH TS7 0LD | 24/07/2025 | - | 14/08/2025 |
| UPSALL LODGE MIDDLESBROUGH ROAD NUNTHORPE MIDDLESBROUGH TS7 0LD | 24/07/2025 | - | 14/08/2025 |
| UPSALL HALL MIDDLESBROUGH ROAD NUNTHORPE MIDDLESBROUGH TS7 0PG | 24/07/2025 | - | 14/08/2025 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| P | LISTED BUILDING SEC 67 | 08/08/2025 | 30/08/2025 |
| S | LISTED BUILDING SEC 67 | 25/07/2025 | 15/08/2025 |
| P | DEPARTURE | 08/08/2025 | 30/08/2025 |
| S | DEPARTURE | 25/07/2025 | 15/08/2025 |