Agenda item

Consideration was given to reserved matters application for 23/0061/REM, Castlegate Shopping Centre, Multi Storey Car Park and Former Swallow Hotel, High Street, Stockton-on-Tees.

 

Outline planning permission with all matters reserved was approved by Planning Committee on the 9 August 2021, for demolition of existing structures, including shopping centre, hotel and multi storey car park for the erection of new mixed use building(s) incorporating Use Classes E and/or F1 and/or F2, re-alignment and bridging over the A1305, creation of new urban park, performance space and pavilions, public realm improvements, and associated hard and soft landscaping, parking, vehicular access, highways alterations and servicing provision (21/0786/OUT). Work had commenced on the demolition and work was ongoing.

 

The application sought reserved matters approval for phases 3-9 of the development which is generally the new urban park, bridge and road alignment changes.

 

The vision remained to deliver transformational change within Stockton Town Centre through the demolition of the Castlegate Shopping Centre and consolidation of Stockton Town Centre’s retail offer to address the oversupply of retail floor space within the Town Centre, which had now already occurred. The park was designed to be a destination with multiple spaces for events and part of a wider strategy to reduce reliance on retail and address the unit vacancy rates. The layout of the park was informed by the historic burgage plots and the east west movement route from High Street to the Riverside. Overlaying this was the free flowing “cultural ribbon” that leads people through the park to the event spaces and link to areas of “cultural confetti” - features that told the heritage stories of Stockton. The ‘ribbon’ was a trail through the park and the ‘confetti’ were points with heritage interpretation along the way.

 

The application had been considered in full and there were no policy or consultation objections to the proposals subject to a number of conditions which had been recommended.

 

The application was recommended for approval with conditions.

 

The consultees that had been notified and the comments that had been received were detailed within the main report.

 

Neighbours were notified and the comments received were detailed within the main report.

 

The planning policies and material planning considerations that were relevant to the consideration of the application were contained within the main report.

 

The Planning Officers report concluded that overall, the submitted details had been considered and were broadly compliant with the approved parameters of the outline planning permission, therefore the application was recommended for approval with conditions as detailed within the main report.

 

A representative from the architects involved in developing the scheme gave Members a 5-minute presentation explaining the design approach. The main topics highlighted were as follows;

 

- The park would reflect the rich heritage of Stockton including the strong connection between the high street and the river, Stockton’s rail heritage with rail routes mapped out in the park as well as great stories of the fascinating shops and amazing produce that was located in the area where the Castlegate Centre once stood.

 

- Finkle street was to be pedestrianised with cafes and bars, and Finkle Square would be much greener with tactile materials used in its development for the public to enjoy with opportunities for markets to be held. Finkle Gardens would be a domestic space with planting and leisure space with a mini amphitheatre.

 

- There was a large play area currently being developed, an oval lawn and a big event space, family picnic areas as well as a bridge leading to the proposed amphitheatre which would hold large events.

 

- Further north would be an adventure play area with large swings as well as a sheltered area for food and beverages.

 

- The high street frontage would be very open attracting people to the park area and this was also where the local bus stops would be located.

 

- Members were presented with visuals of how the proposal would look including that of the urban park and waterfront.

 

Members were given the opportunity to ask questions / make comments. These could be summarised as follows;

 

- This was a fine example of urban regeneration which had the wow factor and was extremely exciting.

 

- It was recommended that as the development was over various levels, appropriate handrails and seating must be included to accommodate all members of the public.

 

- Finkle Street was incredibly important to the Town and needed to be developed sensitively.

 

- The development was a full Borough project which the people of Stockton deserved.

 

- A request was made that in terms of greenery, bushes were low lying and maintained so they did not overgrow and take over.

 

- Brief discussion was had relating to the long narrow pieces of land which were rented out to people and businesses known as Burges and how this would be represented.

 

Officers were given the opportunity to respond to comments/issues raised. Their responses could be summarised as follows;

 

- Officers explained that the ethos of the development was to reinforce the link back to Stockton’s history, allowing linkage through visual interpretation.

 

- In terms of the request for low lying bushes, conditions would be in place to control final landscaping and maintenance.

 

A vote took place, and the application was approved.

 

RESOLVED that planning application 23/0061/REM be approved subject to the following conditions and informatives;

 

01 Approved Plans

The development hereby approved shall be in accordance with the following approved plan(s);

 

Plan Reference Number Date Received

SUPW-RWD-00-XX-DR-L-2105 REV P6 17 May 2023

SUPW-RYD-00-XX-DR-L-2000 REV P8 17 May 2023

SUPW-RYD-00-XX-DR-L-2001 REV P6 17 May 2023

SUPW-RYD-00-XX-DR-L-2101 REV P5 17 May 2023

SUPW-RYD-00-XX-DR-L-2102 REV P6 17 May 2023

SUPW-RYD-00-XX-DR-L-2103 REV P5 17 May 2023

SUPW-RYD-00-XX-DR-L-2104 REV P5 17 May 2023

SUPW-RYD-00-XX-DR-L-2108 REV P5 17 May 2023

SUPW-RYD-00-XX-DR-L-2109 REV P6 17 May 2023

SUPW-RYD-00-XX-DR-L-2700 REV P5 17 May 2023

SUPW-RYD-00-XX-DR-L-2701 REV P4 17 May 2023

SUPW-RYD-00-XX-DR-L-2702 REV P4 17 May 2023

SUPW-RYD-00-XX-DR-L-2703 REV P4 17 May 2023

SUPW-RYD-00-XX-DR-L-2704 REV P4 17 May 2023

SUPW-RYD-00-XX-DR-L-2710 REV P4 17 May 2023

SUPW-RYD-00-XX-DR-L-7000 REV P5 17 May 2023

SUPW-RYD-00-XX-DR-L_2106 REV P5 17 May 2023

STCMP-RYD-00-ZZ-DR-A-01000-S2-P5 12 January 2023

SUPW-RYD-00-XX-DR-L-0100-S2-P1 12 January 2023

SUPW-RYD-XX-XX-DR-A-4001-S2-P2 12 January 2023

SUPW-RYD-XX-XX-DR-A-4002 -S2-P2 12 January 2023

SUPW-RYD-XX-XX-DR-A-4003-S2-P2 12 January 2023

SUPW-RYD-XX-XX-DR-A-4004-S2-P2 12 January 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01122_P05 17 May 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01123 REV P02 17 May 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01190 REV P06 17 May 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01191 REV P06 17 May 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01192 REV P06 17 May 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01197_P04 17 May 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01900 REV P07 17 May 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01901 REV P07 17 May 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01902 REV P09 17 May 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01903 REV P06 17 May 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01904 REV P05 17 May 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01119 P03 12 January 2023

SUPW-BGP-01-ZZ-DR-C-52-01001 P02 12 January 2023

SUPW-BGP-01-ZZ-DR-C-52-01002 P01 12 January 2023

SUPW-BGP-01-ZZ-DR-C-90.4-01193 P03 12 January 2023

SUPW-BGP-01-ZZ-DR-A-16-01922 PO2 18 January 2023

SUPW-BGP-01-ZZ-DR-S-16-01924 PO2 18 January 2023

SUPW-BGP-01-ZZ-DR-S-16-01923 PO2 18 January 2023

 

02 Landscaping – Softworks

Notwithstanding the submitted plans, full details of Soft Landscaping shall be submitted to and approved in writing by the Local Planning. This will be a detailed planting plan and specification of works indicating soil depths, plant species, numbers, densities, locations inter relationship of plants, stock size and type, grass, and planting methods including construction techniques for tree pits in hard surfacing and root barriers. All works shall be in accordance with the approved plans. All existing or proposed utility services that may influence proposed tree planting shall be indicated on the planting plan. The scheme shall be completed prior to the opening to the public of any part of the development or over an alternative timetable to be agreed with the local planning authority.

 

03 Soft Landscape Management and Maintenance

Full details of proposed soft landscape management shall be submitted to and approved in writing by the Local Planning Authority in accordance with a timetable to be agreed with the local planning authority.

 

The soft landscape management plan shall include, long term design objectives, management responsibilities and maintenance schedules, replacement programme for all landscape areas including retained vegetation, (other than small privately owned domestic gardens), maintenance access routes to demonstrate operations can be undertaken from publicly accessible land, special measures relating to the time of year such as protected species and their habitat, management of trees within close proximity of private properties etc. This information shall be submitted to and approved in writing by the Local Planning Authority.

 

Any vegetation within a period of 5 years from the date of from the date of completion of the total works that is dying, damaged, diseased or in the opinion of the Local Planning Authority is failing to thrive shall be replaced by the same species of a size at least equal to that of the adjacent successful planting in the next planting season. Landscape maintenance shall be detailed for the initial 5 year establishment from date of completion of the total scheme regardless of any phased development period followed by a long-term management plan for a period of 20 years. The landscape management plan shall be carried out as approved

 

04 Landscaping – Hardworks (Tactile Paving)

Full details of proposed tactile paving shall be submitted to and approved in writing by the Local Planning Authority in accordance with a timetable to be agreed with the local planning authority. This shall include all construction details confirming materials, colours, finishes and fixings. The scheme shall be completed to the satisfaction of the Local Planning Authority. Any defects in materials or workmanship appearing within a period of 12 months from completion of the total development shall be made-good by the owner as soon as practicably possible. To enable the Local Planning Authority to control details of the proposed development, to ensure a high-quality hard landscaping scheme is provided in the interests of visual amenity which contributes positively to local character of the area

 

05 Street Furniture

Details of any street furniture associated with the development shall be submitted to and approved in writing by the Local Planning Authority in accordance with a timetable to be agreed with the local planning authority. This shall include seating, litter bins, bollards and cycle stands and skate stops. Such street furniture as agreed shall be erected before the development hereby approved is open to the public.

 

 

06 Signage, Artworks and Heritage Details

Details of all artworks, heritage details and interpretation signage and all other site signage locations materials and dimensions shall be submitted to and approved in writing by the Local Planning Authority in accordance with a timetable to be agreed with the local planning authority. Such street furniture as agreed shall be erected before the development hereby approved is open to the public.

 

07 Enclosures

Details of all balustrades, railings, pedestrian guardrails, fencing and walls shall be submitted to and approved in writing by the Local Planning Authority in accordance with a timetable to be agreed with the local planning authority. All enclosures as agreed shall be erected before the development hereby approved is open to the public.

 

08 Water Feature

Details of the design, appearance and function of any water features shall be submitted to and approved in writing in accordance with a timetable to be agreed with the local planning authority.

 

09 Play Equipment and Future Management

Details of all play equipment including safety surfacing shall be submitted to and approved in writing by the Local Planning Authority in accordance with a timetable to be agreed with the local planning authority.

 

The developer shall also provide a management and maintenance plan for the play area and equipment, to guide the future management of the play facility. The management details shall be prepared for a minimum period of 20 years from completion of the works.

 

10 Scheme for Illumination

Full details of the method of any external illumination including siting; Angle of alignment; Light colour; and Luminance of buildings facades and external areas of the site, shall be submitted to and agreed in writing by the Local Planning Authority in accordance with a timetable to be agreed with the local planning authority and the lighting shall be implemented wholly in accordance with the agreed scheme prior to the park opening to the public.

 

11 Drainage:

Development shall be implemented in broad accordance with the drainage scheme contained within the submitted document entitled "Indicative Drainage Schematic" dated "21st December 2022". The drainage scheme shall ensure that foul flows discharge to the combined sewer at manhole 6902 and ensure that surface water discharges to the existing watercourse.

 

12 Archaeology

(A) Prior to works commending on the built development a programme of works and associated archaeological strategy, has been submitted to and approved by the local planning authority in writing. A Written Scheme of Investigation must also be submitted to, and approved by, the local planning authority in writing prior to starting any programme of archaeological work. The Written Scheme of Investigation shall include an assessment of significance and research questions; and:

 

1. The programme and methodology of site investigation and recording

2. The programme for post investigation assessment

3. Provision to be made for analysis of the site investigation and recording

4. Provision to be made for publication and dissemination of the analysis and records of the site investigation

5. Provision to be made for archive deposition of the analysis and records of the site investigation

6. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

 

B) No development shall take place other than in accordance with the programme of works and associated archaeological strategy approved under condition (A).

 

C) The development shall not be open to the public until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the archaeological strategy approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

 

INFORMATIVE OF REASON FOR PLANNING APPROVAL

 

Informative: Working Practices

The Local Planning Authority has worked in a positive and proactive manner and sought solutions to problems arising in dealing with the planning application by gaining additional information required to assess the scheme and by the identification and imposition of appropriate planning conditions.

 

Informative: Canal and River Trust

The applicant/developer is advised to contact the Canal & River Trust's Works Engineering Team on 0303 040 4040 in order to ensure that any necessary consents are obtained and that the works would comply with the Trust's "Code of Practice for Works affecting the Canal & River Trust.

 

Informative: Landscaping

The following British Standards should be referred to:

BS: 3882:2015 Specification for topsoil

BS: 8545:2014 Trees: from nursery to independence in the landscape – Recommendations

BS: 8601:2013 Specification for subsoil and requirements for use

BS: 5837 (2012) Trees in relation to demolition, design, and construction - Recommendations

BS: 3998:2010 Tree work – Recommendations

BS: 7370-4:1993 Grounds maintenance part 4. Recommendations for maintenance of soft landscape (other than amenity turf).

BS: 3936-1:1992 Nursery Stock - Part 1: Specification for trees and shrubs

BS: 4428:1989 Code of practice for general landscaping operations (excluding hard surfaces)

BS: 4043:1989 Recommendations for Transplanting root-balled trees