Agenda item

Report

Appendix 1, Site Location Plan

Appendix 2, Site Context

Appendix 3, Site Layout

Appendix 4, Proposed Substation

 

Consideration was given to a revised application 22/2394/REV Land East Of 433 To 439, Thornaby Road, Thornaby.

 

The application sought planning permission for the creation of approximately 101no vehicle car- parking spaces to include the installation of 10no electric vehicle charging stations, 6no disability accessible spaces and associated ancillary works to include a barrier, 2-metre-high palisade fencing, CCTV columns, cycle store and substation.

 

This was a revised scheme from a previous permission at the site (Ref: 22/0664/FUL) which included an access road to the site from Cleasby Way which had been delivered as part of Phase 1 of the previous scheme; with the car park intended to be delivered as Phase 2 of the scheme. The main alterations from the previously approved scheme included changes to the layout of the car park and associated infrastructure in order to make the most efficient use of the available land whilst avoiding impacts on existing site features such as vegetation.

 

The creation of a large car park within the eastern portion of Durham Lane Industrial Park remained to serve Eaglescliffe Railway Station users and would be accessed by an enhanced pedestrian footbridge over the rail line which had been considered and approved separately under Prior Approval (Ref: 22/0904/DLO). In addition to this, the car park included footpaths which would allow the public access from Eaglescliffe Railway Station to the Durham Lane Industrial Park.

 

The application came before Members as it fell outside of the definition of ‘minor development’ due to the overall floor area proposed within the extension exceeding 500 sqm. To date, no comments to the proposed development had been received.

 

In summary, it was considered that the nature and scale of the development was acceptable and would not have a significant detrimental impact on the character of the Durham Lane Industrial Park. It was considered that the development would not have any significant undue impact on the amenity of neighbouring sites and would not lead to any significant levels of traffic and disturbance during its construction or its subsequent use.

 

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 concludes that overall, it was considered that the nature and scale of the development was acceptable in principle and would not adversely affect the character of the surrounding area, amenity or neighbouring occupiers or highway safety.

 

The proposed development would be in accordance with the wider aims of Stockton-on-Tees Borough Council’s Local Plan to introduce a car parking facility on this designated land. The proposal was therefore considered to be in line with general planning polices set out on the Development Plan and The National Planning Policy Framework.

 

The application was therefore recommended for approval subject to the conditions outlined within the main report.

 

A brief discussion took place as to whether there would be any ball strike from a nearby cricket pitch. It was explained that there would be some mounding on the site which should create sufficient space to prevent ball strike. 

 

A vote took place and the application was approved.

 

RESOLVED that planning application 23/1201/FUL be approved subject to the following conditions and informative:

 

01 Time Period for Commencement

The development hereby permitted shall be begun before the expiration of Three years from the date of this permission.

 

02 Approved Plans

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

 

Plan Reference Number    Date Received

285737-ARP-CP-XX-SK-ZX-0001 28 June 2023

285737-ARP-CP-XX-DR-CD-0500          28 June 2023

285737-ARP-CP-XX-DR-CH-0100          28 June 2023

285737-ARP-CP-XX-DR-YP-0001          28 June 2023

C993892       28 June 2023

 

03 Construction Management Plan

Within each phase, no development shall take place, until a Construction Management Plan has been submitted to, and approved in writing by, the local planning authority. The Construction Management Plan shall provide details of:

 

(i) the site construction access(es)

 

(ii) the parking of vehicles of site operatives and visitors;

 

(iii) loading and unloading of plant and materials including any restrictions on delivery times;

 

(iv) storage of plant and materials used in constructing the development;

 

(v) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing,

 

(vi) measures to be taken, including but not limited to wheel washing facilities and the use of mechanical road sweepers operating at regular intervals or as and when necessary, to avoid the deposit of mud, grit and dirt on the public highway by vehicles travelling to and from the site;

 

(vii) measures to control and monitor the emission of dust and dirt during construction;

 

(viii) a Site Waste Management Plan;

 

(ix) details of the HGVs routing including any measures necessary to minimise the impact on other road users;

 

(x) measures to protect existing footpaths and verges; and

 

(xi) a means of communication with local residents.

 

The approved Construction Management Plan shall be adhered to throughout the construction period.

 

04 Soft Landscaping

No development shall commence until full details of Soft Landscaping has been submitted to and approved in writing by the Local Planning Authority.

 

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 in the first planting season following:

 

(i) Commencement of the development;

 

(ii) or agreed phases;

 

(iii) or prior to the occupation of any part of the development;

and the development shall not be brought into use until the scheme has been completed to the satisfaction of the Local Planning Authority.

 

05 Soft Landscaping – Management and Maintenance

No development shall commence until full details of proposed soft landscape management has been submitted to and approved in writing by 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 LPA 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.

 

06 Soil Mound Retention

The proposed soil mounds at the site shall be in accordance with plan 285737-ARP-CP- XX-DR-CH-0100 submitted on 28 June 2023 and shall be retained for the lifetime of the development.

 

07 Surface Water Management Plan

The development hereby approved shall not be commenced on site, until a scheme for ‘the implementation, maintenance and management of a Sustainable Surface Water Drainage Scheme has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented and thereafter managed and maintained in accordance

with the approved details, the scheme shall include but not be restricted to providing the following details;

 

(i) Detailed design of the surface water management system;

 

(ii) A build programme and timetable for the provision of the critical surface water drainage infrastructure.

 

(iii) A management plan detailing how surface water runoff from the site will be managed during the construction phase;

 

(iv) A detailed maintenance and management plan.

 

 

08 Remediation Strategy and Verification Report

No development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority:

 

• A Remediation Strategy: Based on the results of the site investigation and risk assessment as detailed within the submitted Geo-Environmental Interpretative Report submitted on 3 August 2023, an earthwork strategy and revised risk assessment and mitigations are required to set out the remediation strategy of the site. To certify that these measures have been put in place, a validation report must be submitted and approved by the Local Planning Authority on completion of the Remediation Strategy.

 

• A Verification Report: Details of the data shall be collected in order to demonstrate that the works set out in the remediation strategy are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Further site investigation is required to the southeast portion of the site including details of the placement of top and subsoil to landscaped areas.

 

This must be undertaken in accordance with the Environment Agencies “Land Contamination Risk Management” Guidance (2020). Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

 

09 Light Intrusion

Details of all external lighting of the buildings and car-parking areas shall be submitted to and agreed in writing with the Local Planning Authority before such lighting is erected.

 

Before the use commences, such lighting shall be shielded and aligned to avoid the spread of light in accordance with a scheme to be submitted to and agreed in writing with the Local Planning Authority and thereafter such lighting shall be maintained to the same specification and adjusted, when necessary, to the satisfaction of the Local Planning Authority.

 

10 Breeding Birds

No vegetation or trees shall be removed within the bird breeding season (1st March – 31st August) unless a survey for breeding birds, completed by a competent ecologist, has first been carried out and those findings are submitted to and approved by the Local Planning Authority.

 

11 Bat Survey and Inspections

Prior to the commencement of the development, a bat survey, including a tree climbing inspection, shall be completed by a competent ecologist on all affected trees as defined within the Preliminary Ecological Appraisal submitted by Argus Ecology on 28 June 2023. The findings of both the bat activity survey and tree climbing inspected shall be submitted to and approved in writing by the Local Planning Authority.

 

Should any bat roosts be found then a full mitigation strategy for the proposed works shall be submitted to the Local Planning Authority for approval and the development shall be carried out in full accordance with any agreed mitigation strategy thereafter.

 

12 Boundary Treatment

Prior to the commencement of the development, full details of all associated boundary treatments and means of enclosure shall be submitted to and be approved in writing by the Local Planning Authority. The development shall be constructed in full accordance with those agreed details thereafter.

 

13 CCTV Cameras

Prior to the installation of any Closed-Circuit Television cameras Exact details of the location, height and means of affixation shall be submitted to and agreed in writing by the Local Planning Authority. Thereafter the works shall be implemented and maintained in accordance with the agreed details.

 

INFORMATIVE OF REASON FOR PLANNING APPROVAL

 

Informative: Working Practices

The Local Planning Authority found the submitted details satisfactory subject to the imposition of appropriate planning conditions and has worked in a positive and proactive manner in dealing with the planning application.

 

Informative: Northern Gas Networks

There may be apparatus in the area that may be at risk during construction works and NGN require the promoter of these works to contact NGN directly to discuss their requirements in detail. Should diversionary works be required these will be fully chargeable.

 

Informative: Land Drainage Consent

There is a legal requirement to obtain consent from the Lead Local Flood Authority (LLFA) if the applicant intends to carry out any works in, over, under, or within 10 metres of the watercourse,

 

whether permanent or temporary. No works on a watercourse can proceed until written consent has been granted by the LLFA. A land drainage consent is a standalone application that could take up to 8 weeks for determination.