Agenda item

Consideration was given to planning application 24/1351/FUL  Land to The West of Thornaby Pavilion, Thornaby, TS17 9EW.

           

Planning permission was sought for the erection of a leisure centre, which would incorporate a gym and swimming pool, along with a link bridge at first floor to connect to the existing Thornaby Pavilion leisure facilities, together with associated access, parking and infrastructure.

 

The application was within the centre of Thornaby, in the designated district centre, on a parcel of previously developed, brownfield land. The redevelopment of the site for leisure purposes, would be commensurate with the surrounding land uses, therefore the principle of development in this location was considered acceptable.

 

The application had been called to Planning Committee for determination as the application had been made by Stockton Borough Council and fell outside of Officers scheme of delegation.

 

The application had been considered in full and it was considered that the development would not result in any significant conflict with the policies of the Local Plan or relevant chapters of the NPPF and there were no technical reasons why the proposed scheme would be deemed unacceptable in planning terms in which to justify a refusal of the application.

 

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 in view of the assessment above, it was considered that the proposed development would not result in any significant conflict with the policies contained within the Stockon on Tees Local Plan or the relevant chapters of the NPPF and there were no technical reasons why the proposed scheme would be deemed unacceptable.

 

In planning terms, the proposed development was considered acceptable in all other regards and was therefore recommended for approval subject to those planning conditions set out in the report.

 

Officers informed the Committee that since the officers original report there had been a minor amendment to condition 7, full details of which could be found below.

 

Members fully endorsed the application which would be greatly beneficial to Thornaby and Stockton, however it was also felt that the report lacked detail for further scrutinization.

 

It was felt that Thornaby Town Deal Board had done an excellent job.

 

A vote took place and the application was approved.

 

 

RESOLVED that planning application 24/1351/FUL be approved subject to the following conditions and informatives;

 

           

01 Time Limit

 

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

THP-RYD-00-00-DDR-A-3000-S2-P12                           31 July 2024

THP-RYD-00-01-DDR-A-3001-S2-P12                           31 July 2024

THP-RYD-00-ZZ-DDR-A-3002-S2-P7                             31 July 2024

THP-RYD-00-ZZ-DDR-A-3600-S2-P7                             31 July 2024

THP-RYD-00-ZZ-DDR-A-3800-S2-P2                             31 July 2024

THP-RYD-00-ZZ-DDR-A-3850-S2-P2                             31 July 2024

THP-RYD-XX-XX-LSH-A-0002-S2-P01                          31 July 2024

THP-BGP-02-00-DDR-C-2137_P01                                 31 July 2024

THP-BGP-02-00-DDR-C-2138_P01                                 31 July 2024

THP-BGP-02-00-DDR-C-2139_P01                                 31 July 2024

THP-RYD-XX-XX-DR-L-2001-S2-P1                               31 July 2024

THP-RYD-XX-XX-DR-L-2100-S2-P3                               31 July 2024

THP-RYD-XX-XX-DR-L-2110-S2-P1                               31 July 2024

THP-RYD-XX-XX-DR-L-2120-S2-P1                               31 July 2024

THP-RYD-XX-XX-DR-L-2701-S2-P1                               31 July 2024

THP-RYD-XX-XX-DR-L-7000-S2-P1                               31 July 2024

THP-RYD-ZZ-ZZ-DDR-A-0100-S2-P3                             31 July 2024

THP-BGP-02-00-DDR-C-2131_P04                                 23 October 2024

THP-BGP-02-00-DDR-C-2132_P04                                 23 October 2024

THP-BGP-02-00-DDR-C-2133_P02                                 23 October 2024

THP-BGP-02-00-DDR-C-2139_P02                                 23 October 2024

THP-BGP-02-XX-TRP-C-2023_REV002                         23 October 2024

 

           

03 External Materials

The development shall be carried out in accordance with the external materials as detailed in the submitted or otherwise approved ‘Planning Exterior Elevation Building Material Schedule’, reference ‘THP-RYD-XX-XX-LSH-A-0002-S2-P01’, submitted 31.07.24

 

Hardsurfacing Details

04 Notwithstanding details of the submitted plans, no external hardsurfacing shall be laid until details have first been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details thereafter.

 

External Lighting

05 Notwithstanding details of the submitted plans, no external lighting shall be installed until precise details including specification and location have been submitted to and agreed in writing by the Local Planning Authority. Such scheme shall be developed in conjunction with the sensitive lighting requirements outlined in the submitted Ecological Impact Assessment. The lighting scheme shall thereafter be implemented in accordance with the approved details.

 

Tree Protection

06 No development shall commence until tree protection measures as outlined in Section 8 of the submitted ‘Arboricultural Constraints Survey, Impact Assessment, Protection Plan and Method Statement’, produced by ‘Ecoserv Ltd’, dated 24th May 2024 have been undertaken. The tree protection measures shall remain in place during the entire construction period of the development hereby approved.

 

Landscaping Details

07 Notwithstanding details of the submitted landscaping strategy, no landscaping shall be undertaken until a detailed landscaping scheme in conjunction with the Biodiversity Management and Monitoring Plan has been submitted to and approved in writing by the Local Planning Authority.

 

The landscape scheme shall include accurate plan-based details of the following:

•Details of hard and soft landscaping including planting species, sizes, layout, densities, numbers.

 

•Details of planting procedures or specification.

 

•Finished topsoil levels and depths.

 

•Details of temporary topsoil and subsoil storage provision.

 

•Seeded or turf areas, habitat creation areas and details etc. Details of land and surface drainage.

 

•The establishment maintenance regime, including watering, rabbit protection, tree stakes, guards etc.

 

Any submitted scheme must be shown to comply with legislation protecting nesting birds and roosting bats.

 

Landscaping Implementation

08 All new planting, seeding or turfing and habitat creation in the approved details of the landscaping scheme and Biodiversity Net Gains requirements shall be carried out in the first available planting season following the practical completion of the development.

 

No tree shall be felled or hedge removed until the removal/felling is shown to comply with legislation protecting nesting birds and roosting bats.

 

Any approved replacement tree or hedge planting shall be carried out within 12 months of felling and removals of existing trees and hedges.

 

Any trees or plants which die, fail to flourish or are removed within a period of 5 years from the substantial completion of the development shall be replaced in the next planting season with others of similar size and species.

 

Replacements will be subject to the same conditions.

 

Noise Report

09 The development shall be carried out in strict accordance with the submitted ‘plant noise assessment’ report, produced by Apex Acoustics Limited, dated 12th July 2024. The noise level of plant hereby approved shall not exceed noise levels as outlined in Table 3 of the report, and the plant shall be maintained and serviced in accordance with manufacturer requirements.

 

Any new additional plant required, the details of which, including an updated noise assessment, shall first be submitted to and approved in writing by the Local Planning Authority and thereafter installed in accordance with the details as approved.

 

           

Air Quality

10 The development shall be carried out in strict accordance with the mitigation measures outlined in Section 7 of the submitted Air Quality Assessment - Rev B, produced by Apex Acoustics Limited, dated 11.07.24.

 

Unexpected Land Contamination

11 In the event that contamination is found at any time when carrying out the approved development that was not previously identified, works must be halted on that part of the site affected by the unexpected contamination, and it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken to the extent specified by the Local Planning Authority prior to resumption of the works. Following completion of measures identified in the approved remediation scheme, a verification report must be submitted in writing and approval by the Local Planning Authority.

 

Travel Plan

12 Within 12 months of the date of occupation of the development hereby approved, a Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The measures contained within the approved Travel Plan shall be implemented in full thereafter.

 

Construction Environmental Management Plan

13 No part of the development hereby approved shall commence until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall set out, as a minimum, site specific measures to control and monitor impact arising in relation to construction traffic, noise and vibration, dust and air pollutants, land contamination, ecology It shall also set out arrangements by which the developer shall maintain communication with businesses in the vicinity of the site, and by which the developer shall monitor and document compliance with the measures set out in the CEMP. The development shall be carried out in full accordance with the approved CEMP at all times.

           

Discharge of Surface Water

14 The development of foul and surface water installation 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. Details of adoption responsibilities.

 

Packaged Pumping Station Details

15 The development of foul and surface water installation hereby approved shall not be commenced on site, until full details of the proposed Package Pumping Station have been submitted and approved in writing by the Local Planning Authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved maintenance plan.

 

Biodiversity Net Gain

16 The development hereby permitted shall be carried out in accordance with the submitted ‘Biodiversity Net Gain Statement’, produced by ‘Ecosurv Ltd’, dated 17 July 2024 (ref: R2) to ensure that there is a minimum 10% net gain in biodiversity within a 30 year period as a result of the development and the Plan shall be implemented in full.

 

No development above base course level shall commence until a Biodiversity Management and Monitoring Plan (in conjunction with the approved Landscaping scheme) to ensure that there is a minimum 10% net gain in biodiversity within a 30 year period as a result of the development has been submitted to and agreed in writing by the Local Planning Authority. The Biodiversity Management Plan shall include 30 year objectives, management responsibilities, maintenance schedules and a methodology to ensure the submission of monitoring reports.

 

Monitoring reports will be submitted to the Council during years 2, 5, 7, 10, 20 and 30 from commencement of development unless otherwise stated in the Biodiversity Management Plan, demonstrating how the BNG is progressing towards achieving its objectives, evidence of arrangements and any rectifying measures needed.

 

Ecology and mitigation

17 The development hereby approved shall be undertaken in strict accordance with the ‘Mitigation’ as outlined in Section 8 of the submitted Ecological Impact Assessment, produced by Ecoserv Ltd, dated 06.07.24.

 

Construction Hours

18 In undertaking the development that is hereby approved:

No external construction works, works of demolition, deliveries, external running of plant and equipment shall take place other than between the hours of 0800 to 1800 on Monday to Friday and 0900 to 1300 on Saturday.

 

No internal works audible outside the site boundary shall take place on the site other than between the hours of 0800 to 1800 on Monday to Friday and 0900 to 1300 on Saturday.

 

No construction works or works of demolition whatsoever, including deliveries, external running of plant and equipment, internal works whether audible or not outside the site boundary, shall take place on Sundays, Public or Bank Holidays.

 

For the purposes of this condition, construction works are defined as: The carrying out of any building, civil engineering or engineering construction work involving the use of plant and machinery including hand tools.

 

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: Bats and nesting birds

Bats and nesting birds are protected under the Wildlife and Countryside Act (1981) and the Conservation of Habitats and Species Regulations 2017. It is an offence to deliberately capture, injure, disturb or kill bats or damage or destroy a roost or habitat. Therefore close inspection of buildings should be undertaken for bats and their roosts, and nests prior to the commencement of any works. This should include any crevices, holes or cracks. If bird nests are evident works should be avoided during the bird nesting season (March-September). If bats are found, work should cease immediately, and contact be made with the National Bat Helpline on 0345 1300 228 or email the BCT on [email protected] to discuss the best way forward.

 

Informative: Northern Gas Networks

There may be apparatus in the area that may be at risk during construction works and should the planning application be approved, then we require the promoter of these works to contact us directly to discuss our requirements in detail. Should diversionary works be required these will be fully chargeable.

 

Informative: Cleveland Fire Brigade

Cleveland Fire Brigade is fully committed to the installation of Automatic Fire Suppression Systems (AFSS) in all premises where their inclusion will support fire safety, we therefore recommend that as part of the submission the client consider the installation of sprinklers or a suitable alternative AFS system.

 

Further comments may be made through the building regulation consultation process as required.

 

Informative: Secure by Design (Cleveland Police)

Cleveland Police would encourage the applicant to get in touch at their earliest convenience to discuss measures that might be incorporated into the scheme in order to reduce crime and antisocial behaviour. ([email protected])