Agenda item

Consideration was given to planning application 24/2028/FUL Land At Billingham Town Centre, The Causeway, Billingham.

 

Planning permission was sought for the redevelopment of Billingham Town Centre.  The scheme was a hybrid scheme which consisted of a full planning permission for the demolition of existing buildings/structures (west precinct, 35-39 Queensway, 64- 98 Queensway and Kingsway west car park), erection of new building (class E) at 35-39 Queensway, change of use of 1-9 town square to a public house (sui generis), creation of a new, surface level car park, and façade improvements to existing buildings and outline planning permission for the erection of a new building (class E) at 64-98 Queensway and Town Centre public realm/landscaping improvements

 

The principle of development was considered acceptable and it was not considered that the development would result in any significant conflict with the policies of the Local Plan and there were no technical reasons why the proposed scheme was unacceptable in planning terms. 

 

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 Offices report concluded that overall it was considered that there were material benefits arising from the proposed development and there were not any adverse impacts from the proposed development that would significantly or demonstrably outweigh the benefits when assessed against the policies in the framework taken as a whole.

 

The scheme being considered in detail and the development as proposed was considered to be acceptable. For the reasons detailed in the report it was recommended that the application be Approved with Conditions.

 

Since the officers report Members were informed that paragraph 63 and 64 had been addressed therefore changing condition 10 regarding the surface water discharge rate as detailed below.

 

The Applicants Agent attended the meeting and was given the opportunity to make representation. Their comments could be summarised as follows:

 

- The Council had identified a need for investment within Billingham as identified in the Councils Masterplan. The Council had received funding and were working with the developer on the 1st phase of the development .

 

- The proposed redevelopment would have material benefits.

 

- Queensway would provide new modern floorspace, 1 of which was to accommodate the retailer BOYES.

 

- There were no negative impacts to the application and therefore the Committee were urged to approve the proposal as recommended in the officers’ report.

 

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

 

- The application was long awaited and welcomed.

 

- It was felt that there was a lack of details contained within the officers report such as car parking numbers, façade improvements etc.

 

- Assurances were sought in terms of pedestrian and disabled access during the redevelopment.

 

- Clarity was sought relating to the relocation of the Boxing Club which had already happened however there was a lack of disabled access which would prevent some groups such as the Parkinson’s group from meeting there, as they had done in the previous location.

 

- The application made reference to footfall reducing in Billingham Town Centre due to the large quantity of buildings that were to be demolished. This had happened in Stockton Town Centre during redevelopment where goal posts had changed, therefore it was important that more detail be provided to Committee Members assuring them that the redevelopment of Billingham Town Centre moved smoothly for residents.

 

- Questions were raised relating to residential flats above current shops.

 

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

 

- The Whole of Billingham Town Centre Façade would improve, and the elevation plans were indicative at this time. The façades would need to look similar to prevent a hotchpotch look, however signage could not be pre-empted until business users were known. There would however be a design ethos by the Developer to state what could and could not be done.

 

- In terms of car parking 112 spaces would be lost however many of those spaces were obstructed by pillars which meant the true number lost would be less.

 

- Regarding pedestrian access there was a pedestrian lift proposed details of which would be submitted and then implemented prior to the removal of the bridge and ramps.

 

- The Boxing Club had already moved, the detail contained within the report was for information only.

 

- Regarding E class use building, end users still needed to be determined. It could range for example from 1 to 5 users; therefore the exact nature of business could not be confirmed.

 

- It was explained that current flats above business units were unoccupied, and no proposal existed at the present time as to the future of them however if they were required to be demolished a planning application would have to be submitted.

 

A vote took place and the application was approved.

 

 

RESOLVED that planning application 24/2028/FUL be approved subject to the following conditions and informatives;

 

CONDITIONS FOR THE FULL APPLICATION

 

1 Time Limit

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

 

2 Approved Plans

The development hereby approved shall be in accordance with the following approved plans;

 

Plan Reference                    Number Date Received

24-807-00-01                                    25 November 2024

24-807-01-01 B                    19 February 2024

24-807-01-03 A                    19 February 2024

24-807-01-05                                    25 November 2024

24-807-01-07                                    25 November 2024

24-807-01-08 A                    25 November 2024

24-807-03-01                                    25 November 2024

24-807-03-09                                    25 November 2024

24-807-03-10                                    25 November 2024

24-807-03-11                                    25 November 2024

24-807-03-12                                    25 November 2024

24-807-03-13                                    25 November 2024

24-807-03-14                                    25 November 2024

24-807-04-05                                    25 November 2024

 

3 Materials _ External Facades

Prior to the commencement of work on the facades of the existing units, full details of the materials and colours to be used shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with these approved details.

 

4 Materials: 35 - 39 Queensway

Notwithstanding any description of the materials in the application, precise details of the materials to be used in the construction of the external walls of the buildings shall be submitted to and approved in writing by the Local Planning Authority prior to the construction of the external walls of the buildings.

 

5 Restoration Works

Prior to the commencement of demolition works, full details of the phasing and restoration of the sites shall be submitted and approved in writing by the local planning authority. Work shall be undertaken in accordance with the approved details.

 

6 Pedestrian Access

Prior to the demolition of the first-floor access ramps/bridges, full details of the pedestrian/disabled access lift shall be submitted and approved in writing by the Local Planning Authority. Work shall be undertaken in accordance with the approved plans.

 

7 Protection of Trees - Adherence to Recommendations

Works shall be undertaken in accordance with the tree protection measures as detailed in the submitted 'Arboricultural Method Statement inc. Impact Assessment by Arbtech dated 31 October 2024.

 

8 Energy Efficiency

Work shall be undertaken in accordance with the recommendations as detailed in Energy and Sustainability Statement (DOC NO. 6918-CBC-HR-RP-S-001-P03 REV: 003 dated 21 November 2024 unless otherwise agreed in writing with the local planning authority.

 

9 Construction Management Plan

Prior to the commencement of work, a Construction Management Plan shall be submitted and agreed in writing with the Local Planning Authority and shall provide details of the routing of all HGVs movements associated with the construction phases and to effectively control noise and dust emissions from the site works, this shall address demolition and earth moving activities, control and treatment of stock piles, parking for use during construction and measures to protect any existing footpaths and verges, vehicle movements, wheel cleansing, sheeting of vehicles, offsite dust/odour monitoring and communication with local residents. Work shall be undertaken in accordance with the agreed details.

 

10 Discharge of Surface Water

Prior to construction/demolition works 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; (for each phase of the development).

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

 

Surface water discharges for the whole development must not exceed the allowable 20 l/s

 

11 Discharge of Surface Water - Management and Maintenance Plan

The buildings hereby approved shall not be brought into use until:-

I. A Management and Maintenance Plan of the approved Surface Water Drainage scheme has been submitted and approved in writing by the Local Planning Authority.

 

12 Noise and Vibration Management Plan

Prior to works commencing on the demolition a Noise and Vibration Management Plan shall be submitted and approved in writing. The plan shall, as a minimum set out;

o clear demolition schedule detailing identified equipment to be used and schedule;

o detailed plan showing how permitted working hours will be adhered to;

o mitigation identified to attenuate noise levels at source (preferable) or on transmission path to ensure demolition noise limits are met;

 

13. Contaminated Land Risk Assessment

Prior to any earthworks commencing on the site (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), a scheme that includes the following components to deal with the risks associated with contamination of the site, have been submitted and approved in writing, by the local planning authority:

 

a) A site investigation scheme, based on the Desk Top Study Report (Oct 2024, Ref STW6755-R01-Rev_A) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. This should include an UXO risk assessment.

 

b) The results of the site investigation and detailed risk assessment referred to in (a) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

 

c) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (b) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

This must be undertaken in accordance with the Environment Agencies "Land Contamination Risk Management" Guidance (2023). Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

 

14 Construction working Hours

No demolition or construction works or deliveries associated with the construction phase of the development shall be carried out except between the hours of 8.00am and 6.00pm on Mondays to Fridays and between 9.00am and 1.00pm on Saturdays. There shall be no construction activity including demolition on Sundays or on Bank Holidays.

 

15 Unexpected Land Contamination

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.

 

CONDITIONS FOR THE OUTLINE APPLICATION - NEW BUILDING AND PUBLIC REALM WORKS.

 

1 Reserved Matters - Time Period for submission

Application for the approval of reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

 

2 Reserved Matters - Details

Notwithstanding the submitted plans, approval of the details of the Access, Appearance, Landscaping, Layout and Scale of the development known as the 'Reserved Matters' shall be obtained in writing from the Local Planning Authority before the development is commenced. The development shall be carried out in accordance with the approved plans.

 

3 Period for Commencement

The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the latest.

 

4 Reserved matters

The proposed reserved matters application(s) shall be in broad accordance with the details contained within the Design and Access Statement and Economic statement accompanying the application, unless otherwise agreed in writing with the Local Planning Authority.

 

5 Approved Plans

The development hereby approved shall be in accordance with the following approved plans;

 

Plan Reference                    Number Date Received

24-807-00-01                                    25 November 2024

24-807-01-01 B                    19 February 2024

24-807-01-03 A                    19 February 2024

 

6 Energy Efficiency

Prior to the erection of any buildings, an updated Energy Statement shall be submitted to and approved in writing by the Local Planning Authority. The statement shall identify the predicted energy consumption, the associated CO2 emissions and how the energy hierarchy has been applied to the development, including an investigation into the feasibility and viability of connection to decentralised energy networks for heat and power and the achievement of a "Very Good" BREEAM (or equivalent) rating for the scheme. The statement shall set out the feasibility and viability of achieving a minimum 10% reduction in CO2 emissions from the development, over and above current Building Regulations Part L requirements, or a

minimum of 10% of the total predicted energy requirements of the development will be

generated from renewable energy sources. Development shall be carried out thereafter in a

manner that incorporates any feasible and viable measures identified.

 

7 Protection of Trees - Adherence to Recommendations

Works shall be undertaken in accordance with the tree protection measures as detailed in the submitted 'Arboricultural Method Statement inc. Impact Assessment by Arbtech dated 31 October 2024.

 

8 Construction Management Plan

Prior to the commencement of work, a Construction Management Plan shall be submitted and agreed in writing with the Local Planning Authority and shall provide details of the routing of all HGVs movements associated with the construction phases and to effectively control noise and dust emissions from the site works, this shall address demolition and earth moving activities, control and treatment of stock piles, parking for use during construction and measures to protect any existing footpaths and verges, vehicle movements, wheel cleansing, sheeting of vehicles, offsite dust/odour monitoring and communication with local residents. Work shall be undertaken in accordance with the agreed details.

 

9 Discharge of Surface Water

Prior to construction works 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; (for each phase of the development).

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

Surface water discharges for the whole development must not exceed the allowable 20 l/s

 

10 Discharge of Surface Water - Management and Maintenance Plan

The buildings hereby approved shall not be brought into use until:-

 

I. A Management and Maintenance Plan of the approved Surface Water Drainage scheme has been submitted and approved in writing by the Local Planning Authority.

 

11. Contaminated Land Risk Assessment

Prior to any earthworks commencing on the site (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), a scheme that includes the following components to deal with the risks associated with contamination of the site, have been submitted and approved in writing, by the local planning authority:

a) A site investigation scheme, based on the Desk Top Study Report (Oct 2024, Ref STW6755-R01-Rev_A) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. This should include an UXO risk assessment.

b) The results of the site investigation and detailed risk assessment referred to in (a) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

c) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (b) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

This must be undertaken in accordance with the Environment Agencies "Land Contamination Risk Management" Guidance (2023). Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

 

12 Construction working Hours

No demolition or construction works or deliveries associated with the construction phase of the development shall be carried out except between the hours of 8.00am and 6.00pm on Mondays to Fridays and between 9.00am and 1.00pm on Saturdays. There shall be no construction activity including demolition on Sundays or on Bank Holidays.

 

13 Unexpected Land Contamination

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.

 

CONDITIONS FOR 1 - 9 TOWN SQUARE

1 Opening hours

The Bar (Sui-Generis Use Class) hereby permitted shall not be open for business to patrons outside the hours of:

o Monday to Friday: 09:00 until 01:00.

o Saturday: 09:00 until 02:00.

o Sundays: 10:00 until 23:30

o Bank Holidays: 10:00 until 01:00.

The property shall be closed and vacated of all staff by no later than 01:30 Monday to Friday and on Bank Holidays, 02:30 Saturdays and midnight on Sundays.

 

2 External Seating Area Means of Enclosure

Prior to bringing the outside seating area into use, full details of the demarcation / means of enclosure shall be submitted and approved in writing to the local planning authority. Work shall be undertaken in accordance with the approved details.

 

3 External Seating Area hours of operation

Food and drink shall not be consumed in the external seating/ smoking area after 22:00. There shall be no music played in the external seating/smoking area, and no use of lighting likely to cause a nuisance to adjacent premises.

 

4 Deliveries

No deliveries shall be taken at or dispatched from the site outside the hours of 07:00Hrs and 18:00Hrs.

 

5 Waste Collection

There shall be provided at the premises containers for the storage and disposal of refuse from the premises. Those containers shall be used, constructed, maintained, and located so that access to them by vermin and unauthorised persons is prevented and arrangements shall be made for the regular lawful disposal of their contents.

 

6 Fume extraction;

Before development commences details of any ventilation and fume extraction system to be installed shall be in accordance with the details to be submitted and agreed in writing with the Local Planning Authority for approval. Such details shall include a full technical specification by a suitably qualified technical professional person, specifying the position of ventilation, fume or flue outlet points and the type of filtration or other fume treatment which shall be installed and used at the premises. The agreed extraction system shall be installed before the

development is brought into use and be in full accordance with the agreed details. Thereafter the extraction system shall be retained in full accordance with the approved detail and shall be operated and maintained in accordance with the manufacturer's recommendations, including the frequency of replacement of any filters.

 

7 Plant and Machinery

Prior to the installation of any plant or machinery, all plant mechanical ventilation details including technical noise / odour specifications, elevational drawings and fixtures shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the equipment shall be operated in accordance with the approved details.

 

INFORMATIVES

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.

 

Informatives: Separate Consents

Planning permission is required for the following elements;

•           New shop Front to 1 - 9 Town Square

•           Installation of External Plant and Machinery including any fume extraction equipment to 1 53 Queensway

•           Advertisement Consent may be required for the installation or changes to any signage