Agenda item

25/1001/FUL Kirklevington Hall, Thirsk Road, Kirklevington

Minutes:

Consideration was given to planning application 25/1001/FUL Kirklevington Hall, Thirsk Road, Kirklevington.

Planning permission was sought for Hybrid planning application comprising of the following;

1)Full application for refurbishment works and extensions to the hotel and Victorian stables and development of a new covered walkway from the hotel to the Victorian stable building; event pavilion; spa; demolition of the existing staff accommodation in the walled garden to be replaced by eight self-contained lodges and potting shed offices; car parking and associated works and

2) Outline planning permission for residential development comprising self-build residential plots, woodland lodges, and associated infrastructure.

The application site was outwith the development limits and within the boundaries of a non designated asset, however the benefits of the scheme had been weighed against the harm as detailed in the report.

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 considerations set out within the report, it was recognised that there was conflict with some policies of the current Local Plan and harm would arise from the proposed housing to the landscape character of setting of the non-designed heritage asset.

However, the refurbishment and reopening of Kirklevington Hall as a hotel offer, provided social and economic benefits which would support the local economy, tourism and wider tourism offer across the Tees Valley. These associated benefits were considered to outweigh the harm with regards to its overall setting, and the terms of the section 106 agreement would look to control the phasing and delivery of the housing.

In addition, there remained potential for further growth and improvement in the hotel offer through the works associated with phase 2, though these aspects were not attributed any weight in favour of the proposals at this stage.

The application was therefore recommended for approval subject to conditions as detailed within the report.

Members were presented with an update report which since the original report to planning committee Natural England had confirmed they had no objections to the proposals subject to appropriate mitigation being secured. This mitigation was to be secured via a legal agreement as detailed in the Heads of terms of the original report.

A further comment had also been received from a neighbouring occupier, which was detailed in the update report and generally related to the potential use as a wedding venue and the impacts on any associated marquee with regards to noise.

For transparency, clarification on the matters raised were detailed within the update report, and no fundamental new issues were raised therefore the recommendation remained as outlined in the original committee report.

With the agreement from the Chair a member of the public submitted pictures for the Committee to consider relating to an opportunity to implement a pedestrian and cycle path from Kirklevington to Yarm.

Members of the public attended the meeting and were given the opportunity to make representation. Their comments could be summarised as follows:

- Following the distribution of photos highlighting a possible safe pedestrian and cycle path from Kirklevington to Yarm, resident and local Parish Councillor highlighted that this was a "once-in-a-lifetime opportunity" for an improved foot and cycle path.The village required that a way be found and it was time for Stockton to put its money where its mouth was. There was currently no cycle path and the current pedestrian footpath was usually overgrown. Increase in developments meant increase in traffic making roads busy emitting noxious fumes. There had been numerous traffic incidents including cars being hit by falling branches. The A67 was a designated emergency route when there was an accident on the A19, and the road had a series of bends.

- Children also used the overgrown path to walk to the nearby secondary school which was not considered a safe route.

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

- Planning officers did not support the suggested pedestrian / cycle path as it would mean mature tree loss and "significant environmental and visual impact". But the developer would allow access through the hall grounds.

The applicant’s agent attended the meeting and was given the opportunity to make representation. Their comments could be summarised as follows:

- The hall would return to its former glory and produce a community centrepiece and "jewel in the crown" for a developer with over two decades of experience including the Spanish City in Whitley Bay.

- Planning officers recommended approving the scheme because of its social, economic and environmental benefits including tourism. The five-star hotel would be a "real asset for the borough" in a two-phase development, with the housing sales to provide funding for the hotel works, and the woodland lodges and spa in the second phase once the hotel became profitable.

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

- Officers were urged a rethink on the suggested pedestrian / cycle path, saying there had been broad support for the hotel with a safer route, less for the housing plots as it was feared these could be a "Trojan horse". Pedestrian safety was more important than trees and shrubland.

- It was felt that the hotel part of the application should come first prior to the proposed homes in case the hotel did not materialise and additional houses were built.

- The proposed site was outside the limits of development and as it was only at outline stage there was no guarantee what the end result would be.

- There would be the same issues regards electricity supply as the Holdenfields development.

- It was very important that the heritage asset was protected.

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

- Officers would try to ensure the hotel restoration as a community asset in planning permission agreements.

- Officers confirmed they would look at heritage in detail and look at phasing s106 agreement to mitigate hotel coming forward but could not guarantee, however would try to put in place so the asset is restored to a hotel.

A vote took place and the application was approved.

RESOLVED that planning application 25/1001/FUL be approved subject to the following conditions and informatives and subject to, the applicant entering into a Section 106 Agreement in accordance with the Heads of Terms below;

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);

Drawing Number Date Received

P122A-GSS-SE-XX-DR-A-(00)07`PO3 15 February 2026

P122A-GSS-SE-XX-DR-A-(00)04 Rev P03 11 December 2025

P122A-GSS-SE-XX-DR-A-(00)05 P03 15 February 2026

P122A-GSS-SE-XX-DR-A-(00)08 Rev PO2 11 December 2025

P122A-GSS-SE-XX-DR-A-(00)10 Rev PO3 11 December 2025

P122A-GSS-SA-ZZ-DR-A-(00)07 Rev P01 15 May 2025

P122A-GSS-SA-ZZ-DR-A-(00)08 Rev P01 15 May 2025

P122A-GSS-SA-00-DR-A-(00)03 Rev P01 15 May 2025

P122A-GSS-SA-01-DR-A-(00)04 Rev P01 15 May 2025

P122A-GSS-SA-B1-DR-A-(00)02 Rev P01 15 May 2025

P122A-GS5-SA-ZZ-DR-A-(00)05 Rev P01 15 May 2025

P122A-GSS-SA-ZZ-DR-A-(0006 Rev P01 15 May 2025

P122A-GSS-VS-00-DR-A-(00)09 Rev P01 15 May 2025

P122A-GSS-VS-01-DR-A-(00)10 Rev P01 15 May 2025

P122A-GSS-VS-B1-DR-A-(00)08 Rev P01 15 May 2025

P122A-GSS-VS-RL-DR-A-(00)11 Rev P01 15 May 2025

P122A-GSS-VS-ZZ-DR-A-(00)12 Rev P01 15 May 2025

P122A-GSS-VS-ZZ-DR-A-(00)13 Rev P01 15 May 2025

P122A-GSS-VS-XX-DR-A-(00)01 Rev P01 15 May 2025

P122A-GSS-HL-00-DR-A-(00)11 Rev P01 15 May 2025

P122A-GSS-HL-01-DR-A-(00)12 Rev P01 15 May 2025

P122A-GSS-HL-02-DR-A-(00)13 Rev P01 15 May 2025

P122A-GSS-HL-03-DR-A-(00)14 Rev P01 15 May 2025

P122A-GSS-HL-B1-DR-A-(00)10 Rev P01 15 May 2025

P122A-GSS-HL-ZZ-DR-A-(00)17 Rev P01 15 May 2025

P122A-GSS-HL-ZZ-DR-A-(00)18 Rev p01 15 May 2025

P122A-GSS-HL-ZZ-DR-A-(00)16 Rev P01 15 May 2025

P122A-GSS-HL-ZZ-DR-A-(00)15 Rev P01 15 May 2025

P122A-GSS-WG-ZZ-DR-A-(00)08 Rev P01 15 May 2025

P122A-GSS-WG-XX-DR-A-00 Rev P0111 15 May 2025

P122A-GSS-WG-RL-DR-A-(00)06 Rev P01 15 May 2025

P122A-GSS-WG-ZZ-DR-A-(00)07 Rev P01 15 May 2025

P122A-GSS-WG-ZZ-DR-A-(00)09 Rev P01 15 May 2025

P122A-GSS-WG-ZZ-DR-A-(00)10 Rev P01 15 May 2025

P122A-GSS-EP-00-DR-A-(00)01 Rev P01 15 May 2025

P122A-GSS-EP-ZZ-DR-A-(00)02 Rev P01 15 May 2025

P122A-GSS-SE-XX-DR-A-(00)06 15 May 2025

1648-1-1 Rev B 15 December 2025

1648-1-2i Rev A 15 December 2025

1648-1-5 Rev B 15 December 2025

1648-1-6 Rev B 15 December 2025

1648-1-7 Rev B 15 December 2025

1648-1-4 Rev A 15 December 2025

1648-1-3 Rev A 15 December 2025

1648-1-2ii rev A 15 December 2025

3 Phasing Plan

No development shall commence until a phasing plan for the application site has been submitted to and been approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved phasing plan unless otherwise approved in writing with the Local Planning Authority.

4 Materials

Notwithstanding any description of the materials in the application no above ground construction shall be commenced until precise details to be used in the construction of the external walls and roofs of the new façade and extension to the building(s) have been approved in writing by the Local Planning Authority. The development shall proceed in accordance with those agreed details.

5 Existing and Proposed Site levels;

Notwithstanding the information submitted as part of the application, for each phase of newly built development, details of the existing and proposed site levels and finished floor levels shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development. Work shall be undertaken in accordance with the approved scheme.

6 Substation and Bin Store

Prior to erection full details of the proposed substation and bin store and the means of enclosure / screening shall be submitted and approved in writing be the local planning Authority. Work shall be undertaken in accordance with the approved details.

7 Discharge of Surface Water

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; (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

8 Flood Risk Assessment

The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) & Drainage Strategy Rev B dated 06th November 2025.

The mitigation measures shall be fully implemented prior to the occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any period as may subsequently be agreed, in writing, by the local planning authority.

9 Discharge of Surface Water

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

I. Requisite elements of the approved surface water management scheme for the development, or any phase of the development are in place and fully operational to serve said building

II. The drawings of all SuDS features have been submitted and approved in writing by the Local Planning Authority, the drawings should highlight all site levels, including the 30year and 100year+cc flood levels and confirmation of storage capacity

III. A Management and maintenance plan of the approved Surface Water Drainage scheme has been submitted and approved in writing by the Local Planning Authority, this should include the funding arrangements and cover the lifetime of the development

10 Existing Drainage Infrastructure

No development shall commence until a full investigation of any existing drainage infrastructure associated with properties on Kirklevington Hall Drive has been carried out and submitted as part of the site-specific Flood Risk Assessment.

In the event that any previously unrecorded drainage infrastructure is identified, an accurate record of the infrastructure together with a scheme for its protection, repair, and/or maintenance through the development site shall be submitted to and approved in writing by the Local Planning Authority.

Development shall not proceed in any part of the site affected by such infrastructure until written approval has been granted. The development shall thereafter be carried out in full accordance with the approved details.

11 Foul and Surface Water

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.

12 Soft Landscaping

Prior to bring the hotel and facilities into use, full details of Soft Landscaping shall be submitted to and approved in writing by the Local Planning Authority in broad accordance with the approved landscaping plans. 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 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.

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.

13 Written Scheme of Investigation

No development (including demolition, ground works, vegetation clearance, etc…) shall commence until a Written Scheme of Investigation (WSI) setting out a programme of archaeological evaluation has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological work will then be carried out in accordance with the approved scheme of works, in sufficient time to inform the production of a Strategy for Archaeological Mitigation. The scheme 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.

7. The timetable for completion of all site investigation and post-investigation works

14 Strategy for Archaeological Mitigation

The SAM will set out the strategy for the preservation, investigation and recording of heritage assets in the development area, including the provision made for analysis, publication and dissemination of results, and archive deposition. A timetable for the completion of all site investigation and post-investigation works shall be included within the SAM. The development will then be carried out in accordance with the SAM.

No individual phase of the development (in accordance with the phasing plan as submitted) shall be brought into use until the Local Planning Authority has confirmed in writing that the associated requirements of the approved Strategy for Archaeological Mitigation, including post investigation processes which are relevant to that phase have been fulfilled, or alternative timescales agreed.

15 Bunker

The anti-aircraft operations bunker shall be retained on site unless otherwise agreed in writing with the local planning authority.

16 Contaminated Land Risk Assessment

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, have been submitted and approved in writing, by the local planning authority:

a) A site investigation scheme, based on the Desk Top Study to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

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.

17 Marquee

No music will be played within the hereby approved marquee within the walled garden, unless details of non-amplified and amplified music, amplification equipment and sound suppression measures (as appropriate) are first submitted to and approved in writing by the local planning authority. The submission of these details shall be via a noise impact assessment whereby the LFMax sound from amplified and non-amplified music and speech shall not exceed the typical minimum L90(5min), 1meter from the façade of any sensitive receptor in all third octave bands between 31.5Hz and 8kHz. Any details submitted pursuant to this condition will seek approval of appropriate management regimes, including hours of operation. Should mitigation measures be required these shall be installed upon agreement with the Local Planning Authority and then retained for the lifetime of the proposal.

18 Noise from Plant and Machinery (including hot tubs)

Prior to installation of any plant and machinery, including the propsoed substation, a full noise impact assessment of the plant (individually and cumulatively, including noise from hot tubs and mechanical plant) should be undertaken and approved in writing prior to becoming operational whereby the rating level of the plant shall not exceed the background noise levels noted in table 4 overnight (23:00hrs- 07:00hrs) or those in table 4, +5dB for the day time (07:00- 23:00hrs).

These levels should be achieved at the façade of existing residential properties and proposed residential properties as part of this development whereby all measurements and assessments shall be made in accordance with the methodology of BS4142: 2014 (Methods for rating and assessing industrial and commercial sound) and/or its subsequent amendments.

Details of mitigation measures shall be submitted and once approved shall be retained for the lifetime of the proposal.

19 Holiday lets

The use of the walled garden for holiday lodges, as approved, must comply with the following requirements:

i) the lodges accommodation shall be occupied for holiday purposes only and shall not be occupied as a person’s permanent, sole or main place of residence;

ii) No let may exceed 31 days per calendar year;

iii) the owners/operators shall maintain an up to- date register of the names of all owners/occupiers of the accommodation, and of their main home addresses. The owner/operator shall advise the Local Planning Authority of the name and address of the holder of the records and shall make the information on the register available at all reasonable times to the Local Planning Authority.

20 Site Management Plan

Prior to the bringing into use the holiday lets, a Site Management Plan shall be submitted to, and approved in writing by, the local planning authority. Thereafter, the approved development shall be carried out and operated in complete accordance with the agreed details. The Site Management Plan shall include, and provide details of:

• A quiet or curfew period and the management provisions to ensure compliance with the quiet or curfew period, which shall commence at 10pm (22:00 hours) each evening;

• Noise from the site is to be managed / controlled by staff at all times. A telephone number of the management should be made available should residents need to make a complaint.

• Any noise from the premises shall not cause a disturbance at the nearest residential premises.

• There shall be no music heard beyond the boundary of the site.

• The Site Management Plan shall set out provisions for periodic assessments of the noise coming from the site and shall take steps to reduce the level of noise where it is likely to cause a disturbance to local residents. A written record shall be made of those assessments and shall include, the time and date of the checks, the person making them and the results including any remedial action. All records shall be retained for one year.

• There shall be no external music system installed.

21 Ecology and Biodiversity

Works shall be undertaken in accordance with the recommendations as detailed in Section 6 (Conclusions and Recommendations) of the Preliminary Ecological dated November 2025.

Any works on site that require clearing areas of scrub and vegetation in advance of any proposed development should be completed during the period September to February to avoid any disturbance to breeding birds between 1st March and 31st August. Where clearance does take place during the bird breeding season, a pre-clearance check of the area should be carried out by a suitability qualified ecologist.

Prior to works commencing on any buildings a checking survey for Bats should be undertaken to ensure that that there are no protected species on site. Work should not proceed until this survey is completed and there is no presence of bats

22 Ecology Survey

If work does not commence on each phase within 2 years from the date of the submitted ecology survey, a maximum of three months before works commencing on each phase/ plot a suitably qualified ecologist shall undertake a checking survey to ensure that no protected species or their habitat are present on site. The results of the survey shall be submitted and approved in writing by the local planning authority and identify any additional or revised mitigation measures required

23 Habitat and wildlife

As detailed in BS 3998:2010, prior to work commencing, the trees and their surroundings should be assessed for the presence of protected species , some of which are subject to season-specific legislation. Any works should be planned so as to limit their potential adverse impact on wildlife generally. The timing of works should take account of the seasonal cycles of the species of fauna and flora concerned (including the nesting habits of birds and the egg-laying habits of insects).

24 Biodiversity Net Gain

Prior to the commencement of work an Overall Biodiversity Gain Plan must be submitted to and approved by the planning authority before the development can begin; and thereafter a Phase Biodiversity Gain Plan for each phase must be submitted to and approved by the planning authority before the development of that phase can begin.

25 Habitat Management and Monitoring Plan

Prior to the commencement of works on each phase a Habitat Management and Monitoring Plan (HMMP) has been prepared in accordance with the approved Biodiversity Gain Plan and has been submitted to and approved in writing by the Local Planning Authority. The HMMP shall include:

(a) a non-technical summary;

(b) the roles and responsibilities of the people or organisation(s) delivering the HMMP;

(c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;

(d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the practical completion of the development or the first occupation of the development, whichever is the sooner

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.

26 Construction Traffic 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.

27 Construction Environmental Management Plan

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 for each phase. The CEMP shall set out, as a minimum, site specific measures to control and monitor impact arising in relation to noise and vibration, dust and air pollutants (in broad accordance with the Air Quality Assessment), land contamination and ecology. The CEMP shall include measures to effectively control dust emissions from the site works, in accordance with an impact assessment undertaken in accordance with the IAQM guidance, this shall address earth moving activities, control and treatment of stockpiles.

It shall also set out arrangements by which the developer shall maintain communication with businesses and residential premises 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.

28 Tree Retention

Notwithstanding the submitted information, unless shown for removal on the approved landscaping plans, all trees and hedges within and to the boundaries of the application site shall be retained and maintained for the lifetime of the development. No tree, shrub or hedge shall be cut down, uprooted or destroyed, topped or lopped other than in accordance with any approved plans submitted as part of a reserved matters application.

Any tree, shrub or hedge or any tree, shrub or hedge that dies or is removed, uprooted or destroyed or becomes seriously damaged or defective must be replaced by another of the same size and species unless directed in writing by the Local Planning Authority.

29 Energy Efficiency

Prior to the erection of the SPA, an Energy Statement shall be submitted to and approved in writing by the Local Planning Authority for each phase of development. 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 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.

30 Electric Vehicle Charging

Prior to the construction of the car parks, a scheme for the provision of electrical charging points for the charging of electrical motor vehicles, shall be submitted and approved in writing by the local planning authority. The charging points shall be in place prior to the occupation of the building in each phase.

31 Construction working Hours

No construction/building 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.

32 Unexpected land Contamination

In the event that unexpected contamination is found at any time when carrying out the approved development, it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken, in accordance with best practice guidance, the details of which are to be agreed in writing with the Local Planning Authority in advance. Where remediation is shown to be necessary a remediation scheme must be prepared and submitted to the Local Planning Authority for approval in writing in advance.

CONDITIONS FOR THE OUTLINE APPLICATION

01 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 3 years from the date of this permission.

02 Period for Commencement

The development hereby permitted shall be begun either before the expiration of 3 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is the latest.

03 Reserved Matters – Details

Notwithstanding the submitted plans, approval of the details of the 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

04 Approved Plans

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

Plan Number Date Received

P122A-GSS-SE-XX-DR-A-(00)07`PO3 15 February 2026

05 Phasing Plan

06 Design Code

The reserved matters applications for the self-build housing shall be in be informed by and be in broad accordance with the Executive Housing – Design Code Document Issued on the 11 December 2025.

07 Woodland Lodges

Woodland lodges sited in areas where there are tree clearings. Should trees be removed, the reserved matter application shall be accompanied by an Arboricultural Assessment and Tree Protection Plan. Work shall be undertaken in accordance with the approved details.

08 Woodland Lodges

Prior to the occupation of the Woodland Lodges, a suitable trespass proof fence adjacent to Network Rail's boundary (approx. 1.8m high) shall be provided and the developer shall make provision for its future renewal and maintenance. Network Rail's existing fencing/wall must not be removed or damaged.

09 Existing and Proposed Site levels;

10 Discharge of Surface Water

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

11 Flood Risk Assessment

The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) & Drainage Strategy Rev B dated 06th November 2025.

12 Discharge of Surface Water

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

I. Requisite elements of the approved surface water management scheme for the development, or any phase of the development are in place and fully operational to serve said building

13 Existing Drainage Infrastructure

14 Foul and Surface Water

15 Written Scheme of Investigation

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.

7. The timetable for completion of all site investigation and post-investigation works

16 Strategy for Archaeological Mitigation

No development (including demolition, ground works, vegetation clearance, etc…) shall commence until a Strategy for Archaeological Mitigation (SAM) and associated detailed phasing plan has been submitted to and approved in writing by the Local Planning Authority. The SAM will set out the strategy for the preservation, investigation and recording of heritage assets in the development area, including the provision made for analysis, publication and dissemination of results, and archive deposition. A timetable for the completion of all site investigation and post-investigation works shall be included within the SAM. The development will then be carried out in accordance with the SAM.

17 Bunker

The anti-aircraft operations bunker shall be retained on site unless otherwise agreed in writing with the local planning authority.

18 Contaminated Land Risk Assessment

a) A site investigation scheme, based on the Desk Top Study to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

19 Noise from Plant and Machinery (including hot tubs)

Prior to installation of any plant and machinery, a full noise impact assessment of the plant (individually and cumulatively, including noise from hot tubs and mechanical plant) should be undertaken and approved in writing prior to becoming operational whereby the rating level of the plant shall not exceed the background noise levels noted in table 4 overnight (23:00hrs- 07:00hrs) or those in table 4, +5dB for the day time (07:00- 23:00hrs).

Details of mitigation measures shall be submitted and once approved shall be retained for the lifetime of the proposal.

20 Acoustic, Ventilation, Overheating Design – Residential Plots

If BS8233 internal noise levels cannot be achieved with openable windows then the developer needs to consider implementing good acoustic design as required within ProPG, https://www.ioa.org.uk/publications/propg such as the following:

-Increase distance away from the noise source

-Layout/ orientation of properties and amenity areas

-Internal layout of properties so liveable rooms and main bedrooms are situated furthest away from the noise source.

-Acoustic Fencing/ mounding

Where the above have been considered and there is still a requirement for windows to be closed to achieve BS8233 internal noise levels an Acoustic, Ventilation and Overheating assessment should be undertaken. The assessments and any required acoustic mitigation measures should be interlinked. An internal assessment should also be made of any noise emitted from mechanical ventilation plant (if required) which when in use should not exceed internal noise levels specified within BS8233, or the following:

-Living Rooms (Day and Night-time) – NR30

-Bedroom (Daytime)- NR30

-Bedrooms (Night-time)- NR25

21 Woodland Lodges

The use of the woodland lodges, as approved, must comply with the following requirements:

I.the lodges accommodation shall be occupied for holiday purposes only and shall not be occupied as a person’s permanent, sole or main place of residence;

II.No let may exceed 31 days per calendar year;

III.the owners/operators shall maintain an up to- date register of the names of all owners/occupiers of the accommodation, and of their main home addresses. The owner/operator shall advise the Local Planning Authority of the name and address of the holder of the records and shall make the information on the register available at all reasonable times to the Local Planning Authority.

21 Site Management Plan

Prior to the bringing into use the woodland lodges, a Site Management Plan shall be submitted to, and approved in writing by, the local planning authority. Thereafter, the approved development shall be carried out and operated in complete accordance with the agreed details. The Site Management Plan shall include, and provide details of:

• A quiet or curfew period and the management provisions to ensure compliance with the quiet or curfew period, which shall commence at 10pm (22:00 hours) each evening;

• Noise from the site is to be managed / controlled by staff at all times. A telephone number of the management should be made available should residents need to make a complaint.

• Any noise from the premises shall not cause a disturbance at the nearest residential premises.

• There shall be no music heard beyond the boundary of the site.

• There shall be no external music system installed.

22 Ecology and Biodiversity

Works shall be undertaken in accordance with the recommendations as detailed in Section 6 (Conclusions and Recommendations) of the Preliminary Ecological dated November 2025.

Details of external lighting for the the woodland lodges and pathways shall be submitted to and agreed in writing by the Local Planning Authority before development is commenced and the lighting shall be implemented wholly in accordance with the agreed scheme prior to occupation. The lighting shall be installed and arranged to ensure the impact on the wildlife and habitat is minimised.

23 Ecology Survey

If work does not commence on each phase / plot within 2 years from the date of the submitted ecology survey, a maximum of three months before works commencing on each phase/ plot a suitably qualified ecologist shall undertake a checking survey to ensure that no protected species or their habitat are present on site. The results of the survey shall be submitted and approved in writing by the local planning authority and identify any additional or revised mitigation measures required

24 Habitat and wildlife

25 Biodiversity Net Gain

26 Habitat Management and Monitoring Plan

(a) a non-technical summary;

(b) the roles and responsibilities of the people or organisation(s) delivering the HMMP;

(c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;

27 Construction Traffic Management Plan

Within each phase/plot development, 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:

xii.the site construction access(es)

xiii.the parking of vehicles of site operatives and visitors;

xiv.loading and unloading of plant and materials including any restrictions on delivery times;

xv.storage of plant and materials used in constructing the development;

xvi.the erection and maintenance of security hoarding including decorative displays and facilities for public viewing,

xvii.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;

xviii.measures to control and monitor the emission of dust and dirt during construction;

xix.a Site Waste Management Plan;

xx.details of the HGVs routing including any measures necessary to minimise the impact on other road users;

xxi.measures to protect existing footpaths and verges; and;

xxii.a means of communication with local residents.

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

28 Construction Environmental Management Plan

Within each phase/plot development, 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 for each phase. The CEMP shall set out, as a minimum, site specific measures to control and monitor impact arising in relation to noise and vibration, dust and air pollutants (in broad accordance with the Air Quality Assessment), land contamination and ecology. The CEMP shall include measures to effectively control dust emissions from the site works, in accordance with an impact assessment undertaken in accordance with the IAQM guidance, this shall address earth moving activities, control and treatment of stockpiles.

29 Tree Retention

30 Energy Efficiency

Prior to the commencement of development each phase/plot , an energy statement identifying how the predicted CO2 emissions of the development will be reduced by at least 10% through the use of on-site renewable energy equipment or design efficiencies hall be submitted and approved in writing by the local planning authority. The carbon savings which result from this will be above and beyond what is required to comply with Part L Building Regulations. Before the development is occupied the renewable energy equipment or design efficiency measures shall have been installed and the local planning authority shall be satisfied that their day-to-day operation will provide energy for the development for so long as the development remains in existence.

31 Construction working Hours

32 Unexpected land Contamination

33 Permitted Development Rights – No extensions / alterations or outbuildings

Notwithstanding the provisions of classes A, AA, B, C, D and E of Part 1, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order), the buildings hereby approved shall not be extended or altered in any way, nor any ancillary buildings erected within the curtilage without the written approval of the Local Planning Authority

34 Permitted Development Rights - means of enclosure

Notwithstanding the provisions of Part 2, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order), unless in accordance with the approved design guide, no gates, fences, walls or other means of enclosure shall be erected between the front, side or rear walls of any dwelling without the written approval of the Local Planning Authority.

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.

Informative: Reserved matters

When submitting the application(s) for reserved matters; the reserved matters should include the following details

"layout" means the way in which buildings, routes and open spaces within the development are provided, situated and orientated in relation to each other and to buildings and spaces outside the development;

"appearance" means the aspects of a building or place within the development which determines the visual impression the building or place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture;

"scale" means the height, width and length of each building proposed within the development in relation to its surroundings;

"landscaping", in relation to a site or any part of a site for which outline planning permission has been granted or, as the case may be, in respect of which an application for such permission has been made, means the treatment of land (other than buildings) for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated and includes—

(a) screening by fences, walls or other means;

(b) the planting of trees, hedges, shrubs or grass;

(d) the laying out or provision of gardens, courts, squares, water features, sculpture or public art; and

(e) the provision of other amenity features;

Informative: Bunker

Consideration should be given to the repair, retention and reuse of this important local heritage asset which could be reused in imaginative ways to the benefit of the new development (NPPF para 203). Adequate justification would be required for the total loss of this non-designated heritage asset

Informative: NWL

We can inform you that a sewerage rising main and water main cross the site and may be affected by the proposed development. Northumbrian Water does not permit a building over or close to our apparatus. We will work with the developer to establish the exact location of our assets and ensure any necessary diversion, relocation or protection measures required prior to the commencement of the development. This is an informative only and does not materially affect the consideration of the planning application.

There is a 32mm PE pipe connection shown on the NWL mapping heading northeast across the field north of Kirklevington Hall Drive. This pipe is believed to be the water supply which serves The Lodge at the northern end of Kirklevington Hall Drive and must be retained or diverted without disruption to the resident.

The applicant should develop their foul water drainage solution by working through the Hierarchy of Preference contained within Revised Part H of the Building Regulations 2010. Namely Soakaway; Watercourse, and finally Sewer

The developer should contact Northumbrian Water to agree allowable discharge rates and points into the public sewer network. This can be done by submitting a pre planning enquiry directly to us. Full details and guidance can be found at https://www.nwl.co.uk/developers/predevelopmentenquiries.aspx or email [email protected]. The applicant should then submit a drainage strategy reflecting our recommendations for consideration as part of the planning application.

Informatives: Environment Agency

Prior to works commencing, the applicant will be required to obtain a Flood Risk Activity Permit for works within 8m of the main river and the proposed replacement bridge. The relevant informative is provided below. Free permit pre-app advice is available to the applicant upon request from: [email protected]

Environmental permit - advice to applicant The Environmental Permitting (England and Wales) Regulations 2016 require a permit or exemption to be obtained for any activities which will take place:

-on or within 8 metres of a main river (16 metres if tidal)

-on or within 8 metres of a flood defence structure or culverted main river (16 metres if tidal)

-on or within 16 metres of a sea defence

-involving quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert

-in the floodplain of a main river if the activity could affect flood flow or storage and potential impacts are not controlled by a planning permission For further guidance please visit https://www.gov.uk/guidance/flood-risk-activities-environmental-permits or contact our National Customer Contact Centre on 03708 506 506 (Monday to Friday, 8am to 6pm) or by emailing [email protected].

Signing up for flood warnings The applicant/occupants should phone Floodline on 0345 988 1188 to register for a flood warning, or visit Sign up for flood warnings - GOV.UK. It is a free service that provides warnings of flooding from rivers, the sea and groundwater, direct by telephone, email or text message. Anyone can sign up.

Flood warnings can give people valuable time to prepare for flooding - time that allows them to move themselves, their families and precious items to safety. Flood warnings can also save lives and enable the emergency services to prepare and help communities.

For practical advice on preparing for a flood, visit Prepare for flooding: Protect yourself from future flooding - GOV.UK.

To get help during a flood, visit What to do before or during a flood - GOV.UK. For advice on what do after a flood, visit What to do after a flood - GOV.UK.

Informative for Archaeology Conditions

Written Scheme of Investigation: This would cover all trial trenching required across the site (spa and parking area, self-builds, woodland lodges). The earthwork survey for the ridge and furrow should also be carried out at this stage, otherwise the trenching in the self-build area will damage the ridge and furrow before it is fully recorded.

Strategy for Archaeological Mitigation: This would cover the historic building recording (all buildings across site), the earthwork survey of the ‘U’ shaped structure if necessary, and any other mitigation works needed as a result of the findings from the trial trenching.

Fulfilling the requirements of the SAM: This would ensure that all post-investigative work is carried out and made publicly accessible, in line with NPPF paragraph 218

HEADS OF TERMS

The Applicant shall enter into a Section 106 Agreement to secure

(A)Phasing of works and delivery of the housing

(B)Affordable Housing off site contribution

(C)School Contributions based on the standard formula (to be paid be each plot owner)

(D)Custom and Self Build Housing

(E)Nutrient Neutrality

Supporting documents: