Agenda item

The Chairman of the Planning Committee agreed to hear the officers report and member debate in relation to items 21/0249/REM, 21/1599/REM and 21/2130/FUL as one, as all items related to the same development.

 

The Planning Officer outlined planning application 21/0249/REM Tithebarns Fields, Land West Of Harrowgate Lane, Stockton-on-Tees Application Description : Reserved matters for the appearance, landscaping, layout and scale for residential development comprising 230 dwellings for phase 1, 2 and 3 and 21/1599/REM, Tithebarns Fields, Land West Of Harrowgate Lane, Stockton-on-Tees; Site Proposal: Reserved matters for the appearance, landscaping, layout and scale for residential development comprising 110 dwellings for phases 4 and 5, and also 21/2130/FUL Land At Harrowgate Lane, Bishopgarth, Stockton-On-Tees Application Description : Erection of 54 dwellings.

 

Planning application 21/0249/REM site was located on the western side of Harrowgate Lane and extended to approximately 13.41 hectares. The Site had an approximately L-shaped form and was identified as Zone C within the West Stockton Sustainable Urban Extension (WSSUE).

 

Application 21/0249/REM sought reserved matters for the appearance, landscaping, layout and scale for residential development comprising 230 dwellings for phase 1, 2 and 3.

 

Planning application 21/1599/REM site was located to the western edge of Harrowgate Lane, its 13.41 ha formed somewhat of an ’L’ shape. It was referred to as Zone C within the West Stockton Sustainable Urban Extension (WSSUE).

 

Application 21/1599/REM sought reserved matters for the appearance, landscaping, layout and scale for residential development comprising 110 dwellings for phases 4 and 5.

 

Planning application 21/2130/FUL site was located on the western side of Harrowgate Lane and extended to approximately 13.41 hectares. The Site had an approximately L-shaped form and was identified as Zone C within the West Stockton Sustainable Urban Extension (WSSUE).

 

Application 21/2130/FUL sought full planning permission for the erection of 54 dwellings within the original red line boundary approved under application reference 14/2291/EIS. The proposal would increase the total number of dwellings across the Site to 394, together with associated infrastructure and landscaping.

 

All 3 sites formed part of the West Stockton Strategic Urban Extension (WSSUE), a key housing growth area identified within the adopted Local Plan. The principle of residential development had therefore already been established and accepted through the development plan framework. Although the proposal would increase the number of dwellings delivered within this part of the WSSUE, no material planning considerations had been identified that would preclude the increase in unit numbers. The increased housing provision within the context of an allocated site was considered to represent a meaningful contribution to the Councils Housing Land Supply.

 

In terms of design and layout, the proposed developments were considered acceptable in respect of appearance, scale and site arrangement. Assessment of the supporting information indicated that the additional dwellings could be accommodated without giving rise to unacceptable technical impacts, including in relation to highway capacity.

 

Subject to securing the necessary contribution and through the implementation of the recommended conditions the proposal was considered acceptable in planning terms. Members were therefore requested to support the application.

 

The consultees that had been notified and the comments that had been received were detailed within the main reports of all 3 applications.

 

Neighbours were notified and the comments received were detailed within the main reports of all 3 applications.

 

For planning application 21/0249/REM the planning officers report concluded that given the considerations set out in the main report the proposed development was considered to be visually acceptable, and it was not considered that the proposed development would have any adverse impacts on levels of residential amenity, flood risk, ecology or highway safety to justify a refusal of the application. The proposed scheme was therefore in accordance with the relevant local and national planning policies; therefore the application was recommended for approval subject to Section 106.

 

For planning application 21/1599/REM the planning officers report concluded that given the considerations set out in the main report the proposed development was considered to be visually acceptable, and it was not considered that the proposed development would have any adverse impacts on levels of residential amenity, flood risk, ecology or highway safety to justify a refusal of the application. The proposed scheme was therefore in accordance with the relevant local and national planning policies; therefore the application was recommended to for approval subject to Section 106.

 

For planning application 21/2130/FUL the planning officers report concluded that given the considerations detailed within the main report the proposed development was considered to be visually acceptable, and it was not considered that the proposed development would have any adverse impacts on levels of residential amenity, flood risk, ecology or highway safety to justify a refusal of the application. The proposed scheme was therefore in accordance with the relevant local and national planning policies and was recommended for approval.

 

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

 

- The representative for the applicant’s respectfully sought approval of all three applications. Since the deferral, the Planning Services Manager and local councillors had been contacted to address any outstanding matters.

 

- The Tithebarn site formed part of the wider West Stockton/Californian Farm development. No objections had been raised, nor had any requests been made for additional infrastructure works. As such, it was not considered any further planning conditions were necessary. The developer was keen to progress the scheme without further delay.

 

- The applicant’s had also been working closely with the Council regarding the Section 106 obligations. The purchaser intended to deliver high-quality housing, and changes of developer or purchaser were common on large sites of this nature.

 

- In terms of concerns raised regarding northbound traffic movements on Darlington Back Lane, the applicant had agreed to contribute towards improvements to both Darlington Back Lane and Yarm Back Lane.

 

- The application was supported by a significant Section 106 package and would deliver substantial infrastructure improvements and wider benefits to the western Stockton area. Accordingly, the Committee were requested to approve all 3 applications.

 

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

 

-  Concerns were raised regarding the overall layout of the reserved matters application. The design was relatively poor and appeared to prioritise road infrastructure and vehicle movement over the needs of residents and place-making.

 

- If the Council was being asked to approve additional housing development, developers should be expected to bring forward schemes of a higher quality. The proposed layout felt generic and lacked a strong focus on creating attractive, people-centred spaces and communities.

 

- There appeared to be an apparent discrepancy within the report relating to a financial contribution requested by the NHS, then later in the officers report it was stated that the Council was unable to seek such a contribution. Clarification was therefore sought as to whether this matter was addressed at the outline application stage, or whether the omission of an NHS contribution was an oversight?

 

- It had taken a considerable amount of time to get back to Committee in terms of traffic concerns, therefore additional comments regarding traffic congestion were not surprising.

 

- These concerns were linked to the wider West Stockton Extension development. Members were previously advised that traffic signals would be installed by March this year; however, this had not occurred, and congestion on Yarm Back Lane remained a significant issue for residents. Officer were asked to provide an update on when these works were expected to be completed and when this matter would be resolved?

 

- Clarity was sought relating to ‘The Oakwood’, which included an integral garage, and which had a proposed condition preventing the integral garage from being converted into habitable accommodation. Members asked how long this condition would remain in force and was the condition intended to apply for the lifetime of the development, or could an application be made at a later date to vary or remove the restriction?

 

- It was highlighted that during the COVID-19 period, Persimmon and Taylor Wimpey secured planning permissions for their respective developments. Members were advised at the time that failure to approve the proposals could jeopardise the funding and delivery of the Elton Interchange improvements. It was therefore imperative that the Yarm Back Lane junction improvements were now delivered without further delay as it was particularly dangerous when turning both right and left onto Yarm Back Lane.

 

- Officers were asked to provide clarification regarding the proposed pedestrian connections across Harrowgate Lane? In particular, how pedestrians would safely access and connect with the existing residential areas on the opposite side of the road.

 

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

 

- In terms of character and appearance, officers were satisfied that the proposed development accorded with the approved masterplan and was consistent with the adjacent Mystery Homes development. Officers were satisfied that the layout was appropriate and reflected the established design principles for the area.

 

- Regarding healthcare provision, the NHS had not provided evidence of the specific impact that the development could have on local GP surgeries. Furthermore, as this application was at the reserved matters stage, it was not possible to seek additional financial contributions beyond those secured through the outline permission, however, it should be noted that a healthcare contribution was being sought in relation to the separate application for the 54 dwellings, where the relevant policy and evidential requirements had been met.

 

- Regarding the Yarm Back Lane junction improvements, work had now commenced on the initial phase of the scheme. The main junction improvement works were programmed to begin once the required financial contribution had been received from Mystery Homes. The developer had already been invoiced for this contribution, and officers were continuing to pursue payment to enable the works to proceed as soon as possible.

 

- In terms of the integral garage condition, the restriction would remain in force for the lifetime of the development. Should a future homeowner wish to convert the garage into habitable accommodation, they would be required to submit a planning application seeking permission to vary or remove the condition.

 

- Regards pedestrian connectivity, the proposed site access arrangements included a signalised junction, which would provide a safe crossing point for pedestrians. There were also pedestrian links available via the footpath network from the Mitre Public House and onwards towards the Horse and Jockey junction. These routes would allow residents to access existing communities and local facilities on either side of Harrowgate Lane.

 

A vote took place and the application was approved.

 

RESOLVED that planning application 21/0249/REM be approved in accordance with the following conditions and s106 Heads of Terms or such other conditions or Heads of Terms as the Planning Services Manager deems necessary;

 

01 Approved Plans

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

 

Plan Reference Number                 Date Received

500-005                                             22 April 2024

504-006                                             22 April 2024

505-006                                             22 April 2024 

510-002                                             22 April 2024

510-003                                             22 April 2024

510-004                                             22 April 2024        

ASK/END/0-001 REV A                  22 April 2024

ASK/END/0-002 REV A                  22 April 2024

ASK/MID/0-001 REV A                   22 April 2024

ASK/MID/0-002 REV A                   22 April 2024

B3/0-001 REV A                               22 April 2024

B3/0-002 REV A                               22 April 2024

B3/END/0-001 REV A                     22 April 2024

B3/END/0-002 REV A                     22 April 2024

BAI/0-001 REV A                             22 April 2024

BAI/0-001 REV A                             22 April 2024

BAI/0-002 REV A                             22 April 2024

BAI/0-002 REV A                             22 April 2024

CAD/0-001 REV A                           22 April 2024

CAD/0-002 REV A                           22 April 2024     

DAL/0-001 REV A                            22 April 2024

DAL/0-002 REV A                            22 April 2024

E2.1/END/0-001.5 REV A              22 April 2024

E2.1/MID/0-001.5 REV A               22 April 2024

E2.1/MID/0-002.5 REV A               22 April 2024

E2.1/MID/0-002.5 REV A               22 April 2024

EAS/END/0-001.5 REV A               22 April 2024

EAS/END/0-002.5 REV A               22 April 2024

EAS/MID/0-001.5 REV A                22 April 2024

EAS/MID/0-002.5 REV A                22 April 2024

FER/END/0-001 REV B                  22 April 2024

FER/END/0-002 REV A                  22 April 2024

HOR/0-001 REV A                           22 April 2024

HOR/0-002 REV A                           22 April 2024

LEY/DET/0-001 REV A                   22 April 2024

LEY/DET/0-002 REV A                   22 April 2024

OAK/0-001 REV A                           22 April 2024

OAK/0-002 REV A                           22 April 2024                 

RIP/END/0-001.5 REV A                22 April 2024

RIP/END/0-001.5 REV A                22 April 2024

RIP/END/0-002.5 REV A                22 April 2024

SAL/END/0-001.5 A                        22 April 2024

SAL/END/0-001.5 A                        22 April 2024

SAL/END/0-002.5 REV A               22 April 2024

SAL/END/0-002.5 REV A               22 April 2024

SAL/MID/0-001.5 A                          22 April 2024

SAL/MID/0-002.2 REV A                22 April 2024

WEN/0-001 A                                    22 April 2024

WEN/0-002 A                                    22 April 2024           

5205-101 Rev A                               8 November 2024                                                                                                   

5205 – 200 Rev C                            21 January 2025 

5205 – 250 Rev B                           21 January 2025

5205 – 201 Rev B                            21 January 2025 

5205 – 251 Rev B                            21 January 2025

 

02 NWL Drainage

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. 

 

03 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.Detailed overland flow management assessment & Integration with Adoptable Drainage Network

III.Finished Floor Levels (FFLs) – Minimum finished floor levels shall be set based on the development’s post-construction flood risk profile, including critical water levels arising from the 1 in 100-year event plus 40% climate change allowance, with a suitable freeboard applied.

IV.A build programme and timetable for the provision of the critical surface water drainage infrastructure;

V.A management plan detailing how surface water runoff from the site will be managed during the construction phase;

VI.Details of adoption responsibilities

 

04 Watercourse Assessment

No development shall commence until a detailed surface water drainage strategy has been submitted to and approved in writing by the local planning authority. The strategy shall address the following concerns and provide supporting evidence to ensure the proposed development does not increase flood risk within or beyond the site boundary:

I. Hydraulic Performance of Overland Flow Channels & Culverts – The developer shall provide detailed, site-specific hydraulic modelling of all proposed overland flow channels and culverts

II. Long-Term Functionality & Erosion Mitigation

III. Culvert Risk Assessments & Screen Initial Needs Assessment

IV. Impounding Structures & Embankment Design Assessment

 

05 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

 

06 Walkover Survey

A maximum of three months before works commencing on site for each phase of development 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 to and approved in writing by the Local Planning Authority and any identified additional or revised mitigation measures required shall be implemented wholly in accordance with the approved details prior to the commencement of the respective phase.

 

07 Mitigation Measures

In addition to the requirement of Condition 12 of 14/2291/EIS during the construction processes, a minimum of 70 bespoke nesting cavities for other Red Category Species like Swift, House Sparrow and bats should be incorporated into the development on the gable ends at an elevated position.

 

08 Habitat Management Monitoring Plan

No development shall commence until 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; and (e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the Local Planning Authority.

 

09 Bat Check

Prior to the felling of any trees a Climb and Inspect Assessment shall be carried out by a qualified Ecologist in conjunction with the qualified Arboriculturist to check for cavities and inspection with an endoscope or mirrors if appropriate. Works to the trees should not commence until the Inspection Report has been submitted to and agreed in writing by the Local Planning Authority. The works should then be carried out in complete conformity of the report. If any evidence of bat roosts are found works should cease immediately and a Natural England License sought.

 

10 Biodiversity Enhancement and Management Plan (BEMP)

Notwithstanding the proposals detailed in the respective reports, prior to the

commencement of the development hereby permitted the developer shall submit to and have approved in writing by the Local Planning Authority a Biodiversity Gain Plan. The Biodiversity Gain Plan must contain, including information about the steps that will be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and the site's pre- and post-development biodiversity value and how these gains will be incorporated within the final landscape plan as required by condition 13. The agreed works shall be implemented in accordance with the agreed details and be retained thereafter for the lifetime of the development. 

 

11 Construction Environment Management Plan

Prior to the commencement of the development hereby approved, a detailed site-specific Construction Environmental Management Plan for each phase is to be submitted and agreed in writing by the Local Planning Authority. This shall include details of all proposed excavations, piling, construction, machinery used (including location) and associated mitigations should be submitted in accordance with BS 5228:1997. This should also include all measures to be undertaken to protect habitats and wildlife during the construction phase of the development identified in the submitted Ecological Impact Assessment. Once approved the CEMP Plan shall be adhered to throughout the construction period. 

 

12 External Materials 

Notwithstanding the submitted details in the application, the external walls and roofs shall not be commenced until precise details of the materials to be used in the construction of the external walls and roofs of the hereby approved dwellings have been approved in writing by the Local Planning Authority. Thereafter the development shall be implemented in accordance with the approved details. 

 

13 Landscaping Softworks 

Notwithstanding the proposals detailed in the Design and Access Statement and submitted plans, no development shall commence until full details of soft landscaping and associated maintenance has been submitted to and been approved in writing by the Local Planning Authority. Those details shall include; 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); a phasing programme for the implementation of landscaping and associate maintenance; details of all existing or proposed utility services that may influence proposed tree planting shall be indicated on the planting plan. 

The soft landscape maintenance details should include details of access routes to demonstrate operations can be undertaken from publicly accessible land, long term design objectives, management responsibilities and maintenance schedules for all landscape areas/ retained vegetation, other than small privately owned domestic gardens. Landscape maintenance shall be detailed for the initial 5 year establishment from date of completion of the total scheme regardless of any phased development period followed by a long-term management plan for a period of 20 years. The landscape management plan shall be carried out as approved. 

 

All planting works shall be in accordance with the approved plans and details and shall be implemented prior to the first planting season following competition of each identified phase of development. 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. 

 

14 Trees within and adjacent to the adopted highway

Notwithstanding the proposals detailed in the Design and Access Statement and submitted plans, no development shall be commenced until the Local Planning Authority has approved in writing the details of arrangements for the planting of street trees and protection of the adopted highway from tree root damage. Root barriers will be required where trees are planted within 2m of the adopted highway. 

 

 

15 Trees protection

The hereby approved development shall be carried out in complete conformity with the submitted Arboricultural Impact Assessment Arboricultural Method Statement Tree Protection Plan as received by the Local Planning Authority on 5 December 2024. 

 

16 Light Intrusion

Prior to the commencement of the development hereby permitted, a scheme for the protection of biodiversity, the proposed dwellings and the neighbouring premises from light intrusion shall be submitted to and approved in writing by the Local Planning Authority. All works, which form a part of such a scheme, shall be completed before any of the permitted dwellings / facilities are occupied. The scheme should detail the type of luminaries and their Lumen levels, locations, means of affixation, heights, angles plus the level of light trespass in lux. 

 

The position of all columns shall be agreed in writing by the Local Planning Authority to avoid conflict with the positions of trees as approved. 

 

The lighting shall be implemented wholly in accordance with the agreed scheme prior to the occupation of the development or approved phases.

 

17 Enclosure

Notwithstanding the proposals detailed in the Design and Access Statement and submitted plans, prior to the above ground construction of development within each relevant phase, details of all means of enclosures shall be submitted to and approved in writing by the Local Planning Authority. This shall include all acoustic barriers, walls, fences, entrance feature walls, hedgerows and knee rails, including those surrounding pumping stations and other infrastructure sites. This shall include the specification for holes in boundary walls and fences at ground level to allow for the movement of hedgehogs. Such means of enclosure shall be implemented in accordance with the approved plan prior to the occupation of the development or approved phases. 

 

18 Bins/ refuse

Prior to the occupation of each phase of the development hereby approved each plot and commercial facility should be provided with the appropriate means of waste and recycling provision in accordance with the applicable Council standards

 

19 Open Access

Open access ducting to facilitate fibre and internet connectivity shall be provided from the homes to the public highway

 

20 Removal of PD rights – No Garage Alterations/Conversions

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revising, revoking and re-enacting that Order with or without modification), no internal or external alterations shall take place to any garage, which would preclude its use for housing motor vehicles. 

 

21 Removal of PD rights – No Boundary Treatments to front of properties.

Notwithstanding the provisions of Class A of Part 2 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re enacting that Order) there shall be no walls, fences, railings or other form of boundary enclosures erected between any point taken in line with the properties front elevation and the highway unless otherwise agreed in writing by the Local Planning Authority. 

 

22 Removal of PD rights – Householder extensions and alterations

Notwithstanding the provisions of classes A,AA, B, C, D, E and F of Part 1 of 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, without the written approval of the Local Planning Authority.

 

Notwithstanding the proposals detailed in the Design and Access Statement and submitted plans, prior to the above ground construction of development within each relevant phase, details of all means of enclosures shall be submitted to and approved in writing by the Local Planning Authority. This shall include all acoustic barriers, walls, fences, entrance feature walls, hedgerows and kneerails, including those surrounding pumping stations and other infrastructure sites. This shall include the specification for holes in boundary walls and fences at ground level to allow for the movement of hedgehogs. Such means of enclosure shall be implemented in accordance with the approved plan prior to the occupation of the development or approved phases. 

 

23  Feature Squares

Notwithstanding the proposals detailed in the Design and Access Statement and submitted plans, prior to the above ground construction full details of all hard landscape and planting works for the feature squares shall be submitted to and be approved in writing by the Local Planning Authority. These details shall include layouts; hard surfacing materials; planting details (tree/shrub types and species, stock size, numbers and densities); construction methods including tree pits; minor structures (e.g. street furniture); and, a phasing plan for implementation. The feature squares shall be implemented in full accordance with the approved details and agreed phasing plan and maintained thereafter. 

 

Any landscaping works which within a period of five years from the date of planting die, are  removed, become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species unless the Local Planning Authority gives written consent to any variation or an alternative long term maintenance arrangement.

 

24 Renewables or Fabric First 

No above ground development shall take place until the Local Planning Authority has approved a report provided by the applicant 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. The carbon savings which result from this will beabove 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-today operation will provide energy for the development for so long as the development remains in existence.

 

25 Building Regulations

Prior to the commencement of above-ground construction works, details identifying those dwellings within the wider development that will be constructed to meet Building Regulation M4(2) (Category 2: Accessible and Adaptable Dwellings) shall be submitted to and approved in writing by the Local Planning Authority. A minimum of 118 dwellings across the whole development shall be provided in accordance with the approved details and thereafter retained as such.

 

Informative Reason for Planning Approval

 

De-culverting - Advice to LPA/Applicant

We are pleased to note in the submitted drainage strategy that there is reference to a potential opening of a culvert in phase 2; we appreciate that further detail of this would be provided at a later stage. In our response to outline application 14/2291/EIS, we conditioned a scheme for flood risk and surface water disposal. For clarity, the matter of surface water flood risk now falls within the remit of the Lead Local Flood Authority and therefore, we would not formally advise if this condition would be discharged when this is submitted. However, we did note in this condition it requires confirmation of the opening of any culverts across the site and that they required further investigation at detailed design.

 

De-culverting offers the opportunity to reduce flood risk and risk of blockages as well as provide valuable wetland/aquatic habitat and on-site biodiversity net gains. It can also greatly improve amenity and create a sense of place and identity. Further, de-culverting can reduce associated maintenance costs.

 

Policy ENV7 of the Stockton-On-Tees Borough Council Local Plan states surface water quality will be improved in line with the requirements of the Water Framework Directive, alongside it's associated legislation, and the Northumbria River Basin Management Plan. This policy further states that to improve the quality of the water environment the Council will support the improvement and naturalisation of heavily modified waterbodies including de-culverting. Through subsequent information submitted to for this site, the de-culverting should be supported and encouraged.

 

Informative: Northumbrian Water

It should also be noted that, following the transfer of private drains and sewers in 2011, there may be assets that are the responsibility of Northumbrian Water that are not yet included on our records. Care should therefore be taken prior and during any construction work with consideration to the presence of sewers on site. Should you require further information, please visit https://www.nwl.co.uk/services/developers/

 

Informative: Designing out Crime

The applicant is encouraged to engage with the Policer Architectural Liaison Officer to see how secure by design principles can be incorporated into the scheme

 

Informative: Hydraulic Performance of Overland Flow Channels & Culverts – 

The developer shall provide detailed, site-specific hydraulic modelling of all proposed overland flow channels and culverts. This assessment shall:

o Include the critical 1 in 100-year flood event plus 40% climate change allowance.

o Justify the sizing of culverts and flow channels based on accurate cross-sectional survey data rather than idealised sections.

o Demonstrate that the proposed network will perform effectively under design storm conditions without increasing flood risk elsewhere.

 

Informative Long-Term Functionality & Erosion Mitigation – 

The applicant shall demonstrate, through hydraulic modelling, that all proposed diversion channels will remain stable over their design life. Where scour of the bed and banks is identified as a potential risk, suitable mitigation measures shall be provided.

 

Informative Culvert Risk Assessments & Screens – 

Any culvert exceeding 350mm diameter shall be subject to a Public Risk Assessment and a Screen Initial Needs Assessment. If a security or debris screen is deemed necessary, it shall be designed in accordance with CIRIA C786 - The Culvert Screen and Outfall Manual. Informative Impounding Structures & Embankment Design Assessment – 

Where proposed SuDS features abut any watercourse or drainage channel, the embankment between these features shall be designed as an impounding structure. The developer shall provide full design details, including construction materials, stability calculations, and justification of resilience measures to mitigate the risk of embankment failure.

 

Informative Site-specific surface water construction management plan

A site-specific construction management plan must be provided in accordance with Appendix B Section 6 of the CIRIA SuDS Manual before commencing the drainage construction. Detailing how surface water will be managed during construction phase and contained within the site boundary must also include prevention of silts entering existing surface waterbodies, details of measures to be taken to protect and maintain the natural flows of the watercourse/ditches through the proposed site (including the provision of any required temporary drainage).Particular attention should be given to the phasing of the de-culverting works, full construction method statements should be provided.

 

Informative Land Drainage Consents 

Land Drainage Consent/s sites outside the planning process, the LLFA would like to make you aware that no works on the ordinary watercourse are permitted until a Land Drainage Consent approval has been received from the Lead Local Flood Authority. The Land Drainage consent application form and supporting information must be submitted to the LLFA for consideration. The application process will take 8 weeks for determination. Informative Management and Maintenance A Maintenance Plan and checklist must be provided in accordance with Appendix B Section 8 of the CIRIA SuDS Manual and the LLFA local requirements. The LLFA requirements are as follows; 

• Details of who is responsible for the maintenance and management of all surface water components during construction phase, including contact details, emergency contact details, expected completion date for the development, expected date the management company will commence the maintenance and management of the SuDS. 

• Details of the management company responsible for the maintenance

 

Heads of Terms

Nutrient Neutrality