Agenda item

Consideration was given to planning application 25/0759/LA Land East of Clarendon Road, Thornaby.

 

Planning permission was sought for the provision of a new footpath and cycleway as part of wider pedestrian/cycle network improvement scheme across the Borough.

 

The application was presented to planning committee on the 5 November 2025 and was deferred to allow for additional information to be obtained to address issues that had been highlighted by Cleveland Police. A request was also made that an arborist attend the next meeting to discuss the removal of trees. The report had been updated to consider the revised layout and changes to the National Planning Policy Framework.

 

Since the deferral of the application, officers had met with Cleveland Police, and a revised scheme had been submitted which included the realignment of the footpath. The amended proposal was subject to further consultation. Cleveland Police had maintained their objection to the development. While these concerns were acknowledged, officers considered that, when weighed against the wider public benefits of the proposal and the mitigation measures put forward, the planning balance remained in favour of the development. Accordingly, the recommendation remained one of approval.

 

In accordance with the Councils scheme of delegation, the application was to be determined by Planning Committee as the application was a Local Authority development with a total site area of over 500 square metres.

 

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

 

 Neighbours were notified and the comments received were detailed within the main reports both applications.

 

The planning officers report concluded that in view of the assessment contained within the main report and taking into account the concerns received by local residents and representatives from Cleveland Police, it was considered that the proposed development would not result in any significant conflict with the policies contained within the Stockon on Tees Local Plan or the relevant chapters of the NPPF and there were no technical reasons why the proposed scheme would be deemed unacceptable.

 

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

 

A representative of Thornaby Town Council attended the meeting and was given the opportunity to make representation. Their comments could be summarised as follows:

 

- Stockton-on-Tees Borough Council officers and everyone involved in bringing forward this excellent cycleway project were congratulated. The area had changed over the years and it was important to improve safe and sustainable travel options for residents.

 

- Having read the report, it was clear that none of the challenges identified were insurmountable. In fact, the new proposed scheme would be safer with them, addressing many of the existing issues and create a much safer environment for cyclists, pedestrians and other users.

 

-  The cycleway would provide an important link between the top and bottom parts of Thornaby and improve connections to local schools.

 

- Traffic levels had increased significantly over the years, and within Thornaby alone there had been numerous incidents involving cars and cyclists, some of which had been serious.

 

 - The roads surrounding school sites were often extremely busy and congested at the start and end of the school day and anything that eased this was welcomed.

 

- While there may continue to be challenges associated with the use of cars, motorcycles and quad bikes, the proposed measures would help to manage these issues more effectively and create a safer environment overall.

 

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

 

- It was highlighted that when this application had been presented at a previous Planning Committee meeting many people had objected which were not there at today’s meeting. Clarity was sought as to whether those residents had been contacted  notifying them of todays meeting.

 

- Questions were raised relating to whether the application site had adequate lighting during periods of darkness.

 

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

           

- Letters had gone to those persons who were interested in the application.

 

- There would be sufficient lighting provided to deter Anti-Social Behaviour.

 

A vote took place and the application was approved.

 

RESOLVED that planning application 25/0759/LA be approved subject to the following conditions;

 

01 Time Limit

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

 

02 Approved Plans 

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

 

            Plan Reference Number                             Date Received

            T2-05-SBC-20001 Rev P3                         13 August 2026

            1002 Rev B                                                   13 August 2026

 

03 Contaminated Land

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

 

a) A preliminary risk assessment which has identified all previous uses; potential contaminants associated with those uses; a conceptual model of the site indicating sources, pathways and receptors and potentially unacceptable risks arising from contamination at the site.

 

b) A detailed assessment of the risk to all receptors that may be affected, including those off site.

 

c) Based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

 

d) 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 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.

 

04 Dust Omissions

The development hereby permitted shall be undertaken in accordance with a scheme which has first been submitted to and approved in writing to control dust emissions, such as dampening down, dust screens and wheel washers to prevent mud being tracked onto the highway. Mobile crushing and screening equipment shall have any appropriate local authority PPC permit required and a copy of this permit available for inspection.

 

05 Construction Hours

In undertaking the development that is hereby approved:

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

 

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

 

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

 

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

 

06Biodiversity Net Gain

The development hereby permitted shall be carried out in accordance with the submitted Biodiversity Net Gain Assessment, submitted 13 August 2026 (project ref 65211061) to ensure that there is a minimum 10% net gain in biodiversity within a 30 year period as a result of the development and the Plan shall be implemented in full.

 

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

 

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

 

07 Landscaping Softworks

Notwithstanding the 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. 

 

08 Lighting

Notwithstanding the submitted plans, no development shall commence until full details of the lighting scheme to illuminate the cycleway have been submitted to and agreed in writing by the Local Planning Authority.  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 avoid conflict with the positions of trees as approved under condition 08. The lighting shall be implemented wholly in accordance with the agreed scheme prior to the cycleway becoming operational.

 

The scheme shall demonstrate how the occupiers of the neighbouring premises will be protected from light intrusion.

 

09 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

 

10 Ecological Mitigation Measures

All ecological mitigation/ recommendation measures within Chapter 4 of the submitted preliminary ecological appraisal report as received by the Local Planning Authority 13 August 2026 shall be implemented throughout the development in full accordance with the advice and recommendations. 

 

Informative Reason for Planning Approval

 

Informative: Working Practices

The Local Planning Authority has worked in a positive and proactive manner and sought solutions to problems arising in dealing with the planning application by gaining additional information required to assess the scheme and by the identification and imposition of appropriate planning conditions.