12/0980/OUT MORLEY CARR, ALLERTON BALK, YARM APPLICATION FOR OUTLINE PLANNING CONSENT, WITH ALL MATTERS RESERVED SAVE FOR MEANS OF ACCESS, FOR RESIDENTIAL DEVELOPMENT, COMMUNITY HALL, PUBLIC OPEN SPACE, OUTDOOR RECREATIONAL FACILITIES AND ASSOCIATED ACCESS ARRANGEMENTS AND LANDSCAPING.
RESOLVED that planning application 12/0980/OUT be approved subject to the applicant entering into a Section 106 Agreement in accordance with the Heads of Terms below and the following conditions and informatives.
In the event of the legal agreement having not been signed by 22nd October 2012 that the application be refused. SECTION 106 AGREEMENT Heads of Terms Education 1. The rate of contribution required from developers for school places would be £8,000 x 0.26 = £2,080 per family home. (i.e. homes with two or more bedrooms). Payment of developer contributions should be made in four equal tranches at the occupation of the 50th dwelling, the occupation of the 100th dwelling, the occupation of the 150th dwelling and the occupation of the 200th dwelling. The calculation to reflect a discount of £8,000 per vacant place in Layfield Primary and St Cuthberts RC Primary Schools as recorded within the Annual School Census current at that time of the occupation of the 100th dwelling, subject to a pro-rata allocation of this discount amongst other committed development within the local area. Local Authority to provide within one month of a request being made its confirmation of the applicable discount by reference to the Annual School Census and specific details of other developments to benefit from the discount. Contribution to be held in an interest-bearing account. Payment to be used for the purposes identified within 5 years of payment being made or otherwise returned together with the interest accrued. Affordable Housing 2. 20% of the residential units shall be affordable and provided in the form of 70% social or affordable rented housing and 30% intermediate housing (intermediate housing is homes for sale and rent provided at a cost above social rent, but below market levels, this can include shared equity products such as shared ownership and equity loans). As part of an application for reserved matters, details shall be submitted for the approval of the Local Planning Authority of a scheme for the provision of affordable housing on the site. The submitted scheme shall include details of the following, as appropriate:- i) The delineation of the area or areas of the site upon which the affordable dwellings will be constructed; ii) The type and size of affordable dwellings to be provided; iii) The arrangements the developer shall make to ensure that such provision is affordable for both initial and successive occupiers; iv) The phasing of the affordable housing provision in relation to the provision of open market housing on the site; v) Occupancy criteria and nomination rights in relation to identified housing need. Highway Mitigation 3. Prior to commencement of development the developer will enter into a S278 Highways Act Agreement for a new roundabout access at the current Allerton Balk and Everingham Road junction; 3 priority junctions; a reduction in speed limit on surrounding highway, namely Green Lane, Allerton Balk and Worsall Road from 60MPH to 40MPH on Green Lane and from 40MPH to 30MPH on Allerton Balk and Worsall Road;a speed reducing feature of a traffic island on Green Lane; additional pedestrian refuges on Allerton Balk and to increase the entry lanes at the Green Lane/A67 Thirsk Road roundabout (Crossroads roundabout). 4. A commuted lump sum of £14,000 by way of a contribution towards improvements of footway on Worsall Road to be paid upon occupation of 10th dwelling. Monies to be held in an interest bearing account and to be re-funded if they are not spent within 5 years of payment. 5. A commuted lump sum of £51,000 by way of a contribution towards improvements of cycleway on Everingham Road to be paid upon occupation of 10th dwelling. Monies to be held in an interest bearing account and to be re-funded if they are not spent within 5 years of payment. 6. A commuted lump sum of £60,600 by way of a contribution towards improvements of footpath/cycleway on Green Lane to be paid upon occupation of 150th dwelling. Monies to be held in an interest bearing account and to be re-funded if they are not spent within 5 years of payment. 7. A commuted lump sum of £265,000 by way of a contribution towards the improvement of car parking in Yarm, payable in two tranches (£100,000 upon occupation of the 10th dwelling and £165,000 upon occupation of the 50th dwelling. 8. A commuted lump sum of £10,000 to extend the existing footway on the eastern side of Allerton Balk southwards to Green Lane to be paid upon occupation of 10th dwelling. Dropped crossings will be provided at this junction. Monies to be held in an interest bearing account and to be re-funded if they are not spent within 5 years of payment. Travel Plan 9. Prior to commencement of development, submit a Travel Plan for approval by the Council including a proposal to ensure the appointment of a Travel Plan Coordinator for a minimum period of 5 years; contact details of the Travel Plan Coordinator; modal split targets and measures to achieve these targets, which must be SMART: Specific, Measurable, Achievable, Realistic and Timebound; details of an exit strategy of how the Travel Plan will be continued once the TPC has left the site (e.g. a community travel plan forum / group established); details of the welcome/marketing pack that is to be given to buyers / occupiers, including any electronic media (e.g. webpage); incentive payments of £100 per dwelling (a total cost of £35,000). The Travel Plan Coordinator should devise a list of priorities for the remaining funding should all dwellings not take up this incentive. Management of community facilities 10. Prior to the completion of the on-site community land and facilities the owner shall submit a scheme to the local planning authority for approval detailing the arrangements for the future maintenance and management of the land and facilities, either by way of transfer to the council (if agreed by the council) or for management and maintenance by the owner or a management company/community trust and the land and facilities shall thereafter be managed and maintained in accordance with the approved scheme. Employment and Training 11. To use reasonable endeavours to ensure that ten per cent (10%) of the Jobs on the Development are made available to residents of the Target Area; to use reasonable endeavours to ensure that ten per cent (10%) of the total net value of the services and materials used in the Development are provided by Businesses within the Target Area; The Owner shall take reasonable steps to procure that any contractor and/or sub-contractor nominate an individual to liaise with the Labour Market Co-ordinator; The Owner shall liaise with the Labour Market Co-ordinator in order to produce the Method Statement to be submitted to the Council prior to the Commencement Date. The Method Statement shall demonstrate the reasonable steps to be taken for each Job vacancy and opportunity for services and materials to be advertised and available to individuals and Businesses within the Target Area and shall include details regarding the provision of monitoring information to be provided to the Labour Market Co-ordinator CONDITIONS:- 1. The development hereby approved shall be carried out in accordance with the following approved plan(s. Plan Reference Number Date on Plan Y81.829.06 26 July 2012 2. Application for the approval of reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. 3. The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the latest. 4. Prior to commencement of development a Phasing Programme shall be submitted to and approved in writing by the Local Planning Authority which shall identify the phasing of infrastructure, landscaping, public open space, accesses and residential areas of the development hereby approved. Thereafter the development shall be undertaken in accordance with the Phasing Programme. 5. Approval of details of the appearance, layout and scale of the buildings and landscaping of the site shall be in accordance with the details to be submitted to and approved by the Local Planning Authority before the development commences. 6. The development shall be implemented in general conformity with the approved Design and Access Statement and Indicative Masterplan submitted with the planning application. 7. Within each phase, details of all external finishing materials including roads and footpaths and all hard landscaped areas shall be agreed with the Local Planning Authority before the development is commenced. Thereafter the development shall be implemented in accordance with the approved detail. 8. Within each phase, all means of enclosure and street furniture associated with the development shall be submitted to and approved in writing by the Local Planning Authority before the development commences. Such means of enclosure, retention and street furniture as agreed shall be erected before the development hereby approved is occupied. 9. The total development hereby approved shall not exceed the following maxima: Up to 350 dwellings (C3 Use Class) 10. Within each phase development shall not be commenced until details of the lighting columns, light colour and luminance have been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved. 11. Within each phase, no 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. 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 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. 12. Within each phase, no Development shall be commenced until the Local Planning Authority has approved in writing the details of arrangements for the setting out of the Public Open Space and play facilities by the developer, as part of the development, and such arrangements shall address and contain the following matters:- A) The delineation and siting of the proposed public open space B) The type and nature of the facilities to be provided within the public open space including the provision of play equipment for all age groups including young children and teenagers which shall be supplied and installed to a specification as agreed by the local planning authority . C) The arrangements the developer shall make to ensure that the Public Open Space is laid out and completed during the course of the development D) The arrangements the developer shall make for the future maintenance of the Public Open Space E) The open space shall be completed in accordance with the approved scheme and phasing arrangements as agreed by the local planning authority. 13. Within each phase, no development shall occur until the design and layout of the road, footpaths and cycleways has been agreed with the Local Planning Authority. Thereafter the roads, footpaths and cycleways shall be implemented as agreed unless otherwise agreed with the Local Planning Authority 14. Within each phase, a detailed scheme for landscaping and tree and/or shrub planting and grass including planting and construction techniques for pits in hard surfacing and root barriers shall be submitted to and approved in writing by the Local Planning Authority before the commencement of that phase of the development. Such a scheme shall specify stock types, stock sizes and species, planting densities; inter relationship of planting, layout contouring, drainage and surfacing of all open space areas. The works shall be carried out in the first planting and seeding season following the occupation of the buildings or the completion of the development whichever is the sooner and any trees or plants 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 prior attained size and species unless the Local Planning Authority gives written consent to any variation. 15. Within each phase no development shall take place until a hard and soft landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas, other than small privately owned domestic gardens, shall be submitted to and approved by the Local Planning Authority prior to the commencement of that phase of the development, Landscape maintenance shall be detailed for the initial 5-year establishment period followed by a long-term management plan for a period of 20 years. The landscape management plan shall be carried out as approved. 16. For each phase, no development shall take place until details of the means for the storage and disposal of refuse have been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented in accordance with the approved scheme. 17. Prior to the commencement of each phase of development, details of the existing and proposed levels of the site including the finished floor levels of the buildings to be erected and any earth retention measures (including calculations where such features support the adopted highway) shall be submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details. 18. No construction / building works or deliveries 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. 19. A Dust Action Plan shall be submitted and agreed, prior to the commencement of development on each phase, with the Local Planning Authority to effectively control dust emissions from the site remediation works, This shall address earth moving activities, control and treatment of stock piles, parking for use during construction and measures to protect any existing footpaths and verges, vehicle movements, wheel cleansing, sheeting of vehicles, offsite dust/odour monitoring and communication with local residents. 20. No development shall commence until a scheme for the protection of trees (Section 7, BS 5837:2005) has been submitted to and approved in writing by the Local Planning Authority. The requirements of Stockton-on-Tees Borough Council in relation to the British Standard are summarised in the technical note ref INFLS 1 (Tree Protection). Any such scheme agreed in writing by the Local Planning Authority shall be implemented prior to any equipment, machinery or materials being brought to site for use in the development and be maintained until all the equipment, machinery or surplus materials connected with the development have been removed from the site. 21. Any part of the development which is to be used for residential purposes shall achieve a minimum of Level 3 of the Code for Sustainable Homes if commenced before 1 January 2013 and thereafter a minimum of Code Level 4 unless otherwise agreed in writing with the Local Planning Authority or any other equivalent Building Regulation rating at the time of the submission of the application for reserved matters. 22. All ecological mitigation measures within the Extended Phase 1 Habitat Survey, Delta-Simons and the BRP and Nocturnal Survey Report shall be implemented in full in accordance with the advice and recommendations contained within the document. 23 .A) No demolition / development shall take place / commence until a programme of archaeological work including a Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing. 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. B) No demolition/development shall take place other than in accordance with the Written Scheme of Investigation approved under condition (A). C) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured. 24. The development hereby permitted shall not be commenced until such time as a scheme for surface water management has been submitted to, and approved in writing by, the local planning authority. The scheme must include the following:- 1. An appropriate discharge rate. 2. Confirmation that the network can discharge to an appropriate location. 3. Confirmation that the network can operate without flooding up to the 30 year peak storm event. 4. Confirmation that the network can operate up to the 100 year peak storm event without flooding to people or property while retaining all water on site. 5. Confirmation climate change has been considered in the design. 6. Details of the maintenance regime for the network. 7. Details of any outfall structures. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme or within any other period as may subsequently be agreed, in writing, by the local planning authority. 25. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, a remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved. 26. A Construction Management Plan shall be submitted and agreed, prior to the commencement of development on each phase, with the Local Planning Authority to agree the routing of all HGVs movements associated with the construction phases, effectively control dust emissions from the site remediation works, this shall address earth moving activities, control and treatment of stock piles, parking for use during construction and measures to protect any existing footpaths and verges, vehicle movements, wheel cleansing, sheeting of vehicles, offsite dust/odour monitoring and communication with local residents. 27. No development shall commence within any phase until a site waste management plan for that phase has been submitted to and approved in writing by the Local Planning Authority. The site waste management plan shall be prepared in accordance with Non-statutory guidance for site waste management plans April 2008 [DEFRA]. Thereafter, the site waste management plan shall be updated and implemented in accordance with the approved scheme unless otherwise agreed in writing with the Local Planning Authority. 28. Prior to the commencement of any development within 135 metres of the High Pressure Gas pipeline ref. 2110 (FM06 Elton/NZ609021), a scheme for the upgrade of that pipeline to thick wall pipe (minimum 22.9 mm thickness), in accordance with IGEM/TD/1 Edition 5 Communication 1735 Steel pipelines and associated installations for high pressure gas transmission (or any superseding guidance), between grid reference 440917, 511191 and grid reference 441246, 510831, shall be submitted to and approved in writing by the local planning authority in consultation with National Grid Gas plc and the Health & Safety Executive. 29. Until such time as the High Pressure Gas pipeline ref. 2110 (FM06 Elton/NZ609021) has been upgraded to thick wall pipe (minimum 22.9 mm thickness) in accordance with a scheme agreed under the above Condition , any development within 135 metres of the pipeline may proceed at the developers risk, but only indoor community uses with a total floor space of no more than 5,000 square metres, and areas of outdoor use by the public (play area, bowling and recreational land) at which no more than 100 people will gather at any one time, and which are 65 metres or more from the pipeline, shall be occupied until such time that the proposed pipeline modifications are completed and notified as such to the Health & Safety Executive. 30. Upon completion of the pipeline upgrade works agreed under the preceding Condition no residential development, community buildings or outdoor facilities (save for the laying out of public footpaths) shall be constructed or laid out within the Inner Zone as identified on HSEs consultation zone map for the vicinity of Morley Carr Farm, Yarm - Feeder 6 Elton (HSE HID CI5 Ref #2110 Rev. 1 - a draft of this map is attached for information - the final version will be produced after the scheme under the preceding condition is approved). no outdoor facilities shall be provided which could result in more than 1,000 people gathering at any time 31. No development shall commence until the developer has provided a method statement detailing the how the physical preservation of the Iron Age settlement will be achieved. This should include proposals for fencing around the [heritage asset] to a design approved by the Local Planning Authority in writing. No works shall take place within the area inside that fencing unless approved in writing by the Local Planning Authority. Informatives The Proposal has been considered against the policies below and the Local Planning Authoritys policies for the supply of housing cannot be considered up-to-date as it cannot be demonstrated that there is a five-year supply of deliverable housing sites. It is considered the proposal would not give rise to any adverse impacts which would significantly and demonstrably outweigh the benefits when assessed against the policies in the NPPF. It is considered that approval of this application is not so significant to the outcome of the Core Strategy Review of housing options that planning permission should or could be reasonably withheld. National Planning Policy Framework Core Strategy Policies CS1, CS2, CS3, CS6 , CS7, CS8, CS10 and CS11 and Saved Local Plan Policies EN13, EN20, EN28, EN30 and EN38. Teenager Play Area Multi Ball Court - (min. 25 x 19m) with a chicane entrance in the middle of either side, run out goal ends (stepped down from 3m), with basketball hoops, cricket stump panel, tarmac surface lined for both football and basketball. Sound dampening features and suitably drained. The ball court should include flood lighting to enable usage on evenings. Climbing Boulders - They should be a maximum of 3m in height with appropriate impact absorbing surface. Plastic products would not be deemed suitable, concrete boulders would be acceptable. Should have a number of challenges and be of varying heights to provide interest. A cluster of HAGS Rock & Cliff (or equivalent products) would be acceptable if suitably located upon the open space. Teen shelter - There are numerous products of this type on the market. Should be of metal with a roof structure and ideally create a semi circle of seating. The teen shelter should be sited on a tarmac base with a good access path leading to it. Seating - Clusters of seating (formal & informal) - placed to allow socialising in varying group sizes. Younger Play Area From a play value and experience perspective (as calculate using the ROSPA Play Value Assessment criteria) it should be: Overall site: Good or above; Ambience: Good or above; Toddlers: average or above; Juniors: average or above; Teenager: below average or above. For more general guidance on the siting and design of play spaces refer to the following: Play Englands Design for Play: A guide to creating successful play spaces http:www.playengland.org.uk/resources/design-for-play?originx_2757hp_70994779705616h30y_2008630728a Fields in Trusts Planning and Design for Outdoor Sport and Play - available via: http:fieldsintrust.org/Product_Detail.aspx?productid=dc291578-50c5-49c5-b0d7-3c376db6b801 Surface Water Management Surface water run-off should be controlled as near to its source as possible through a sustainable drainage approach to surface water management, this approach involves using a range of techniques including soakaways, infiltration trenches, permeable pavements, grassed swales, ponds and wetlands to reduce flood risk by attenuating the rate and quantity of surface water run-off from a site. This approach can also offer other benefits in terms of promoting groundwater recharge, water quality improvement and amenity enhancements. Approved Document Part H of the Building Regulations 2000 sets out a hierarchy for surface water disposal which encourages a SUDs approach. In accordance with Approved Document Part H of the Building Regulations 2000, the first option for surface water disposal should be the use of sustainable drainage methods (SUDS) which limit flows through infiltration e.g. soakaways or infiltration trenches, subject to establishing that these are feasible, can be adopted and properly maintained and would not lead to any other environmental problems. For example, using soakaways or other infiltration methods on contaminated land carries ground water pollution risks and may not work in areas with a high water table. Where the intention is to dispose to soakaway, these should be shown to work through an appropriate assessment carried out under BRE Digest 365. A new outfall on either watercourse will need the prior written consent of the Environment Agency under the Water Resources Act 1991. We can provide advice on suitable designs if required. If the applicants or agents wish to discuss this position with us, they should contact Rory Hunter Development & Flood Risk Engineers on 0191 203 4201.
12/1343/FUL LAND TO THE SOUTH OF LUSTRUM AVENUE, NORTH TEES INDUSTRIAL ESTATE, STOCKTON-ON-TEES ERECTION OF RETAIL UNIT, TOGETHER WITH ASSOCIATED CAR PARKING AND SERVICING
RESOLVED that planning application 12/1343/FUL be approved subject to the following conditions and informatives:-
1. Approved Plans The development hereby approved shall be in accordance with the following approved plans:- Plan Reference Number Date on Plan HIGHWAY INFO 30 July 2012 AL (E)100 28 May 2012 AL(0)115 REV C 28 May 2012 AL (0)50 REV C 28 May 2012 AL (0)110 28 May 2012 AL (0) 100 - EXISTING 28 May 2012 2. Flood Risk and building levels The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment by Peter Brett Associates, project ref:26431 dated May 2004. The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing/phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority. In addition to the mitigation detailed within the Flood Risk Assessment, prior to commencement of development on site, a scheme identifying safe routes into and out of the site to an appropriate safe haven shall be submitted to and approved in writing with the Local Planning Authority. The finished ground floor levels for the development hereby approved shall be set no lower then 3.902m above Ordnance Datum (AOD) 3. Control of use Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995 as amended or the Town & Country Planning Use Classes (Amendment) Order 1995 (or any order revoking and re-enacting these Orders), the range of goods to be sold from the premises shall be restricted to the following:- Beds, cots and bedroom furniture Sofas and armchairs; Tables and dining chairs; Bathroom fittings and furniture; Kitchen fittings and furniture; Shelving, sideboards and other home storage; Garden furniture, barbecues, planters and plants Lighting; Televisions, vacuums, kettles and other electrical goods; Wallpaper and paint; Tools and ancillary goods; Rugs, carpets and flooring; Curtains, cushions, bed linen, towels and bath mats; Picture frames, mirrors, vases and ornaments; and Crockery and cutlery. There shall be no retailing of food from the from the site, except for the ancillary sale of food and drink for consumption on the premises The net retail floor area shall not exceed 1624sq.m. and the 2nd floor shall be limited for use as an area for staff facilities, plant and storage. 4. Single operator site Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995 as amended (or any order revoking and re-enacting these Orders), the premises hereby approved shall only accommodate a single retail operator and shall not be split into more than one retail unit. 5. Breeam Rating The development hereby approved shall be completed to a Building Research Establishment Environmental Assessment Method (BREEAM) of Very Good, unless otherwise agreed in writing by the Local Planning Authority. Evidence of the building achieving this shall be submitted to and approved in writing by the Local Planning Authority prior to the building being brought into use. 6. 10% Renewables Prior to the commencement of any of the development hereby approved and unless otherwise agreed in writing with the local planning authority, a written scheme shall be submitted to and approved in writing by the local planning authority which details 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 the use of specific building materials. The carbon savings which result from this will be above and beyond what is required to comply with Part L Building Regulations or other such superceding guidance. Before the development is occupied the approved scheme of reduction shall have been implemented on site and brought into use where appropriate. The approved scheme shall be maintained in perpetuity thereafter. 7. Landscaping Scheme The entrance foyer hereby approved shall not be brought into use until a scheme of Soft Landscaping has been submitted to and approved in writing by the Local Planning Authority. The scheme of works shall include a detailed planting plan and specification of works indicating soil depths, plant species, numbers, densities, locations and inter relationship of plants, stock size and type, grass, and planting methods including construction techniques for pits in hard surfacing and root barriers and maintenance plan. 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 within the first planting season following the development being brought into use. 8. Cycle parking The development hereby approved shall not be occupied until a scheme of covered cycle parking has been implemented on site in accordance with a scheme of such to be first submitted to and approved in writing by the Local Planning Authority. The scheme shall remain in place, be maintained and be operational in perpetuity unless otherwise agreed in writing by the Local Planning Authority. 9. Travel Plan Notwithstanding the Travel Plan submitted, prior to the retail use hereby approved being brought into use, an amended travel plan shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the measures contained within the Travel Plan shall be fully implemented in perpetuity unless otherwise agreed in writing by the Local Planning Authority. INFORMATIVES Informative 1: Summary Reasons and Policies The proposed development has been considered against the policies listed below. The proposal relates to a town centre use in an out of centre location and has satisfactorily demonstrated there being no sequentially preferable sites either within or on the edge of relevant centres. The predicted impact of the trade draw that the proposed use would have is limited across all areas. The proposed site is provided with appropriate access for visitors / staff and servicing and there is an adequate provision of parking spaces on the site. There are no known reasons why the proposal should not be approved subject to several controlling conditions. National Planning Policy Framework Regional Spatial Strategy Policies 25, 35 & 38 Stockton on Tees Local Plan Policies S1, S2, S6, S13 Stockton on Tees Core Strategy Policies CS2, CS3, CS5, CS10 Informative 2: Contact with Northern Gas Networks Northern Gas Networks have advised that there may be gas apparatus in the area and that the developer contact them to discuss this. Contact details given are as follows; Sandra Collett Network Records Assistant 0845 6340508 (option 6)