DECLARATIONS OF INTEREST
Councillor Dennis declared that he may be deemed to be pre - determined in respect of agenda item 3 - 14/0925/REM -Field at Grid Reference 440817 514442, Urlay Nook Road, Eaglescliffe
Application for reserved matters approval (access, appearance, landscaping, layout and scale) for the erection of 145.no dwellings with associated garaging / parking, highways, open space and landscaping as he had campaigned against the application. Councillor Dennis reported that he would speak on the application but would not vote. Councillor Kirton declared a personal and prejudicial interest in respect of agenda item 4 - 13/2387/OUT -Summerville Farm, Durham Road, Stockton-on-Tees -Outline application for proposed development of approximately 350 residential dwellings and associated access as he received a pension from the applicant. Councillor Kirton spoke on the item and then withdrew from the meeting.
14/0925/REM FIELD AT GRID REFERENCE 440817 514442, URLAY NOOK ROAD, EAGLESCLIFFE APPLICATION FOR RESERVED MATTERS APPROVAL (ACCESS, APPEARANCE, LANDSCAPING, LAYOUT AND SCALE) FOR THE ERECTION OF 145.NO DWELLINGS WITH ASSOCIATED GARAGING/PARKING, HIGHWAYS, OPEN SPACE AND LANDSCAPING.
RESOLVED that planning application 14/0925/REM be approved subject to the following conditions and informatives:-
1. The development hereby approved shall be in accordance with the following approved plans; Plan Reference Number Date on Plan SI-001 REV A 3 April 2014 91483/8005 REV E 19 June 2014 91483/8008 REV E 19 June 2014 91483/8006 REV E 19 June 2014 91483/8007 REV E 19 June 2014 91483/8009 REV E 19 June 2014 100802/7002 3 April 2014 PA25/5/PL1 3 April 2014 PA25/5/PL2 3 April 2014 PA411/5/PL1 3 April 2014 PA411/5/PL2 3 April 2014 PA44/5/PL2 3 April 2014 PA44/5/PL1 3 April 2014 PA48/5/PL1 3 April 2014 PA48/5/PL2 3 April 2014 PB35/5/PL1 3 April 2014 PB35/5/PL2 3 April 2014 PD32/5/PL1 3 April 2014 PD32/5/PL2 3 April 2014 PD411/5/PL1 3 April 2014 PD411/5/PL2 3 April 2014 PD49/5/PL1 3 April 2014 PD49/5/PL2 3 April 2014 PT35/5/PL1 3 April 2014 PT35/5/PL2 3 April 2014 PL02 F 9 June 2014 91483/8011 9 June 2014 PL07 9 June 2014 91483/8010 REV E 19 June 2014 2014 PL05 A 9 June 2014 PL04 G 19 June 20142014 PL08 9 June 2014 PL09 9 June 2014 PL10 9 June 2014 PA33_T2/5/PL1 9 June 2014 PA33_T2/5/PL2 9 June 2014 PA34_T2/5/PL1 9 June 2014 PA34_T2/5/PL2 9 June 2014 PL01 REV F 9 June 2014 2. All timber fences shall have their horizontal support rails on the internal face of the fence and be positioned within and face the land where the owner has ownership and maintenance responsibility for that fence. 3. Notwithstanding the details hereby approved, the following shall be submitted to and approved in writing prior to development on site commencing and the development shall be completed in line with the approved details; - Details of path surfacing that cross the open spaces, - Root barriers are required where trees fall within 4 metres of a highway; - Soft works maintenance plan 4. Landscaping works - Implementation Unless otherwise agreed in writing with the Local Planning Authority, all soft landscaping shall be provided on site in accordance with the approved landscaping drawings and a specification which has first been submitted to and approved in writing by the Local Planning Authority. All approved landscaping within domestic curtilages shall be provided on site prior to the sale of each property and all landscaping on other areas shall be completed within 6 months following the substantial completion of the site or within 6 months following the sale of the 130th dwelling. 5. Western Buffer - Enclosures and ownership The enclosure of the western buffer shall be undertaken in accordance with details to be first submitted to and approved in writing by the Local Planning Authority. The details shall include matters of ownership of land and details of the western-most boundary treatment. Informatives Informative 1: National Planning Policy Framework The Local Planning Authority has implemented the requirements of the National Planning Policy Framework. Informative 2: Apparatus in the area Northern Gas Networks have advised that there may be apparatus in the area which could be at risk and the applicant is recommended to make adequate contact with them prior to commencing on site. Informative 3: Deter theft of metal The Police Architectural Liaison Officer has advised that developers should use easily replaced materials instead of valuable metals which will be at high risk of been targeted for metal theft.
13/2387/OUT SUMMERVILLE FARM, DURHAM ROAD, STOCKTON-ON-TEES OUTLINE APPLICATION FOR PROPOSED DEVELOPMENT OF APPROXIMATELY 350 RESIDENTIAL DWELLINGS AND ASSOCIATED ACCESS.
RESOLVED that planning application 13/2387/OUT 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:-
1. The development hereby approved shall be in accordance with the following approved plan(s); Plan Reference Number Date on Plan Plan Reference Number Date on Plan P-01-001 23 September 2013 P-01-002 7 October 2013 2. Details of the appearance, landscaping, layout, and scale of each phase of the development (hereinafter called the reserved matters) shall be submitted to and approved in writing by the local planning authority before development of the phase concerned begins, and the development shall be carried out as approved. 3. Application for approval of the reserved matters shall be made to the local planning authority not later than three years from the date of this permission. 4. The development hereby permitted shall begin no later than two years from the date of approval of the last of the reserved matters to be approved. 5. No development shall take place until a Phasing Programme for the development hereby permitted has been submitted to and approved in writing by the local planning authority. This shall identify the phasing of infrastructure, landscaping, public open space (in accordance with the Open Space Strategy), accesses, associated community facilities and residential areas within the development permitted herein. Development shall be carried out in accordance with the approved Phasing Programme. 6. The details of the reserved matters shall follow the principles and parameters set out in the Design and Access Statement and Illustrative Masterplan drawing number 1128/016B submitted with the planning application. 7. 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 in accordance with the Open Space, Sport and Recreation Supplementary Planning Document as part of that phase of 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. c. The arrangements to ensure that the Public Open Space is laid out and completed during the course of the development d. The arrangements for future maintenance of the public open space e. The open space shall be completed in accordance with the approved scheme and phasing arrangements. 8. The total number of dwellings authorised by this permission shall not exceed 350. 9. No development shall take place until details of how the housing in that particular phase of the development will meet at least 10% of its predicted energy requirements, on site, from renewable energy sources, have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details. 10. The dwellings approved herein shall achieve Code Level 4 of the Code for Sustainable Homes. No dwelling shall be occupied until a final Code Certificate has been issued for it certifying that Code Level 4 has been achieved. 11. No construction activity or deliveries shall take place except between the hours of 0800 and 1800 on Monday to Friday and 0900 and 1300 on Saturdays. There shall be no construction activity on Sundays or Bank Holidays. 12. No waste products derived as a result of the development approved herein shall be burned on the site except in an appliance first approved in writing by the local planning authority. 13. 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) for that phase shall be submitted to and approved in writing by the local planning authority. That phase of development shall be carried out only in accordance with the approved details. 14. No development shall take place on any particular phase until a scheme for the protection of habitable rooms within the dwellings on that phase from the effects of traffic noise has been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details and retained as such thereafter. 15. Before the commencement of the development hereby permitted, a scheme for the protection of the proposed dwellings from noise from the adjacent railway shall be submitted to and approved in writing by the Local Planning Authority. All works which form part of such a scheme shall be completed before any of the permitted dwellings are occupied. 16. Prior to the commencement of development, a scheme for the protection of the proposed dwellings from noise from the adjacent National Grid Site taking into account the findings, conclusions and recommendations of the following noise assessments ; Royal Haskoning DHV Noise Impact Assessment (August 2013); Royal Haskoning DHV Noise Impact Assessment (February 2014); Substation noise bund drawing (April 2014); and, Royal Haskoning DHV Technical Note (May 2014), 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 are occupied. 17. No demolition shall take place until a programme of historic building recording 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 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. 18. No development shall commence until a scheme for the physical preservation of the World War II Pillbox on the northern boundary of the site has been submitted to and approved by the local planning authority in writing. The scheme should include:- 1. Provision for the protection of the pillbox from plant and vehicles during the construction phase. 2. Proposals for the long term conservation of the pillbox that will promote community ownership and management. 3. Provision for the interpretation of the pillbox. Please do not hesitate to contact me if you require any further information. 19. The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) and accompanying Drainage Assessment Report ( and the following mitigation measures detailed within the FRA: 1. Limiting the surface water run-off generated up to and including the 100 year critical storm so that it will not exceed the run-off from the undeveloped site and not increase the risk of flooding off-site. Discharge rates should be agreed with Northumbrian Water as surface water will be discharged to the main sewers. 2. Provision of compensatory flood storage as discussed in section 3.3.1 of the Drainage Assessment. 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. 20. 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: 1) A preliminary risk assessment which has identified: o all previous uses o potential contaminants associated with those uses o a conceptual model of the site indicating sources, pathways and receptors o potentially unacceptable risks arising from contamination at the site. 2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 3) The results of the site investigation and detailed risk assessment referred to in (2) 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. 4) 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 (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved. 21. No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long -term monitoring and maintenance plan shall be implemented as approved. 22. 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 a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved. 23. All ecological mitigation measures contained within the Land North of Harrowgate, Lane, Stockton-On-Tees Ecological Assessment Report (Tyler Grange, October 2013 and the Land North of Harrowgate Lane, Stockton-On-Tees Wintering Bird Survey (Tyler Grange Report, February 2014) relevant to the redline area shown on plan ref: P-01-001shall be implemented in full accordance with the advice and recommendations contained within the document. 24. No development permitted shall be commenced until details of a scheme for the provision of surface water management has been submitted to and approved in writing by the Local Planning Authority. The details shall include: o Details of the drainage during the construction phase; o Details of the final drainage scheme, including sustainable drainage measures proposed; o Provision for exceedance pathways and overland flow routes; o A timetable of construction; o A construction quality control procedure; o A plan for the future maintenance and management of the system and overland flow routes. 25. 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. Thereafter the development shall take place in accordance with the approved details. 26. No development shall take place until a Construction Method Statement (CMS) has been submitted to, and approved in writing by, the local planning authority relevant to that element of the development hereby approved. The approved CMS shall be adhered to throughout the construction period relating to that element of the development and shall provide details of the parking of vehicles of site operatives and visitors; loading and unloading of plant and materials; storage of plant and materials used in constructing the development; the erection and maintenance of security hoarding including decorative displays and facilities to public viewing, where appropriate; wheel washing facilities; measures to control and monitor the omission of dust and dirt during construction; a Site Waste Management Plan; details of the routing of associated HGVs; measures to protect existing footpaths and verges; and a means of communication with local residents. 27. Within six months of the first occupation of the development, a detailed travel plan shall be submitted to the Local Planning Authority for their written approval. The travel plan shall detail measures, actions and targets of how to reduce car travel and car dependency to and from the site. The travel plan shall be implemented in accordance with the approved details. INFORMATIVES Informative 1: National Planning Policy Framework The Local Planning Authority has implemented the requirements of the National Planning Policy Framework. Informative 2; Land Contamination It is recommended to the developer that; 1) Follow the risk management framework provided in CLR11, Model Procedures for the Management of Land Contamination, when dealing with land affected by contamination. 2) Refer to the Environment Agency Guiding Principles for Land Contamination for the type of information that we require in order to assess risks to controlled waters from the site. The Local Authority can advise on risk to other receptors, such as human health. 3) Refer to our website at www.environment-agency.gov.uk for more information. The CL:AIRE Definition of Waste: Development Industry Code of Practice (version 2) provides operators with a framework for determining whether or not excavated material arising from site during remediation and/or land development works are waste or have ceased to be waste. Under the Code of Practice: o excavated materials that are recovered via a treatment operation can be re-used on-site providing they are treated to a standard such that they are fit for purpose and unlikely to cause pollution o treated materials can be transferred between sites as part of a hub and cluster project o some naturally occurring clean material can be transferred directly between sites. Developers should ensure that all contaminated materials are adequately characterised both chemically and physically, and that the permitting status of any proposed on site operations are clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays. The Environment Agency recommends that developers should refer to our: o Position statement on the Definition of Waste: Development Industry Code of Practice and; o website at www.environment-agency.gov.uk for further guidance. Contaminated soil that is, or must be disposed of, is waste. Therefore, its handling, transport, treatment and disposal is subject to waste management legislation, which includes: o Duty of Care Regulations 1991 o Hazardous Waste (England and Wales) Regulations 2005 o Environmental Permitting (England and Wales) Regulations 2010 o The Waste (England and Wales) Regulations 2011 Developers should ensure that all contaminated materials are adequately characterised both chemically and physically in line with British Standards BS EN 14899:2005 'Characterisation of Waste - Sampling of Waste Materials - Framework for the Preparation and Application of a Sampling Plan' and that the permitting status of any proposed treatment or disposal activity is clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays. If the total quantity of waste material to be produced at or taken off site is hazardous waste and is 500kg or greater in any 12 month period the developer will need to register with us as a hazardous waste producer. Refer to our website at www.environment-agency.gov.uk for more information. HEADS OF TERMS Highway works - provision of fourth arm onto the junction at Harrowgate Lane / Einstein Way and to include; a right-turn lane on the Harrowgate Lane westbound approach; and, a toucan crossing to improve facilities for cyclists crossing Harrowgate Lane A contribution of £875,000 towards the highway improvements at the Horse and Jockey roundabout. £60,000 to maintain the operation of an hourly daytime bus service using the bus stops on Harrowgate Lane for a period of three years from occupation of the first dwelling £25,000 for off-site cycleway infrastructure £100 per dwelling (total of £35,000) for Travel Plan incentives. Requirement to provide 15% Affordable housing provision (53 Units) Commuted lump sum of £189,280 to primary school education provision 10% Local Labour agreement
14/0562/OUT LAND AT LITTLE MALTBY FARM, LOW LANE, HIGH LEVEN OUTLINE APPLICATION FOR RESIDENTIAL DEVELOPMENT (CIRCA 70 HOMES) WITH ASSOCIATED MEANS OF ACCESS FROM LOW LANE
RESOLVED that planning application 14/0562/OUT be refused for the following reasons:-
1. In the opinion of the Local Planning Authority the proposed development would result in the loss of land previously indicated to be school playing field, to the detriment of creating an integrated and sustainable local community and the quality of the residential environment, contrary to policy CS6 (1 & 3) of the Core Strategy and paragraphs 70 and 74 of the National Planning Policy Framework 2. The proposed development would bring residential development in close proximity to the residential properties of Regency Park, harming their outlook and resulting in a perception of overlooking and general loss of residential amenity contrary to paragraph 17 of the National Planning Policy Framework. 3. The proposed development would create increased demand for primary school places and as a result of the inability to expand existing primary schools within Ingleby Barwick, would lead to an inadequate education infrastructure thereby creating an unsustainable development contrary to policies CS6(1) and CS11(1) of the Core Strategy and paragraphs 7, 17 and 72 of the National Planning Policy Framework.
14/1183/LAF NORTHFIELD SCHOOL AND SPORTS COLLEGE MARSH HOUSE AVENUE SITE, MARSH HOUSE AVENUE, BILLINGHAM. PROPOSED DETACHED SINGLE STOREY TEACHING BUILDING FOR 16 TO 19 YEAR OLD STUDENTS.
RESOLVED that planning application 14/1183/LAF be approved subject to the following conditions and informative:-
1. The development hereby approved shall be in accordance with the following approved plan(s); Plan Reference Number Date on Plan ARC1277-100 A 6 May 2014 ARC1277-101 A 6 May 2014 ARC1277/102 A 6 May 2014 ARC1277-103 A 6 May 2014 ARC1277-104 A 6 May 2014 2. 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. 3. No construction / building works or deliveries shall be carried out except between the hours of 8.00 am and 6.00 pm on Mondays to Fridays and between 9.00 am and 1.00 pm on Saturdays. There shall be no construction activity including demolition on Sundays or on Bank Holidays, unless otherwise agreed in writing by the Local Planning Authority. 4. Notwithstanding any description of the materials 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 building have been approved in writing by the Local Planning Authority. INFORMATIVE OF REASON FOR PLANNING APPROVAL The Local Planning Authority has implemented the requirements of the National Planning Policy Framework.
14/0685/RET THE WHITEHOUSE PUB, 82 WHITEHOUSE ROAD, BILLINGHAM APPLICATION TO RETAIN DETACHED STORAGE CONTAINER
RESOLVED that planning application 14/0685/RET be refused for the following reason:-
In the opinion of the Local Planning Authority the storage container would by virtue of its siting, use and external appearance be inappropriate for a residential area and fail to contribute positively to the surrounding area, thereby having a detrimental impact on the character of the area and the amenity of the neighbouring occupiers, contrary to policy CS3(8) of the Core Strategy and paragraphs 17 and 64 of the National Planning Policy Framework.
RESOLVED that the report be received.
1. APPEAL - MRS C LUSTED - 33 WYNYARD ROAD BILLINGHAM - 13/1484/FUL - DISMISSED 2. APPEAL - MR JOHN GRAHAM - 9 HARLAND PLACE NORTON 13/1897/ADV - DISMISSED
RESOLVED that the appeals be noted.