Understanding planning · 13 min read
Planning application documents: what to read first
Understand planning application documents, officer reports and decision notices. Use a reading checklist, document table and worked example to inspect a case.
Application overview
Change of use from social club to 10no. self contained flats, to include extensions, alterations to elevations (demolition of rear extension), with associated access and parking arrangements.
Proposal details
- Reference
- 21/0715/FUL
- Ward
- Linthorpe
- Agent
- Mr Fahim Farooqui
- UPRN
- 100110788894
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Sign in to view collected detailsDocuments 64 of 64
| Document | Published | Action |
|---|---|---|
| PROPOSED EAST AND WEST ELEVATIONSDrawing | 29 Sept 2021 | View |
| PROPOSED NORTH AND SOUTH ELEVATIONSDrawing | 29 Sept 2021 | View |
| PROPOSED SECOND FLOOR LAYOUTDrawing | 29 Sept 2021 | View |
| PROPOSED BASEMENT LAYOUTDrawing | 29 Sept 2021 | View |
| PROPOSED SITE PLANDrawing | 29 Sept 2021 | View |
| EXISTING EAST AND WEST ELEVATIONSDrawing | 29 Sept 2021 | View |
| EXISTING NORTH AND SOUTH ELEVATIONSDrawing | 29 Sept 2021 | View |
| EXISTING FLOOR LAYOUTDrawing | 29 Sept 2021 | View |
| EXISTING FIRST FLOOR PLANDrawing | 29 Sept 2021 | View |
| EXISTING GROUND FLOOR PLANDrawing | 29 Sept 2021 | View |
| EXISTING BASEMENT PLANDrawing | 29 Sept 2021 | View |
| EXISTING SITE PLANDrawing | 29 Sept 2021 | View |
| LOCATION PLANDrawing | 29 Sept 2021 | View |
| PROPOSED GROUND FLOOR PLANRevised Drawing | 5 Oct 2021 | View |
| PROPOSED FIRST FLOOR PLANRevised Drawing | 5 Oct 2021 | View |
| Location plan. Dwg no. 1809-001 REV CRevised Drawing | 8 Feb 2022 | View |
| Existing site plan. Dwg no. 1809-010 REV CRevised Drawing | 8 Feb 2022 | View |
| Existing basement plan. Dwg no. 1809-011 REV CRevised Drawing | 8 Feb 2022 | View |
| Existing ground floor plan. Dwg no. 1809-012 REV CRevised Drawing | 8 Feb 2022 | View |
| Existing first floor plan. Dwg no. 1809-013 REV CRevised Drawing | 8 Feb 2022 | View |
| Existing roof plan. Dwg no. 1809-014 REV CRevised Drawing | 8 Feb 2022 | View |
| Existing north & south facing elevations. Dwg no. 1809-015 REV ARevised Drawing | 8 Feb 2022 | View |
| Existing east & west facing elevations. Dwg no. 1809-016 REV ARevised Drawing | 8 Feb 2022 | View |
| Proposed site plan. Dwg no. 1809-509 REV CRevised Drawing | 8 Feb 2022 | View |
| Proposed basement plan. Dwg no. 1809-510 REV CRevised Drawing | 8 Feb 2022 | View |
| Proposed ground floor (after demolition). Dwg no. 1809-511 REV IRevised Drawing | 8 Feb 2022 | View |
| Proposed first floor plan. Dwg no. 1809-513 REV HRevised Drawing | 8 Feb 2022 | View |
| Proposed second floor plan. Dwg no. 1809-513 REV GRevised Drawing | 8 Feb 2022 | View |
| Proposed north & south facing elevations. Dwg no. 1809-515 REV FRevised Drawing | 8 Feb 2022 | View |
| Proposed east & west facing elevations. Dwg no. 1809-516 REV FRevised Drawing | 8 Feb 2022 | View |
| Proposed boundary treatment. Dwg no. 1809-520 REV ARevised Drawing | 8 Feb 2022 | View |
| Site location plan. Dwg no. 1809-001 REV CDrawing | 3 Mar 2022 | View |
| Existing site plan. Dwg no. 1809-010 REV CDrawing | 3 Mar 2022 | View |
| Existing basement plan. Dwg no. 1809-011 REV CDrawing | 3 Mar 2022 | View |
| Existing ground floor plan. Dwg no. 1809-012 REV CDrawing | 3 Mar 2022 | View |
| Existing first floor plan. Dwg no. 1809-013 REV CDrawing | 3 Mar 2022 | View |
| Existing roof plan. Dwg no. 1809-014 REV CDrawing | 3 Mar 2022 | View |
| Existing north and south facing elevations. Dwg no. 1809-015 REV ADrawing | 3 Mar 2022 | View |
| Existing east and west facing elevations. Dwg no. 1809-016 REV ADrawing | 3 Mar 2022 | View |
| Proposed site plan. Dwg no. 1809-509 REV CDrawing | 3 Mar 2022 | View |
| Proposed basement plan. Dwg no. 1809-510 REV CDrawing | 3 Mar 2022 | View |
| Proposed ground floor plan. Dwg no. 1809-511 REV IDrawing | 3 Mar 2022 | View |
| Proposed first floor plan. Dwg no. 1809-512 REV HDrawing | 3 Mar 2022 | View |
| Proposed second floor plan. Dwg no. 1809-513 REV GDrawing | 3 Mar 2022 | View |
| Proposed north and south facing elevations. Dwg no. 1809-515 REV FDrawing | 3 Mar 2022 | View |
| Proposed east and west facing elevations. Dwg no. 1809-516 REV FDrawing | 3 Mar 2022 | View |
| Proposed boundary treatments. Dwg no. 1809-520 REV ADrawing | 3 Mar 2022 | View |
| Location plan. Dwg no. 1809-001 rev cRevised Drawing | 4 Oct 2022 | View |
| Existing site plan. Dwg no. 1809-010 rev cRevised Drawing | 4 Oct 2022 | View |
| Existing basement plan. Dwg no. 1809-011 rev CRevised Drawing | 4 Oct 2022 | View |
| Existing ground floor plan. Dwg no. 1809-012 REV CRevised Drawing | 4 Oct 2022 | View |
| Existing first floor plan. Dwg no. 1809-013 REV CRevised Drawing | 4 Oct 2022 | View |
| Existing roof plan. Dwg no. 1809-014 REV CRevised Drawing | 4 Oct 2022 | View |
| Existing north & south facing elevations. Dwg no. 1809-015 REV ARevised Drawing | 4 Oct 2022 | View |
| Existing east & west facing elevations. Dwg no. 1809-016 REV ARevised Drawing | 4 Oct 2022 | View |
| Proposed plansRevised Drawing | 4 Oct 2022 | View |
| Proposed plansRevised Drawing | 31 Jan 2023 | View |
| Decision NoticeDecision | 10 Feb 2023 | View |
| Officer ReportReport | 10 Feb 2023 | View |
| Waste AuditDrawing | 30 Jan 2023 | View |
| Material SampleSupporting Documents | 30 Jan 2023 | View |
| Proposed plansDrawing | 30 Jan 2023 | View |
| Render sampeDrawing | 30 Jan 2023 | View |
| APPLICATION FORM REDACTEDApplication Form | 29 Sept 2021 | View |
Documents open on the council website. Browse council documents if a link has changed.
Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Site notice end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceConsultation expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceStatutory expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceExtension date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision due date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Decision NoticePlanning conditions
- Time Limit The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted. Reason: In order to comply with the requirements of Section 91 of the Town and Country Planning Act 1990 (as amended).
- Approved Plans The development hereby approved shall be carried out in complete accordance with the plans and specifications detailed below and shall relate to no other plans: a) Site Location Plan, drawing no. AL(0)001 rev. C; b) Project: Conversion of Club to 10no. Self Contained Flats, drawing no. Proposed Plans, received 31st January 2023; and, c) Waste Audit, reference no. 2201 rev. B, dated 24th January 2023. Reason: For the avoidance of doubt and to ensure that the development is carried out as approved.
- Materials - Approved Details The development hereby approved shall be carried out in complete accordance with the external finishing materials detailed in the approved Project: Conversion of Club to 10no. Self Contained Flats, drawing no. Proposed Plans, received 31st January 2023, or in accordance with details to be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details. Reason: To ensure the use of appropriate materials in the interests of the visual amenities of the area having regard for policies DC1, CS4 and CS5 of the Local Plan and section 12 of the NPPF.
- Cycle Store The development hereby approved shall not be occupied/brought into use until covered and secure cycle parking facilities, for 20 cycles, have been provided in accordance with submitted drawing(s) Project: Conversion of Club to 10no. Self Contained Flats, drawing no. Proposed Plans, received 31st January 2023, or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. Such drawings must show the position, design, materials and finishes thereof. Thereafter the cycle parking facilities shall be retained in perpetuity for the sole purpose of parking cycles. Reason: To promote use of cycles reducing traffic congestion and in the interests of the amenities of residents to ensure a satisfactory form of development having regard for policies DC1, CS4 and CS5 of the Local Plan and sections 9 and 12 of the NPPF.
- Bin Store The development hereby approved shall not be occupied/brought into use until the refuse/recycling store has been provided in accordance with submitted drawing(s) Project: Conversion of Club to 10no. Self Contained Flats, drawing no. Proposed Plans, received 31st January 2023, or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. Such drawings to show the position, design, materials and finishes thereof. Thereafter the refuse/recycling store shall be retained in perpetuity for the sole purpose of refuse/recycling storage. Reason: In the interests of the amenities of residents to ensure a satisfactory form of development having regard for policies DC1, CS4 and CS5 of the Local Plan and section 12 of the NPPF.
- Waste Audit The development hereby approved shall be carried out in complete accordance with the approved Waste Audit, reference no. 2201 rev. B, dated 24th January 2023. Reason: In the interests of minimising, reusing and recycling waste during demolition and construction in line with the principles of waste management detailed in the approved Tees Valley Joint Minerals and Waste Development Plan Document.
- Off-Site Highway Works The development hereby permitted shall not come into use until the highway works detailed below have been carried out in accordance with the submitted Project: Conversion of Club to 10no. Self Contained Flats, drawing no. Proposed Plans, received 31st January 2023, or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority: a) The creation of a footway running parallel to the proposed development, linking both existing footway on Burlam Road to the existing arrangement on Hollins Lane, at minimum width of 1.2m will be provided; and, b) The installation of highway signs to facilitate the footway arrangement. Reason: In the interests of providing a safe means of access to the site by all modes of transport and to, minimise disruptions to the free flow of traffic having regard for policies DC1 and CS5 of the Local plan and sections 9 and 12 of the NPPF.
- Removal of Access The existing vehicular access to Burlam Road shown as not being retained on the approved Project: Conversion of Club to 10no. Self Contained Flats, drawing no. Proposed Plans, received 31st January 2023 shall be reinstated to full height kerb and footway in accordance with details to be submitted to and approved in writing by the LPA prior to the development hereby approved being brought into use. Reason: To confine access to the permitted points in the interests of good management of the highway and to minimise the number of vehicle accesses onto the highway in the interests of free flow of traffic and safety of highway users having regard for policy DC1 of the Local Plan and sections 9 and 12 of the NPPF
- Windows - Opaque and Restricted/Non-opening The windows identified as opaque glazed and/or restricted/non-opening on the approved Project: Conversion of Club to 10no. Self Contained Flats, drawing no. Proposed Plans, received 31st January 2023 must be opaque glazed to a minimum of level 3, and must be restricted opening at a height of 1.7m from the internal floor level. The opaque glazing and restricted/non opening must be implemented on installation and retained in perpetuity. Reason: In the interests of the amenities of residents and to ensure a satisfactory form of development having regard for policy DC1 of the Local Plan.
- Reason for Approval This application is satisfactory in that the change of use to 10no self-contained apartments (C3) to include (part demolition) and external alterations use accords with the principles of the National Planning Policy Framework (NPPF) and the local policy requirements (Policies H1, H11, DC1, CS4, CS5, CS18 and CS19 of the Council's Local Development Framework). Where appropriate, the Council has worked with the applicant in a positive and proactive way in line with paragraph 38 of the NPPF (2019). In particular, the 10no self-contained apartments (C3) to include (part demolition) and external alterations will not prejudice the character and function of the area and does not significantly affect any landscaping or prevent adequate and safe access to the site. The 10no self-contained apartments (C3) to include (part demolition) and external alterations will be consistent with the residential uses of this location and it will not be detrimental to the amenities of any adjoining or surrounding properties. The traffic generated, car parking and noise associated with the 10no self-contained apartments (C3) to include (part demolition) and external alterations use will not be of a level likely to result in an unacceptable impact on nearby premises. The application is therefore considered to be an acceptable form of development, fully in accordance with the relevant policy guidance and there are no material considerations, which would indicate that the development should be refused.
- Construction Noise The applicant should be aware that noise from construction work and deliveries to the site may have an impact upon local residential premises. The applicant may if they wish to apply for a prior consent under the Control of Pollution Act 1974 Section 61 with regard to working hours at the site. The applicant can contact the authorities Environmental Protection service for more details regarding the prior consent process. The hours that are recommended in the Control of Pollution Act for noisy working are 8am-6pm Mon-Fri, 8am-1pm Saturday and no working Sundays and Bank holidays.
- Permeable Surfacing Guidance on permeable surfacing of front gardens is available on the Communities and Local Government Website: www.communities.gov.uk
- Discharge of Condition Fee Under the Town & Country Planning (Fees for Applications and Deemed Applications)(Amendment)(England) Regulations 2018, the Council must charge a fee for the discharge of conditions. Information relating to current fees is available on the Planning Portal website https://1app.planningportal.co.uk/FeeCalculator/Standalone?region=1. Please be aware that where there is more than one condition multiple fees will be required if you apply to discharge them separately.
- Civil Ownership Matters This permission refers only to that required under the Town and Country Planning Act 1990 (as amended) and does not include any other consent or approval under any enactments, byelaw, order or regulation. The grant of planning permission does not override any third party rights which may exist over the application site. In addition, you are advised that any works affecting party walls or involving excavations for foundations adjacent to a party wall you will be required to serve notice on all adjoining owners before work commences and adhere to the requirements of the Party Wall Act 1996.
- Rights of Access/Encroachment This planning approval does not permit any person to access another person’s land/property to enable the works to be completed, without their consent. Any encroachment into another person’s land/property above or below ground is a civil matter to be resolved between the relevant parties.
- Building Regulations Compliance with Building Regulations will be required. Before commencing works it is recommended that discussions take place with the Building Control section of this Council. You can contact Building Control on 01642 729375 or by email at buildingcontrol@middlesbrough.gov.uk. Where a building regulations approval is obtained which differs from your planning permission, you should discuss this matter with the Local Planning Authority to determine if the changes require further consent under planning legislation.
- Statutory Undertakers The applicant is reminded that they are responsible for contacting the Statutory Undertakers in respect of both the new service to their development and the requirements of the undertakers in respect of their existing apparatus and any protection/ diversion work that may be required. The applicant is advised to contact all the utilities prior to works commencing.
- Name and Numbering Should the development require Street Names, Numbers and/or Post Codes the developer must contact the Councils Naming and Numbering representative on 01642 728155.
- Abuts Public Right of Way The property boundary of the development hereby approved abuts a Public Right of Way. You are advised that before undertaking any work you must contact the Highway Authority’s Public Rights Of Way Officer at rightsofway@middlesbrough.gov.uk. Whilst it may be unlikely that the Public Right Of Way (PROW) will be affected by the proposed development you are advised that: • The PROW must remain open, unobstructed and safe for public use at all times; • No materials are to be stored or spilled on the surface of the PROW; • There must be no encroachment onto the width of the PROW; • No vehicles are to use the PROW without lawful authority of the landowner(s), unless a private right of way is shown on property deeds. It is the applicant’s responsibility to ensure that the appropriate private right exists or has been acquired from the landowner. • Any scaffolding and/or skips placed over or adjacent to the PROW must not obstruct public access or inconvenience the public in their use of the way and must be properly licensed. Licences are available at www.middlesbrough.gov.uk. • Any interference of the PROW either whilst demolition/construction is in progress or on completion, may well constitute a criminal offence. If construction works are likely to temporarily affect the right of way, a Temporary Traffic Regulation Order (TTRO) may be required to close or divert the PROW for the duration of the works on the grounds of safety of the public. To discuss and/or apply for a TTRO contact the Highway Authority’s Public Rights of Way Officer at rightsofway@middlesbrough.gov.uk. Any diversions or extinguishments will require the relevant legal works, which will need to be funded by the applicant and carried out prior to the commencement of works on site. Such legal processes are not guaranteed to be successful. Any damage caused to the surface of the PROW during development works must be made good to the satisfaction of the Local Highway Authority.
- Dilapidation Survey Applicants/Developers are reminded that great care should be taken to ensure that no damage to the surface or structure of the public highway is caused. Under the terms of the 1980 Highways Act Middlesbrough Council will seek to recover any expenses incurred in repairing or making good such damage. The applicants are therefore strongly advised to carry out a joint dilapidation survey with the authority prior to and upon completion of, works on site. (01642 728156)
- Highways Consent/Appropriate Licences The permission hereby granted should not be construed as authority to place signage, skips, scaffolding, hoarding or building materials within the public highway nor allow cranes/structures to oversail the public highway. Highways consent and the appropriate licence(s) are required prior to these activities. Further information can be found at; https://www.middlesbrough.gov.uk/parking-roads-and-footpaths/roads-and-highways/highway-licences or contact the Highway Authority (tel: 01642 728153).
- Deliveries to Site It should be ensured that, during construction, deliveries to the site do not obstruct the highway. If deliveries are to be made which may cause an obstruction then early discussion should be had with the Highway Authority on the timing of these deliveries and measures that may be required so as to mitigate the effect of the obstruction to the general public.
- Cleaning of Highway The applicant is reminded that it is the responsibility of anybody carrying out building work to ensure that mud, debris or other deleterious material is not deposited from the site onto the highway and, if it is, it shall be cleared by that person. In the case of mud being deposited on the highway wheel washing facilities should be installed at the exit of the development.
- Protect Existing Footpaths/Verges Measures must be taken to protect existing footpaths and verges being damaged by site vehicles.
- Demolition Demolition requires notification under Section 80 Of the Building Act1984 prior to any work commencing on site.
- Highway Authority Discussion It is essential that early discussion take place with the Highway Authority (tel: 01642 728156) to discuss the effect on the surrounding highway network during the construction of this development.
- Works to Highway - S278 The proposal will require alterations to the existing highway and as such will require an Agreement under Section 278 of the 1980 Highways Act The applicant is urged to consult early with the Highway Authority (tel: 01642 728156) to discuss these proposals. This agreement must be completed and in place before work commences.
- Objects Within the Highway - S115 The permission hereby granted should not be construed as authority to place objects within the public highway. Highways consent is required for the creation of pavement café areas within the public highway under Section 115E of the 1980 Highways Act. The applicant is advised that prior to the commencement of works on site they should contact the Highway Authority (01642 728156).
