Erection of single storey storage facility.

1. 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: The time limit condition is imposed in order to comply with the requirements of Section 91 of the Town and Country Planning Act 1990.
2. Approved Plans The development hereby approved shall be carried out in complete accordance with the following plans and specifications and shall relate to no other plans. a) Site Location Plan (-(PL)00) b) Ground Floor Plan – Heba-Fix (-(PL)01) c) Section – Herchenbach – Heba-Fix (-(PL)05) d) Plan – Hechenbach – Heba-Fix (-(PL)02) e) Elevations (-(PL)04) f) Drainage Impact Assessment (5969-JPG-XX-XX-RP-D-0621-S2-P02) Reason: To ensure a satisfactory form of development and for the avoidance of doubt.
3. Turning/Servicing No part of the development hereby approved shall be brought into use until facilities clear of the public highway have been provided for the manoeuvring of vehicles in accordance with the approved drawings listed in the Approved Plans condition or such drawings which are subsequently submitted to and approved in writing by the Local Planning Authority. The drawings shall show means of access, dimensions, surface treatment and drainage. The areas so provided shall at no time be used for any other purpose and retained thereafter for such purposes. Reason: To ensure a satisfactory form of development and in the interests of highway safety having regard for policies CS5 and DC1 of the Local Plan and sections 9 and 12 of the NPPF.
4. Surface Water Drainage Scheme Prior to the commencement of the development on site a detailed surface water drainage scheme (design and strategy) shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be designed, following the principles as outlined in the Flood Risk and Drainage Strategy, report no. MD1727/rep/001 and the development shall be completed in accordance with the approved scheme. The design of the drainage scheme shall include, but be not limited to; (i) The surface water discharge from the development must be limited to a Greenfield run off rate (Qbar value) with sufficient storage within the system to accommodate a 1 in 30 year storm. (ii) The method used for calculation of the existing greenfield run-off rate shall be the ICP SUDS method. (iii) The design shall ensure that storm water resulting from a 1 in 100 year event, plus climate change surcharging the system, can be stored on site with minimal risk to persons or property and without overflowing into drains, local highways or watercourses. (iv) Provide an outline assessment of existing geology, ground conditions and permeability. (v) The design shall take into account potential urban creep. (vi) The flow path of flood waters for the site as a result on a 1 in 100 year event plus climate change (Conveyance and exceedance routes) This shall be accomplished by the use of SuDs techniques, if it is not possible to include a sustainable drainage system, details as to the reason why must be submitted. Reason: To ensure the site is developed in a manner that will not increase the risk of surface water flooding to site or surrounding area having regard for policy CS4 of the Local Plan and section 14 of the NPPF.
5. Surface Water Drainage Management Plan Prior to the commencement of the development on site, details of a Surface Water Drainage Management Plan must be submitted to and approved in writing by the Local Planning Authority. The Management Plan shall include: (i) A build program and timetable for the provision of the critical surface water drainage infrastructure. (ii) Details of any control structure(s) and surface water storage structures (iii) Details of how surface water runoff from the site will be managed during the construction phase (iv) Measures to control silt levels entering the system and out falling into any watercourse or public sewer during construction. The development shall, in all respects, be carried out in accordance with the approved Management Plan. Reason: To ensure the development is supported by an appropriately designed surface water disposal infrastructure scheme and to minimise the risk of increased flooding and contamination of the system during the construction process having regard for policies DC1 and CS4 of the Local Plan and section 14 of the NPPF.
6. Surface Water Drainage Management and Maintenance Plan The development shall not be occupied until a Management & Maintenance Plan for the surface water drainage scheme has been submitted and approved by the Local planning Authority; the plan shall include details of the following; (i) A plan clearly identifying the arrangements for the adoption of the surface water system by any public authority or statutory undertaker (i.e s104 Agreement) and any other arrangements to secure the operation of the scheme throughout its lifetime. (ii) Arrangements for the short and long term maintenance of the SuDS elements of the surface water system Reason: To ensure that the surface water drainage infrastructure is maintained to minimise the risk flooding in the locality having regard for policy CS4 of the Local Plan and section 14 of the NPPF.
7. Biodiversity Gain Plan The development hereby approved shall not commence until a Biodiversity Gain Plan has been submitted to and approved in writing by the Local Planning Authority. Reason: As required under the statutory framework introduced by Schedule 7A of the Town and Country Planning Act 1990.
8. Biodiversity Net Gain Maintenance Plan The development hereby permitted shall be carried out in accordance with the approved Biodiversity Gain Plan 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 Biodiversity Gain Plan shall be implemented in full. No development shall commence until a Biodiversity 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 Local Planning Authority 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 measures needed to be undertaken to address a shortfall in predicted levels of gain. Reason: In the interests of ensuring measurable net gains to biodiversity and in accordance with paragraphs 180 and 186 of the National Planning Policy Framework.
9. Reason for Approval This application is satisfactory in that the single storey storage facility accords with the principles of the National Planning Policy Framework (NPPF) and the local policy requirements (Policies H1, DC1, CS4, CS5, CS7, CS8, REG12 and REG16 of the Council's Local Development Framework). In particular, the storage facility is designed so that its appearance is complementary to other commercial units within the surrounding East Middlesbrough Industrial Estate, and positioned so that they will not have a detrimental impact on the amenities of the local area. The proposals will not significantly affect any landscaping nor prevent adequate and safe access to the site. 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.

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