Extensions to existing commercial unit with associated vehicular parking and cycle storage (demolition of existing single storey commercial unit).

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 (24-1644 01 Rev C) b) Floor Plan & Elevations as Proposed (24-1644-05 Rev B) c) Site Plan as Proposed (24-1644-03 Rev E) d) Plan as Proposed (24-1644-06 Rev D) e) Proposed Cycle Store (24-1644-07) Reason: To ensure a satisfactory form of development and for the avoidance of doubt.
3. Construction of Access The development hereby approved shall not be occupied unless or until the means of vehicular/pedestrian access from the public highway has been constructed and surfaced to at least a base course level, in accordance with details to be submitted to and approved in writing by the Local Planning Authority. 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.
4. Removal of Access The existing vehicular access to Territorial Street shown as not being retained on the approved drawing shall be reinstated to full height kerb and hard margin in accordance with details to be submitted to and approved in writing by the LPA prior to the proposed new access 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.
5. Car Parking The development hereby approved shall not be occupied until the areas for vehicle parking have been constructed and laid out in accordance with the approved drawing, or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. Such areas shall thereafter be retained in perpetuity for the sole purpose of parking vehicles. 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.
6. Surface Water Drainage Scheme Prior to the commencement of the development hereby approved, a detailed scheme showing surface water drainage using a sustainable drainage system, which has been designed to prevent water from flowing onto neighbouring sites and the adjacent adopted highway to the detriment of all highway users, shall be submitted to and approved in writing by the Local Planning Authority. The approved development shall then be completed in accordance with the approved drainage scheme and retained in perpetuity. Reason: To ensure the site is developed in a manner that will not increase the risk of surface water flooding and to protect neighbouring sites and highway users having regard to Policy CS4 of the Local Plan and Section 14 of the NPPF.
7. External Plant and Machinery Prior to the installation or reposition of any fixed plant, equipment or machinery on the development hereby approved it shall, as necessary, be enclosed with sound insulating material and mounted in such a way that will minimise transmission of sound in accordance with a scheme first submitted to and approved in writing by the Local Planning Authority. The scheme to be submitted shall include details of sound power levels of fixed plant and equipment, attenuation performance of sound insulating material and machinery mountings, and also locations of monitoring positions used to measure noise from such plant and equipment. Thereafter, the development shall be carried out in accordance with the approved details before the use hereby approved commences and then retained in perpetuity. Reason: To ensure that satisfactory noise attenuation measures are carried out and to safeguard the amenities of local residents at Territorial Street.
8. Closure of Roller Shutters The roller shutters as part of the development hereby approved shall be kept closed when internal machinery is in operation. Reason: To ensure that satisfactory noise attenuation measures are carried out in accordance with the submitted noise assessment to safeguard the amenities of local residents at Territorial Street.
9. Soft Landscaping Works Prior to the occupation of the unit hereby approved, a detailed scheme for tree planting and associated soft landscaping works based on the approved drawings shall be submitted to and approved in writing by the Local Planning Authority. The detailed scheme shall include, as a minimum, details of the proposed trees to be planted, including their species, size and location. The tree planting and associated landscaping works shall take place during the first available planting season (October-March) following the completion of building works on the site. The Local Planning Authority shall be notified within two weeks of the landscape planting works. Reason: To ensure the satisfactory implementation of an approved landscaping scheme in the interests of the visual amenities and landscape features of the area.
10. Replacement Planting If within a period of five years from the date of the planting of any tree, that tree, or any tree planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree of the same species and size as that originally planted shall be planted at the same place, unless the local planning authority gives its written consent to any variation. Reason: In the interests of the general amenities of the area and a satisfactory landscaping scheme.
11. 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.
12. 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.
13. Reason for Approval This application is satisfactory in that the extension to the existing commercial unit 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 extension is designed so that its appearance is complementary to other commercial units within the surrounding East Middlesbrough Industrial Estate, and arranged so that it will not have a detrimental impact on the amenities of local residents of Territorial Street. The proposals will not significantly affect any landscaping nor prevent adequate and safe access to the site. The loss of sports pitches from the former use is deemed to be satisfactory and there are no unacceptable impacts on the local community. 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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