Erection of single storey community facility (F2(b) use class) (comprising changing facilities, multi-use hall and multi-purpose rooms), construction of access roads, associated car park, fencing and landscaping

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 accordance with the following approved plans: a) Proposed Red Line Site Boundary b) Proposed Site Plan (drawing no.03) c) Proposed Floor Plan (drawing no.01) d) Proposed External Elevations (drawing no.02) e) Drainage GA – Schematic Plans (246038-BGP-01-ZZ-D-C-01130 Rev P02) f) Drainage Details (246038-BGP-01-ZZ-D-C-01135 Rev P02) Reason: To ensure a satisfactory form of development and for the avoidance of doubt.
3. Samples of Materials The development hereby approved shall only be carried out using finishing materials of which samples have been submitted to and approved by the Local Planning Authority. This shall include materials to be used in the construction of the community facility building as well as the bin store screening/fencing. Reason: To ensure the use of satisfactory materials.
4. Ancillary Office Space The office space approved as part of the development hereby approved shall at all times remain ancillary elements to the community facility. The offices shall only be for local community benefit or management of the facility and not for general use by a business. Reason: To ensure an acceptable form of development that is in accordance with Policy CS13 and Section 7 of the National Planning Policy Framework.
5. Soft Landscaping Prior to the occupation of any community facility hereby approved, a detailed scheme for tree planting and associated soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The detailed scheme shall include details of the proposed trees to be planted, including their species (native species only), size and location, as well as their maintenance for a period of at least five years. 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.
6. 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.
7. 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 should be designed, following the principles as outlined in the Flood Risk Assessment (246038-BGP-00-XX-RP-C-001) and the development shall be completed in accordance with the approved scheme. The design of the drainage scheme shall include but is not be 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 exceedence routes) This should 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.
8. 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.
9. 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 (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.
10. 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, 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.
11. Car and Cycle Parking Laid Out No part of the development hereby approved shall be occupied until the areas shown on the approved plans for parking and manoeuvring of vehicles have been constructed and laid out in accordance with the approved plans, and thereafter such areas shall be retained solely 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.
12. Off-Site Highway Works The development hereby approved shall not come into use until the highway works detailed below have been carried out in accordance with the submitted drawing(s) or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority: i. Removal of the existing pedestrian refuge south of the Sandringham Road/Ormesby Road/Site access roundabout and provision of a Toucan crossing together with associated infrastructure 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.
13. Method of Works Statement The development hereby approved shall not be commenced until a detailed method of works statement has been submitted to and approved in writing by the Local Planning Authority. Such statement shall include at least the following details: i. Routing of construction traffic, including signage where appropriate, ii. Arrangements for site compound and contractor parking, iii. Measures to prevent the egress of mud and other detritus onto the public highway, iv. A jointly undertaken dilapidation survey of the adjacent highway, v. Program of works, and, vi. Details of any road/footpath closures as may be required. The development must be carried out in accordance with the approved details. Reason: To ensure that the development can be carried out in a manner that will not be to the detriment of amenity of local residents, free flow of traffic, or safety of highway users having regard for policy DC1 of the Local Plan.
14. Travel Plan Within three months of the commencement of development hereby approved, a full Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The approved Travel Plan shall be implemented prior to first occupation with the development thereafter being occupied in accordance with the approved Travel Plan unless agreed otherwise in writing by the Local Planning Authority. Reason: To promote sustainable transport measures for visitors/staff/residents having regard for policy CS4 of the Local Plan and section 9 of the NPPF.
15. Assessment of Ground Conditions a) No development shall commence until the following documents have been submitted to and approved in writing by the Local Planning Authority after consultation with Sport England: i. A detailed assessment of ground conditions (including drainage and topography) of the land proposed for the grass playing pitches which identifies constraints which could adversely affect playing field quality; and ii. Where the results of the assessment to be carried out pursuant to (i) above identify constraints which could adversely affect playing field quality, a detailed scheme to address any such constraints. The scheme shall include a written specification of the proposed soils structure, proposed drainage, cultivation and other operations associated with grass and sports turf establishment and a programme of implementation. b) The approved scheme shall be carried out in full and in accordance with the approved programme of implementation. The land shall thereafter be maintained in accordance with the scheme and made available for playing field use in accordance with the scheme. Reason: To ensure that the playing field is prepared to an adequate standard and is fit for purpose.
16. Details of Floodlighting Details of any floodlighting to be used at the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority before the use commences. The details shall include a plan which identifies the location of lighting columns along with lighting levels that will be provided at the development and at the facades of neighbouring premises, and the hours of operation of the lighting. The construction and use of the floodlighting shall be carried out in accordance with the approved details and shall be retained in an operation state for the lifetime of the use. Reason: To ensure a satisfactory form of development in the interests of the amenities of residents having regard for policies DC1, CS5 of the Local Plan and section 12 of the NPPF.
17. Approved Noise Assessment The use hereby approved shall be developed in accordance with Noise Assessment Reference 10519.1 rev C, which was submitted to the local planning authority in support of the application. Any deviations from the recommendations made in the report shall be submitted to the local planning authority for written approval. Prior to the installation of any fixed plant or machinery, further noise assessment shall be undertaken and the details of which submitted to the local planning authority for written approval. Reason: To ensure a satisfactory form of development in the interests of the amenities of residents having regard for policies DC1, CS5 of the Local Plan and section 12 of the NPPF.
18. Hours of Collections and Deliveries Deliveries and collections to the premises shall be kept between the hours of 08:00 and 19:00 Monday to Saturday, and between the hours of 09:30 and 18:30 Sunday. Thereafter the collections and deliveries shall be operated in accordance with the approved hours unless the local planning authority gives its written consent to any variation. Reason: In the interests of the amenities of the area and local residents.
19. Refuse Collections Collections from the refuse store shall be kept between the hours of 08:00 and 19:00 Monday to Saturday, and 09:30 to 18:30 Sunday. Reason: In the interests of amenity of residents having regard for policy DC1 of the Local Plan and section 12 of the NPPF.
20. Site Investigation and Remediation Before the commencement of any development works hereby approved, a full and competent site investigation, including a risk assessment, to identify any contamination present and to specify any remediation works which may be needed to be carried out to the site in order to bring it to a standard suitable for use, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, any remediation works required shall be carried out in accordance with the approved details prior to the commencement of the development. Prior to the commencement of development on site, validation of the remediated site shall be provided in the form of a detailed completion statement confirming that works set out and approved by the local planning authority were completed and that the site is suitable for its intended use. Reason: To ensure the appropriate decontamination of the site in the interests of safety, local amenity, and the amenity of the future occupiers of the site.
21. Ecology Mitigation Ecological mitigation measures based on those detailed in the submitted Ecological Impact Assessment shall be submitted to and approved in writing by the Local Planning Authority. Any mitigation measures approved by the Local Planning Authority shall then be implemented during construction and, where necessary, in perpetuity. Reason: To protect the ecology of the site and ensure the survival and protection of important species and those protected by legislation that could be adversely affected by the development having regard to policy CS4 of the Local Plan and section 15 of the NPPF.
22. Bird and Bat Boxes A scheme identifying the locations of bat and bird boxes to be incorporated within the approved development as recommended in the submitted Ecological Impact Assessment shall be submitted to and approved in writing by the Local Planning Authority. The bat and bird boxes of the approved scheme shall then be installed at the agreed locations within six months of the first use of the development and retained in perpetuity. Reason: To enhance habitats for wildlife in accordance with the requirements and guidance of the National Planning Policy Framework.
23. 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.
24. 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.
25. REASON FOR APPROVAL The proposed community facility with associated works is considered to be appropriate as it is in full accordance with national and local planning policies, statements and guidance. In particular, the proposals are in accordance with the National Planning Policy Framework, and the policies regarding community development, sustainable development, the efficient use of land, appropriate scales of development, the protection of open spaces of different characters and uses, good quality design, and transport and accessibility, whilst proposing a development that would not be out of scale and character within the surrounding area, and would not be detrimental to the local and residential amenities of the area. Issues of principle regarding the use of this site and the generation of traffic have been considered fully and are not considered, on balance, to give rise to any inappropriate or undue affects. Accordingly, the Local Planning Authority considers that there are no material planning considerations that would override the general assumption that development be approved unless other material factors determine otherwise.
26. Informatives Informatives: Cleveland Fire Service Access and Water Supplies should meet the requirements as set out in: Approved Document B Volume 2: 2019, Section B5 for buildings other than Dwellings. It should be noted that Cleveland Fire Brigade now utilise a Magirus Multistar Combined Aerial Rescue Pump (CARP) which has a vehicle weight of 17.5 tonnes. This is greater than the specified weight in AD B Vol 2 Section B5 Table 15.2. Cleveland Fire Brigade is fully committed to the installation of Automatic Fire Suppression Systems (AFSS) in all premises where their inclusion will support fire safety. It is therefore recommended that as part of the submission consideration is given to the installation of sprinklers or a suitable alternative AFS system. Informative: Northern Gas Networks Northern Gas Networks has no objections to these proposals, however there may be apparatus in the area that may be at risk during construction works. The promoter of these works should contact Northern Gas Networks directly on 0800 040 776 (option 5) to discuss the requirements in detail. Should diversionary works be required these will be fully chargeable. 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.

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