Erection of single storey community building with associated parking and external works

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) Existing Site Location Plan (A001) b) Proposed Elevations – Planning (A004) c) Proposed Key Plan – Planning (A003) d) Proposed Site Layout and External Works – Planning Rev P1 (A005) e) Proposed Site Layout and External Works Rev T5 (A115) 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. Reason: To ensure the use of satisfactory materials
4. Reporting of Unexpected Contamination In the event that contamination is found at any time when carrying out the development hereby approved, which was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken and, where remediation is necessary, a remediation scheme must be prepared, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority. Reason: To ensure the appropriate decontamination of the site in the interests of safety, local amenity, and the amenities of the future users of the site.
5. 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 the details shown on approved drawings, or such plans which are subsequently 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.
6. 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: a) Routing of construction traffic, including signage where appropriate; b) Arrangements for site compound and contractor parking; c) Measures to prevent the egress of mud and other detritus onto the public highway; d) A jointly undertaken dilapidation survey of the adjacent highway; e) Program of works; and, f) 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.
7. Cycle Store Details Required The development hereby approved shall not be occupied/brought into use until covered and secure cycle parking facilities, for 6 cycles, have been provided in accordance with drawing(s) to be submitted to and approved in writing by the Local Planning Authority. Such drawings to 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.
8. Refuse Store The development hereby approved shall not be brought into use until the refuse/recycling store has been provided in accordance with any drawings which are submitted to and approved in writing by the Local Planning Authority. Such drawings shall 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.
9. Hours of Opening The community building shall not be open for use outside the hours 10:00 and 21:00 Monday to Friday. Reason: In the interests of amenity of residents having regard for policy DC1 of the Local Plan and section 12 of the NPPF.
10. Implementation of Soft Landscaping The tree planting and associated landscaping works as detailed on the approved drawings shall take place during the first available planting season (October-March) following the first occupation of the development hereby approved. The Local Planning Authority shall be notified within two weeks of the landscape planting works. Reason: To ensure a satisfactory form of development in the interest of visual amenity and the character of the area having regard for policies CS4, CS5 and DC1 of the Local Plan and sections 12 and 15 of the NPPF.
11. Replacement Tree 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: To ensure a satisfactory form of development in the interest of visual amenity and the character of the area having regard for policies CS4, CS5 and DC1 of the Local Plan and sections 12 and 15 of the NPPF.
12. Ecology – Mitigation During Construction 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. 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.
13. Wildlife Mitigation Additional mitigation measures to enhance biodiversity at the site, as set out in the approved Ecological Impact Assessment by E3 Ecology, and detailed below, shall be implemented prior to the first use of the development hereby approved. a) Installation of two integrated bird nesting opportunities suitable for species such as swift, house sparrow, starling, house martin and/or swallows, and two bat roosting features in the new buildings at the site. b) Creation of hedgehog, reptile and amphibian hibernacula or habitat piles. c) Wildflower grassland to be incorporated into the landscaping proposals. d) Landscape planting is to be designed to enhance structural diversity and will include plants bearing flowers, nectar and fruits which are attractive to invertebrates, thereby helping to maintain food resources for wildlife in general. The details of the mitigation measures shall be submitted to and approved in writing by the Local Planning Authority and retained as part of the development in perpetuity. Reason: To enhance habitats for wildlife in accordance with the requirements and guidance of the National Planning Policy Framework.
14. 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.
15. 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 1, 5, 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 rectifying 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.
16. 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 Ref 246149-BGP-00-XX-RP-C-0001 (Revision 1), Dated 28 February 2025 & Drainage Philosophy Ref 246149-BGP-00-XX-RP-C-0002 (Revision 1), Dated 28 February 2025 and the development shall be completed in accordance with the approved schem. The design of the drainage scheme shall include, but 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.
17. 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.
18. 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.
19. REASON FOR APPROVAL This application is acceptable as the proposed community building and associated works is in full accordance with the relevant national and local planning policies. In particular, the proposed development adheres to the principles and guidance contained within the National Planning Policy Framework and the policies regarding sustainable development, the efficient use of land, transport and accessibility, appropriate measures to mitigate flood risk, conserving and enhancing the historic environment, and it would not be detrimental to the amenities of local residents and other neighbouring uses. 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.
20. Informatives: Highways Related Matters Interference or Alteration of the Highway Interference or alteration of the highway requires a licence under the 1980 Highways Act. Connections to public sewers in the highway require a licence under 1991 New Roads and Street Works Act. The applicant should contact the Highway Authority (tel: 01642 728156) before any work commences on site, allowing a minimum of 7 days notice, or 30 days in the case of a NRASWA licence, if either or both of these licences are required Formation of Access to Unclassified Road Planning permission does not automatically include Highway Authority Permission. While planning permission is not required for a new/amended access onto an unclassified road the permission of the Highway Authority to carry out works in the highway is required. This application includes the formation of an access onto an existing access road which is unclassified. The applicant is strongly advised to contact the Highway Authority (tel: 01642 728156) prior to any work commencing on site so that this access can be discussed. 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). Informative: Drainage Related Matters Sustainable Drainage Systems Sustainable Drainage Systems (SuDS) should be considered when designing drainage, driveways and car parking areas Permeable Surfacing Guidance on permeable surfacing of front gardens is available on the Communities and Local Government Website: www.communities.gov.uk
21. Commercial Premises Noise Assessment A BS: 4142 noise assessment shall be submitted to and approved in writing by the Local Planning Authority before the use hereby commences. The assessment shall identify noise levels at the site along with the noise which will be generated at the development and its impact upon neighbouring premises. The assessment should identify noise from sources such as deliveries being made, noise from fixed plant and machinery at the development and noise from the use of the car park. The rated noise from the development should be less than 5dB above background noise level during the day and should be equal or less than background noise levels at night. The assessment should include details of any measures identified to protect neighbouring premises from noise. Any measures identified in the assessment to protect residents from noise generated due to the use of the site should be implemented before the use of the development commences and retained on site in an operational state for the lifetime of the development. 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.

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