Erection of 10no. bungalows including associated works and landscaping

1. Time Limit The development hereby permitted shall begin not later than three years from the date of this decision. 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) Location Plan, Proposed Bungalow House Types, Proposed Site Layout (drawing reference TPS001A – 10 Bungalows, received 7th August 2025) b) Proposed Site Layout (drawing reference TPS002A – Ex and Prop Site Plans, received 7th August 2025) Reason: To ensure a satisfactory form of development and for the avoidance of doubt.
3. Samples of Materials The development shall only be carried out using finishing materials of which samples have been submitted to and approved by the Local Planning Authority prior to commencement of the development. Reason: To ensure the use of satisfactory materials.
4. Site Investigation and Remediation A full and competent site investigation, including risk assessment must be undertaken and submitted to the Local Planning Authority for approval. This must identify any contamination present and specify adequate remediation necessary. The risk assessment and remediation scheme must be approved in writing by the Local Planning Authority and thereafter implemented, prior to the development taking place. Validation of the remediated site shall be provided in the form of a detailed completion statement confirming that works set out and agreed 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.
5. Sustainable Drainage Systems Before the construction of the development hereby permitted commences, a scheme for a Sustainable Drainage System (SuDS) and management plan, which shall sustainably drain surface water, minimise pollution, manage the impact on water quality and prevent water from flowing onto the public highway, shall be submitted to and approved in writing by the Local Planning Authority and thereafter to be fully implemented in line with the agreed programme of works. Reason: In the interests of highway safety, to minimise the risk of flooding and to secure a sustainable development in accordance with local policy CS4 and the general principles of the National Planning Policy Framework.
6. Details of Soft Landscaping Prior to the occupation of the dwellings hereby approved, a detailed scheme for tree planting and associated soft landscaping works (based on the indicative landscaping proposals on the approved plans) shall be submitted to and approved in writing by the Local Planning Authority. The detailed scheme shall include details of the proposed trees and plants (prioritising native species) to be planted, including their species, size and location, as well as an implementation and maintenance programme. 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 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.
7. 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.
8. Nutrient Mitigation Scheme – Credits or Suitable Alternative Prior to the commencement of the development hereby approved, a copy of the signed Final Credit Certificate from Natural England shall be submitted to and approved in writing by the Local Planning Authority. If the final credit certificate cannot be obtained for any reason, full details and specifications of an alternative Nutrient Neutrality Mitigation Scheme, including any long term maintenance and monitoring details, shall be submitted to and approved in writing by the Local Planning Authority (in consultation with Natural England) prior to any commencement of works on site. Thereafter the development shall be carried out in accordance with the approved Nutrient Neutrality Mitigation Scheme. Reason: To ensure the appropriate mitigation of nutrients to protect the Teesmouth and Cleveland Coast Special Protection Area in accordance with the requirements of Regulation 63 of the Habitats Regulations.
9. 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 (and cycles, if shown) 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.
10. 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.
11. PD Rights Removed – Extensions/Alterations/Outbuildings Notwithstanding the provisions of the Town & Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that Order with or without modification), with regard to all properties hereby approved: - no alterations, enlargement or extension beyond the rear elevations that extend by more than 3 metres shall be permitted (Class A, paragraph f), - no alterations, enlargement or extension to the side external elevations shall be permitted (Class A, paragraph j), - the roofs shall not be extended or materially altered in external appearance in any way, including the construction of dormer windows and roof lights (Class B and Class C), - no ancillary buildings shall be constructed within the curtilage of the property (Class E), without planning permission being obtained from the Local Planning Authority. Reason: To adequately control the level of development on the site to a degree by which the principle of the permission is based, to retain adequate in curtilage parking provision in the interests of amenity and highway safety having regard for policies CS4, CS5, DC1 and sections 9 and 12 of the NPPF.
12. Hardstanding PD Rights Removed Notwithstanding the provisions of the Town & Country Planning (General Permitted Development) (England) Order 2015, (or any order revoking or re-enacting that Order), no hardstanding shall be constructed at the front of the residential dwellings hereby permitted, without planning permission being obtained from the Local Planning Authority. Reason: To adequately control the level of development on the site to a degree by which the principle of the permission is based, to protect the visual amenity of the area and in the interests of residential amenity having regard for policies CS4, CS5, DC1 and section 12 of the NPPF.
13. 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.
14. 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.
15. REASON FOR APPROVAL The proposed development of 10 dwellings with associated works on the site of the former Turford Avenue social club is considered to be appropriate as it is in full accordance with national and local planning policies, statements and guidance. In particular, the proposals meet the National Planning Policy Framework, and the policies regarding housing, 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 residential 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 Brambles Farm area. Issues of principle regarding the layout and design of the residential scheme 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.
16. Informative: Discharge Conditions 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 (http://www.planningportal.gov.uk/england/public/planning/applications/feecalc. Please be aware that where there is more than one condition a multiple fee may apply. Informatives – Highways related matters Dropped Kerb - S184 The permission hereby granted should not be construed as authority to work within the public highway. Highways consent is required for the creation/alteration of a dropped vehicle crossing under Section 184 of the 1980 Highways Act. Such works will need to be carried out at the applicant’s expense by Middlesbrough Council approved contractors. The applicant is advised that prior to the commencement of works on site they should contact the Highway Authority (01642 728156). Street Furniture Any street furniture that necessitates relocation requires early discussion to take place with the Highway Authority (tel: 01642 728156) and this work will be carried out at the cost of the applicant. Informative: Cleveland Fire Brigade Access and Water Supplies should meet the requirements as set out in: Approved Document B, Volume 1:2019, Section B5 for Dwellings. Recommend that as part of the submission the client consider the installation of sprinklers or a suitable alternative AFS system. Informative: Secured by Design Matters Although not an SBD requirement, Middlesbrough along with many other areas nationwide suffers from offences of metal theft. These include copper piping, boilers, cables and lead flashing. Buildings under construction are particularly vulnerable. It is recommended that alternative products be utilized where possible. Many new builds are now using plastic piping where building regulations allow and alternative lead products. Strong consideration should also be given in relation to the provision of On- Site Security throughout the lifespan of the development. There is information contained within the Construction Site Security Guide 2021 also on the SBD website that may assist. All doors and windows are recommended to be to tested and certified PAS24:2020/2016 standards (or equivalent). Any roof lights proposed in the bungalows, within certain criteria are likewise to be to this standard. The Residential Guide referenced above outlines the requirements. This includes garage doors. All are to be dual certified for both fire and security. Dusk till dawn lighting is recommended to each elevation with an external door-set. This also includes garage doors. Any in curtilage side parking which extends beyond halfway of depth of property is also recommended to have one. All areas provided for parking should be lit and surveyed. Further information on the Secured By design initiative can be found on www.securedbydesign.com 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
17. Secured by Design Measures The development hereby approved shall be built in accordance with the following Secured by Design principles: a) All doors and windows are recommended to be to tested and certified PAS24:2020/2016 standards (or equivalent). b) Dusk till dawn lighting on front elevations, all elevations with doors and where there is parking to the side of properties. The details of which shall be submitted as a scheme and approved in writing by the local planning authority and the development shall be carried out wholly in accordance with the agreed scheme before first occupation. Reason: In the interests of the amenities of the area and nearby residents having regard for Policy CS5 of the Local Plan and section 12 of the NPPF.

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