Erection of 15 no. residential bungalows including landscaping, parking and ancillary site infrastructure

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: In order to comply with the requirements of Section 91 of the Town and Country Planning Act 1990 (as amended).
2. Approved Plans The development hereby approved shall be carried out in complete accordance with the plans and specifications detailed below and shall relate to no other plans: a. Site Location Plan, dated 01/10/2025 b. Proposed Site Layout, drawing no. EC-2025-01-C027 rev. P7 c. Landscape Plan, drawing no 2517.01E d. House Type 1, drawing no. EC-2025-01-C028 rev. P3 e. House Type 2, drawing no. EC-2025-01-C029 rev. P2 f. House Type 2B, drawing no. EC-2025-01-C034 rev. P1 g. House Type 3, drawing no. EC-2025-01-C030 rev. P3 h. House Type 4, drawing no. EC-2025-01-C031 rev. P3 i. House Type 5, drawing no. EC-2025-01-C032 rev. P2 j. Plot 2 & 3, drawing no. EC-2025-08-C011 rev. P1 k. Plot 4, drawing no. EC-2025-08-C012 rev. P1 l. Plot 5 & 6, drawing no. EC-2025-08-C013 rev. P1 m. Plot 7 & 8, drawing no. EC-2025-08-C014 rev. P1 n. Plot 11, drawing no. EC-2025-08-C015 rev. P1 o. Plot 12, drawing no. EC-2025-08-C016 rev. P1 p. Garages, drawing no. EC-2025-01-C033 rev. P1 q. Materials Document received on 16th April 2025 r. Brick Roof Tile Sheet received on 22nd August 2025 s. Boundary Treatments, drawing no. 2517.10 t. Landscape Plan, drawing no. 2517.01E u. Outdoor Lighting Report, reference no. SLDS-4503 rev. C, dated 29th September 2025 v. Proposed Section 38 Lighting, drawing no. SLDS-4503-V1 rev. C w. Construction Management Plan for Land off Strait Lane, Stainton, dated 30th September 2025 x. External Works Arrangement, drawing no. STL/01/01 rev. C08 y. Carriageway Horizontal Alignment, drawing no. STL/01/02 rev. C03 z. Carriageway Longsections & Setting Out Tables, drawing no. STL/01/03 rev. C02 aa. Surface Finishes & Kerbing Arrangement, drawing no. STL/01/04 rev. C03 bb. Highway Construction Details, drawing no. STL/01/05 rev. C02 cc. Vehicular Tracking, drawing no. STL/01/06 rev. C02 dd. Highway Adoption Plan, drawing no. STL/01/07 rev. C02 ee. Drainage Layout, drawing no. STL/05/01 rev. C01 ff. Drainage Layout, drawing no. STL/05/02 rev. C01 gg. Drainage Maintenance Plan, drawing no. STL/05/03 rev. C01 hh. Standard Details, drawing no. STL/05/04 rev. 0 ii. Flood Risk Assessment & Drainage Strategy, dated 28th July 2025 jj. Strait Lane, Stainton Drainage Maintenance Information, received 29th July 2025 kk. Topographic Survey (Layout 1 of 2) drawing no. WHG101 A ll. Noise Assessment reference no. NJD25-0016-002R, dated March 2025 mm. Phase 1 Geo-Environmental Desk Study (Land Contamination Risk Assessment), reference no. MD2_1131, dated 12th February 2025 nn. Phase 2: Site Investigation, Strait Lane, reference no. S250427, dated June 2025 oo. Air Quality Assessment, reference no. NJD25-0016-001R, dated March 2025 pp. Jam60D41LB Black Module n-type Double Glass bifacial Modules technical details, received 22nd August 2025 qq. F Series Datasheet, received 22nd August 2025 rr. Ecological Appraisal, reference no. 25049 rev. V2, dated March 2025 ss. Nutrient Neutrality Report to Inform Habitats Regulations Assessment, reference no. 25049 rev. V2, dated July 2025 tt. Nutrient Neutrality Support, Memorandum of Understanding, reference no. BIOC23-265 V2.0 uu. Nutrient Neutrality Support, Habitat Management Plan, reference no. BIOC23-265 V1.0 vv. Nitrate Allocation Agreement, Relating to Tunstall Farm, Middlesbrough, North Yorkshire, dated 11th June 2025 ww. Biodiversity net Gain Assessment, reference no. 25049 BNG V.3, dated September 2025 xx. BioMark Unit Purchase Agreement, dated 11th June 2025 Reason: For the avoidance of doubt and to ensure that the development is carried out as approved.
3. Materials - Approved Details The development hereby approved shall be carried out in complete accordance with the external finishing materials detailed in the approved Materials Document received on 16th April 2025 and Brick Roof Tile Sheet received on 22nd August 2025, or in accordance with details to be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details. Reason: To ensure the use of appropriate materials in the interests of the visual amenities of the area having regard for Policies DC1, CS4 and CS5 of the Local Plan and section 12 of the NPPF.
4. PD Rights Removed Means of Enclosure Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that order with or without modification), no fences, gates, walls or other means of enclosure (other than those expressly authorised by this permission) shall be erected within the curtilage of any dwellinghouse forward of any wall of that dwellinghouse which forms the principle elevation/fronts onto a road, footpath or open space 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 resident’s amenity having regard for Policies CS4, CS5, DC1 and section 12 of the NPPF.
5. PD Rights Removed Extensions/Alterations Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that order with or without modification), no building hereby approved shall be extended or materially altered in external appearance in any way, including any additions or alterations to the roof, 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 resident’s amenity having regard for Policies CS4, CS5, DC1 and section 12 of the NPPF.
6. Construction of Roads and Footways Prior to Occupation of Dwellings No dwelling to which this planning permission relates shall be occupied unless or until the carriageway base course and kerb foundation to the new estate road and footpath to which it fronts, is adjacent to or gains access from, has been constructed. Road and footway wearing courses and street lighting shall be provided within 3 months of the date of commencement on the construction of the penultimate dwelling of the development. Reason: To ensure appropriate access and egress to the properties, in the interests of highway safety and the amenity of residents having regard for Policies CS4, CS5 and DC1 of the Local Plan and sections 9 and 12 of the NPPF.
7. Car Parking The development hereby approved shall not be occupied/brought into use/commenced until the areas for vehicle parking have been constructed and laid out in accordance with the approved drawing(s) SPECIFY, or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. Such areas shall thereafter be retained for the lifetime of the development 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.
8. Drainage Scheme Development shall be implemented in line with the drainage scheme contained within the submitted documents entitled “Strait Lane Middlesbrough Drainage Strategy”, dated July 2025. The drainage scheme shall ensure that foul flows discharge to the foul public sewer at manhole 8601 and ensure that surface water discharges to the existing watercourse. Reason; To prevent the increased risk of flooding from any sources in accordance with the NPPF.
9. Landscape Scheme and Management Plan The landscape scheme as detailed in the approved Landscape Plan, drawing no 2517.01E, or in accordance with details to be submitted to and approved in writing by the Local Planning Authority, shall be implemented and retained on site. The landscaping must be managed in accordance with details to be submitted to and approved in writing by the Local Planning Authority prior to the occupation of 8 dwellings. 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.
10. 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.
11. Hedges and Hedgerows All hedges or hedgerows on the site unless indicated as being removed shall be retained and protected on land within each phase in accordance with details submitted to and approved in writing by the local planning authority for the duration of works on land within each phase unless otherwise agreeing in writing by the local planning authority. In the event that hedges or hedgerows become damaged or otherwise defective during such period the local planning authority shall be notified in writing as soon as reasonably practicable. Within one month a scheme of remedial action, including timetable for implementation shall be submitted to the local planning authority. The approved scheme shall be implemented in accordance with the approved timetable. Any trees or plants which within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. Reason: To prevent the loss of or damage to existing hedgerows and natural features so far as is practical that development progresses in accordance with current best practice having regard for Policy CS4 and CS5 of the Local Plan and section 9 of the NPPF.
12. Ecology The measures detailed in the sections of the approved Ecological Appraisal, reference no. 25049 rev. V2, dated March 2025 listed below, and identified on the approved Proposed Site Layout, drawing no. EC-2025-01-C027 rev. P7, must be implemented on site. Sections: a) 6.4 Avoidance Measures b) 6.5 Mitigation Strategy c) 6.6 Compensation Scheme. Thereafter the mitigation works shall be retained on site in perpetuity Reason: To protect and enhance the ecology and biodiversity 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. Noise Assessment The development hereby approved shall be carried out in accordance with the approved Noise Assessment reference no. NJD25-0016-002R, dated March 2025. Any deviations from the recommendations made in the report shall be submitted to the local planning authority for approval prior to the occupation/first use of the dwellings/buildings and will thereafter be implemented on site. Any mitigation works must be retained on site in an operational state for the lifetime of the building. 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.
14. Renewable Energy Notwithstanding the details set out in the approved Jam60D41LB Black Module n-type Double Glass bifacial Modules technical details, received 22nd August 2025, prior to the occupation of each dwelling, if solar photovoltaic panels are required for the dwelling to meet Building Regulation Part L, full details and specifications of the proposed panels, including the location of the panels on the dwelling, must be submitted to and approved in writing by the Local Planning Authority. Thereafter the panels will be erected and retained on site in accordance with the approved details. Reason: In the interests of sustainable development having regard for policy CS4 of the Local Plan and section 14 of the NPPF.
15. Nutrient Mitigation Scheme – Credits or Suitable Alternative The development must be carried out in accordance with the agreed nutrient mitigation or in accordance with full details and specifications of an alternative Nutrient Neutrality Mitigation Scheme, including any long term maintenance and monitoring details 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.
16. Reason for Approval The analysis of the development determines that the proposals are for a sustainable development, which will assist in economic growth in the town. The proposed layout and dwellings are of a high quality design and would provide a pleasant and sustainable environment offering bungalows with a good mix of dwelling sizes and type. There are no statutory objections to the proposal in terms of the sustainability of the site or the ability to meet necessary flood, ecology, highways and noise mitigation. The application site is an allocated site within the approved Housing Local Plan. It meets the requirements of policy H27 other relevant local policies (DC1, CS4, CS5), the Stainton and Thornton Neighbourhood Plan and national policies. It is the planning view that none of the material objections raised will result in a significantly detrimental impact on the character of the area, the nearby residents or the community as a whole. The proposals do not conflict with local or national policies relating to sustainability, design, transport, open space or flood risk. The development will support the spatial vision set out in the development plan.
17. 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.
18. Civil Ownership Matters This permission refers only to that required under the Town and Country Planning Act 1990 (as amended) and does not include any other consent or approval under any enactments, byelaw, order or regulation. The grant of planning permission does not override any third party rights which may exist over the application site. In addition, you are advised that any works affecting party walls or involving excavations for foundations adjacent to a party wall you will be required to serve notice on all adjoining owners before work commences and adhere to the requirements of the Party Wall Act 1996.
19. Rights of Access/Encroachment This planning approval does not permit any person to access another person’s land/property to enable the works to be completed, without their consent. Any encroachment into another person’s land/property above or below ground is a civil matter to be resolved between the relevant parties.
20. Building Regulations Compliance with Building Regulations will be required. Before commencing works it is recommended that discussions take place with the Building Control section of this Council. You can contact Building Control on 01642 729375 or by email at buildingcontrol@middlesbrough.gov.uk. Where a building regulations approval is obtained which differs from your planning permission, you should discuss this matter with the Local Planning Authority to determine if the changes require further consent under planning legislation.
21. Statutory Undertakers The applicant is reminded that they are responsible for contacting the Statutory Undertakers in respect of both the new service to their development and the requirements of the undertakers in respect of their existing apparatus and any protection/ diversion work that may be required. The applicant is advised to contact all the utilities prior to works commencing.
22. Name and Numbering Should the development require Street Names, Numbers and/or Post Codes the developer must contact the Councils Naming and Numbering representative on 01642 728155.
23. Design Guide and Specification The development will be designed and constructed in accordance with the current edition of the Councils Design Guide and Specification.
24. Adoption of Highway - S38 The applicant is advised that prior to the commencement of works on site they should contact the Highway Authority (01642 728156), with a view to preparing the necessary drawings and legal work required for the formal adoption of the new highway layout. The S38 Agreement should be in place prior to the commencement of works on site.
25. Highway Authority Discussion It is essential that early discussion take place with the Highway Authority (tel: 01642 728156) to discuss the effect on the surrounding highway network during the construction of this development.
26. Deliveries to Site It should be ensured that, during construction, deliveries to the site do not obstruct the highway. If deliveries are to be made which may cause an obstruction, then early discussion should be had with the Highway Authority on the timing of these deliveries and measures that may be required so as to mitigate the effect of the obstruction to the general public.
27. Cleaning of Highway The applicant is reminded that it is the responsibility of anybody carrying out building work to ensure that mud, debris or other deleterious material is not deposited from the site onto the highway and, if it is, it shall be cleared by that person. In the case of mud being deposited on the highway wheel washing facilities should be installed at the exit of the development.
28. Protect Existing Footpaths/Verges Measures must be taken to protect existing footpaths and verges being damaged by site vehicles.
29. 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).
30. Wildlife and Countryside Act The applicant is remided that under the Wildlife and Countryside Act 1981 it is an offence to take, damage or destroy the nest of any wild bird while that nest is in use or being built. Planning consent for a development does not provide a defence against prosecution under this Act. Trees and scrub are likely to contain nesting birds between 1st March and 31st August. Trees and scrub are present on the application site should be assumed to contain nesting birds between the above dates unless a survey has shown conclusively that nesting birds are not present.
31. Protected Species The applicant is reminded that it is an offence to damage or destroy species protected under separate legislation. Planning consent for a development does not provide a defence against prosecution under wildlife protection legislation. You are advised that it may be necessary before development commences, for the applicant to commission an ecological survey from a suitably qualified and experienced professional to determine the presence or otherwise of such protected species. If protected species are found to be present, Natural England should be consulted.
32. Sustainable Drainage Systems Sustainable Drainage Systems (SuDS) should be considered when designing drainage, driveways and car parking areas.
33. Permeable Surfacing Guidance on permeable surfacing of front gardens is available on the Communities and Local Government Website: www.communities.gov.uk
34. 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 and having regard for Policy CS4.

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