Erection of 205 dwellings including associated 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, drawing no. 30060.PLN.01 rev. P11 b) General Arrangement: Overall, drawing no. 30060.PLN.02 rev. P11 c) Site Levels – Sections, SH. 1, drawing no. 30060.PLN.21.01 rev. P11 d) Site Levels – Sections, SH. 2, drawing no. 30060.PLN.21.01 rev. P11 e) Site Levels – Sections, SH. 3, drawing no. 30060.PLN.21.01 rev. P11 f) Site Levels – Update Plan: SH. 4, drawing no. 30060.PLN.21.04 rev. P11 g) Topographical Survey, drawing no. 060724-SH-TOPO-001 h) Housetype Compliance Plan, drawing no. 30060.PLN.16 rev. P11 i) NDA Calculation Plan, drawing no. 30060.PLN.NDA j) SHNE Design – Material Booklet, rev. P5 k) Rutherford (A25) M4(2), Planning Layout 1, drawing no. RTD-PLP1 l) Rutherford (A25) M4(2), Planning Elevation 1/1, drawing no. RTD-PLE1/1 m) Rutherford (A25) M4(2), Planning Elevation 1/2, drawing no. RTD-PLE1/2 n) Rutherford (A25) M4(2), Planning Elevation 1/3, drawing no. RTD-PLE1/3 o) Linford (A25) M4(2), Planning Layout 1, drawing no. LFD-PLP1 p) Linford (A25) M4(2), Planning Elevation 1/1, drawing no. LFD-PLE1/1 q) Linford (A25) M4(2), Planning Elevation 1/2, drawing no. LFD-PLE1/2 r) Linford (A25) M4(2), Planning Elevation 1/3, drawing no. LFD-PLE1/3 s) Cranford (A25) M4(2), Planning Layout 1, drawing no. CND-PLP1 t) Cranford (A25) M4(2), Planning Elevation 1/1, drawing no. CND-PLE1/1 u) Cranford (A25) M4(2), Planning Elevation 1/2, drawing no. CND-PLE1/2 v) Milford (A20) M4(2), Planning Layout 1, drawing no. MLD-PLP1 w) Milford (A20) M4(2), Planning Elevation 1/1, drawing no. MLD-PLE1/1 rev. C x) Milford (A20) M4(2), Planning Elevation 1/2, drawing no. MLD-PLE1/2 rev. C y) Sutton (A25), Planning Layout 1, drawing no. STN-PLP1 z) Sutton (A25), Planning Elevation 1/1, drawing no. STN-PLE1/1 aa) Sutton (A25), Planning Elevation 1/2, drawing no. STN-PLE1/2 bb) Sutton (A25), Planning Elevation 1/3, drawing no. STN-PLE1/3 cc) Sutton (A25), Section A-A, drawing no. STN-SECA dd) Sutton (A25), Section B-B, drawing no. STN-SECB ee) Sutton (A25), Section C-C, drawing no. STN-SECC ff) Dawson (A25), Planning Layout 1, drawing no. DWN-PLP1 gg) Dawson (A25), Planning Elevation 1/1, drawing no. DWN-PLE1/1 hh) Dawson (A25), Planning Elevation 1/2, drawing no. DWN-PLE1/2 ii) Dawson (A20), Section A-A/1 (With Bay), drawing no. DWN-SECA/1 jj) Dawson (A20), Section B-B, drawing no. DWN-SECB kk) Dawson (A20), Section C-C, drawing no. DWN-SECC ll) Langford (A25) M4(2), Planning Layout 1, drawing no. LGD-PLP1 mm) Langford (A25) M4(2), Planning Elevation 1/1, drawing no. LGD-PLE1/1 nn) Langford (A25) M4(2), Planning Elevation 1/2, drawing no. LGD-PLE1/2 oo) Langford (A25) M4(2), Planning Elevation 1/3, drawing no. LGD-PLE1/3 pp) Wilson (A25), Planning Layout 2 (Corner), drawing no. WLN-PLP2 qq) Wilson (A25), Planning Elevation 2/1 (Corner), drawing no. WLN-PLE2/1 rr) Wilson (A25), Planning Elevation 2/3 (Corner), drawing no. WLN-PLE2/3 ss) Wilson (A25), Planning Elevation 2/4 (Corner), drawing no. WLN-PLE2/4 tt) Robinson (A25), Planning Layout 1, drawing no. RBN-PLP1 uu) Robinson (A25), Planning Elevation 1/1, drawing no. RBN-PLE1/1 vv) Robinson (A25), Planning Elevation 1/2, drawing no. RBN-PLE1/2 ww) Woodford (A25) M4(2), Planning Layout 1 – Floor Plans, drawing no. WFD-PLP1 xx) Woodford (A25) M4(2), Planning Elevation 1/1, drawing no. WFD-PLE1/1 yy) Woodford (A25) M4(2), Planning Elevation 1/2, drawing no. WFD-PLE1/2 zz) Woodford (A25) M4(2), Planning Elevation 1/3, drawing no. WFD-PLE1/3 aaa) Clifford M(4)2, Planning Layout 1, drawing no. CFD-PLP1 bbb) Clifford M(4)2, Planning Elevation 1/1, drawing no. CFD-PLE1/1 ccc) Clifford M(4)2, Planning Elevation 1/2, drawing no. CFD-PLE1/2 ddd) Mayford (A25) M4(2), Planning Layout 1, drawing no. MYD-PLP1 eee) Mayford (A25) M4(2), Planning Elevation 1/1, drawing no. MYD-PLE1/1 fff) Mayford (A25) M4(2), Planning Elevation 1/2, drawing no. MYD-PLE1/2 ggg) Jefferson (A25) (NE), Planning Layout 1, drawing no. JFN(NE)-PLP1 hhh) Jefferson (A25) (NE), Planning Elevation 1/1, drawing no. JFN(NE)-PLE1/1 iii) Jefferson (A25) (NE), Planning Elevation 1/2, drawing no. JFN(NE)-PLE1/2 jjj) Walton (NE) (A25), Planning Layout, drawing no. WTN(NE)-PLP1 kkk) Walton (NE) (A25), Planning Elevation 1/1, drawing no. WTN(NE)-PLE1/1 lll) Walton (NE) (A25), Planning Elevation 1/2, drawing no. WTN(NE)-PLE1/2 mmm) Walton (A25), Planning Sections, drawing no. WTN-SECA nnn) Garage Booklet (A20), Single Garage 1, Planning Drawing 1/1, drawing no. GB-PLP1/1 ooo) Garage Booklet (A20), Double Garage 1, Planning Drawing 2/1, drawing no. GB-PLP2/1 ppp) Garage Booklet (A20), Twin Garage 1, Planning Drawing 3/1, drawing no. GB-PLP3/1 qqq) Garage Booklet (A20), Double Garage 1, Planning Drawing 4/1, drawing no. GB-PLP4/1 rrr) External Plot Finishes (A20), 1850mm High Open Boarded Fence, drawing no. SD100-A-001 sss) External Plot Finishes (A20), 2000mm High Acoustic Fence, drawing no. SD100-A-005 ttt) External Plot Finishes (A20), 2400mm Acoustic Fence with Brick Pillars, drawing no. SD100-A-008 uuu) External Plot Finishes (A20), 1800mm High Close Boarded Fence with 0.4m Trellis, drawing no. SD100-A-009 vvv) External Plot Finishes (A20), 1800mm Brick Pillars with Dwarf Wall & Feather Edge Boarded Fence, drawing no. SD100-A-007 www) External Plot Finishes (A20), 900mm High Stone Boundary Wall, drawing no. SD100-B-004 xxx) External Plot Finishes (A20), 900mm High Estate Railing, drawing no. SD100-C-001 yyy) External Plot Finishes (A20), 1200mm Plain Top Railing, drawing no. SD100-C-002 zzz) External Plot Finishes (A20), SUDS Fencing 700mm High Steel Hooped Railings, drawing no. SD100-C-005 aaaa) Waste Audit, reference no. 1046698-PG01 rev. A, dated 28th May 2025 bbbb) Ecological Impact Assessment, reference no. BIOC24-058 rev. V3.0 cccc) Shadow Habitats and Regulations Assessment, reference no. 2400437-ENV-S1-NE-TR-E-0002, dated 27th October 2025 dddd) Nutrient Neutrality Assessment and Mitigation Strategy, reference no. 2400437-ENV-S1-NE-TR-E-0001, dated 24th October 2025 eeee) Sustainability Statement dated October 2025 ffff) Air Quality Assessment, reference no. NJD24-0184-002R/R2, dated October 2025 gggg) Noise and Vibration Assessment, refence no. NJD24-0184-001R, dated October 2025 hhhh) Geo-Environmental Assessment, reference no. 24/4304, dated 19th September 2024 iiii) Heritage Appraisal, reference no. NGM-BWB-ZZ-XX-RP-LH-001_Report Title, dated May 2025 jjjj) Proposed Site Access Plan, drawing no. 4489-F02 rev. H kkkk) Offsite Connectivity Plan, drawing no. 30060.PLN.19 rev. P5 llll) Proposed Access Arrangements, Stage 1 – Road Safety Audit, reference no. GS-1608-2025 issue 2, dated October 2025 mmmm) Road Safety Audit Designers Response Form, reference no. GS1608-2025 nnnn) Transport Assessment, reference no. 4489, dated 19th May 2025 oooo) External Finishes and Boundary Treatments Plan – Sheet 1, drawing no. 30060.PLN.03a rev. P11 pppp) External Finishes and Boundary Treatments Plan – Sheet 2, drawing no. 30060.PLN.03b rev. P11 qqqq) External Finishes and Boundary Treatments Plan – Sheet 3, drawing no. 30060.PLN.03c rev. P11 rrrr) External Finishes and Boundary Treatments Plan – Sheet 4, drawing no. 30060.PLN.03d rev. P11 ssss) EV Charging Plan, drawing no. 30060.PLN.09 rev. P11 tttt) Equipped Areas Plan, drawing no. 30060.PLN.13 rev. P11 uuuu) Proposed Footway Plan, drawing no. 4489-F05 rev. D vvvv) Wayfinding and Connectivity Plan, drawing no. 30060.PLN.12 rev. P11 wwww) PROW Plan, drawing no. 30060.PLN.14 rev. P11 xxxx) Indicative Adoption/Management Plan, drawing no. 30060.PLN.07 rev. P11 yyyy) Swept Path Analysis Plan, drawing no. 30060.PLN.11 rev. P11 zzzz) Road Hierarchy Plan, drawing no. 30060.PLN.10 rev. P11 aaaaa) Street Tree Plan, drawing no. 30060.PLN.15 rev. P11 bbbbb) Planting Strategy, drawing no. L1180-ONE-ZZ-XX-DR-L0201, rev. P06 ccccc) Flood Risk Assessment and Drainage Strategy, rev. C, dated January 2026 ddddd) Biodiversity Net Gain Statement & Assessment, reference no. BIOC24-058 rev. V3.0 eeeee) Biodiversity Metric Calculation Tool, reference no. BioC24-058 V3.0 fffff) Arboricultural Survey, Arboricultural Impact Assessment, Arboricultural Method Statement, Tree Protection Plan, reference no. ARB/AR/3484, dated January 2026 Reason: For the avoidance of doubt and to ensure that the development is carried out as approved.
3. 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.
4. 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.
5. PD Rights Removed Outbuildings 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 ancillary buildings shall be erected in the curtilage of any property (other than those expressly authorised by this permission) 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. PD Rights Removed Conversion of Garages Notwithstanding the provisions of the Town & Country Planning (General Permitted Development) (England) Order 2015, (or any order revoking or re-enacting that Order), no garages shall be converted to habitable rooms without planning permission being obtained from the Local Planning Authority. Reason: 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.
7. PD Rights Removed Hardstanding 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 resident’s amenity having regard for Policies CS4, CS5, DC1 and section 12 of the NPPF.
8. PD Rights Removed Access 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 vehicular or pedestrian access other than that shown on the approved plans, shall be formed on the site 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 in the interests of amenity and highway safety having regard for Policies CS4, CS5, DC1 and sections 9 and 12 of the NPPF.
9. Materials - Approved Details The development hereby approved shall be carried out in complete accordance with the external finishing materials detailed in the approved SHNE Design – Material Booklet, rev. P5, 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.
10. Phasing Details Required The development must be carried out in accordance with a phasing plan to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction (excluding site clearance and site set up). The phasing plan shall include the build route, creation and use of access points including roads, footpaths, cycle paths and bridleways Reason: In the interests of highway safety and amenity of the area having regard for Policy DC1 of the Local Plan.
11. 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 submitted drawing(s) General Arrangement: Overall, drawing no. 30060.PLN.02 rev. P11, 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.
12. Construction of Roads and Footways Prior to Occupation of Dwellings No dwelling hereby approved 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.
13. Off-Site Highway Works Highway works detailed below must be carried out in accordance with the submitted drawing(s) Proposed Footway Plan, drawing no. 4489-F05 rev. D, or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority and in accordance with the approved phasing plan: a) Provision of a Zebra crossing on Guisborough Road to the West of the site frontage adjacent to 188 Guisborough Road; b) Provision of an uncontrolled pedestrian crossing consisting of dropped kerbs and tactile paving to the East of the site frontage on Guisborough Road in the vicinity of 127 Guisborough Road; c) Provision of a footway of minimum width of 2m linking the existing footway to the front of 188 Guisborough Road to the proposed Zebra crossing; d) Widening of existing PROW MID/060/3 to a minimum width of 2m for a minimum distance of 25m from the Southern kerbline of Guisborough Road; e) Provision of a footway of minimum width of 1.5m linking the widened PROW to the existing bus stop East of the site frontage; and, f) Any drainage, streetlighting, signage, lining and resurfacing works as may be required to deliver the above. 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.
14. Off-Site Highway Works Highway works detailed below must be carried out in accordance with the submitted drawing(s) Proposed Site Access Plan, drawing no. 4489-F02 rev. H and Offsite Connectivity Plan, drawing no. 30060.PLN.19 rev. P5, or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority and in accordance with the approved phasing plan: a) Provision of a right turn ghost island on the A1043 to serve the development including a scheme of streetlighting and reduction in speed limit on the A1043; b) Provision of a central landscaped island on the A1043 which includes a two stage pedestrian crossing c) Provision of a crushed stone footpath of minimum width 1.5m along the South side of the A1043 linking the proposed refuge crossing point to the existing PROW d) Provision of a 3.6m ped/cycle route between the sites South Western boundary to the Stokesley Road/A1043/A172 junction e) Works to safely terminate the proposed ped/cycle route at the Stokesley Road/A1043/A172 junction to integrate the proposed ped/cycle route into existing infrastructure; and f) Any drainage, streetlighting, signage, lining and resurfacing works as may be required to deliver the above. 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.
15. Road Safety Audit A full 4 stage road safety audit carried out in accordance with guidance set out in the DMRB GG119 and guidance issued by the council, will be required for the internal highway layout/all off-site works requiring alteration as specified in submitted drawing(s) Proposed Site Access Plan, drawing no. 4489-F02 rev. H and Offsite Connectivity Plan, drawing no. 30060.PLN.19 rev. P5, such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. Stage 2 of said audit must be submitted to and confirmed in writing by the Local Planning Authority prior to works commencing on site. Any remedial works required within the audit shall be implemented within 6 months following the remedial works being identified and agreed unless an alternative timescale is first agreed in writing with the Local Planning Authority. Reason: To minimise the road safety risks associated with the changes imposed by the development having regard for policies DC1 and CS5 and sections 9 and 12 of the NPPF.
16. Cycle Store Details Required No dwelling hereby approved shall be occupied unless or until covered and secure cycle parking facilities, for that dwelling, 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 for the lifetime of the development 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.
17. Car and Cycle Parking Laid Out No dwelling hereby approved shall be occupied until the areas shown on the approved plans for parking and manoeuvring of vehicles (and cycles, if shown) for the dwelling, 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.
18. 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.
19. Public Rights of Way (Footpaths and Bridleways) Within six months of commencement of the development hereby approved, a Public Rights of Way General Arrangement Plan(s) to a scale of 1:200 showing the following information and works to both existing and proposed Public Rights of Way must be submitted to and approved in writing by the Local Planning Authority. • Phasing Plan • Signing and furniture i.e Stiles and Gates • Structures i.e Bridges and Boardwalks on or adjacent to • Construction Details including any changes to surfaces of existing PROW • Extent of any stopping up, diversion or dedication of new highway rights (including public rights of way shown on the definitive map and statement) • Maintenance Plan Thereafter the development must be carried out in full accordance with the approved details Reason: To ensure appropriate facilities are provided throughout the development in order to promote an active lifestyle and reduce dependence on the private car having regard for Policy CS4 of the Local Plan and section 9 of the NPPF.
20. 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 and Drainage Strategy, rev. C, dated January 2026 and the development shall be completed in accordance with the approved scheme. The design of the drainage scheme shall include but, is not 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.
21. 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.
22. 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.
23. Foul and Surface Water NWL The development hereby approved shall be implemented in line with the drainage scheme contained within the approved Flood Risk Assessment and Drainage Strategy, rev. C, dated January 2026. The drainage scheme shall ensure that foul flows discharge to the sewer at manhole 5008 and ensure that surface water discharges to the sewer at manhole 6101. The surface water discharge rate shall not exceed the maximum available capacity of 58l/sec that has been identified in this sewer. The final surface water discharge rate shall be agreed by the Lead Local Flood Authority. Reason: To prevent the increased risk of flooding from any sources in accordance with the NPPF.
24. Electricity Substations Full details and specifications for the substation, including elevations and external materials, must be submitted to and approved in writing by the local planning authority prior to its erection on site. Reason: In the interests of the amenities, character and appearance of the area having regard for Policies DC1 and CS5 of the Local Plan and section 12 of the NPPF.
25. Noise Assessment The development hereby approved shall be carried out in accordance with the approved Noise and Vibration Assessment, refence no. NJD24-0184-001R, dated October 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.
26. Renewable Energy Notwithstanding the details set out in the approved Sustainability Statement dated October 2025, prior to the occupation of each dwelling, if solar photovoltaic panels, or any other renewable energy system, are required for the dwelling to meet Building Regulation Part L, full details and specifications of the renewable energy system, including the appearance and location on the dwelling, must be submitted to and approved in writing by the Local Planning Authority. Thereafter the renewable energy system 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.
27. Recreation Full details and specifications of the art/play/leisure/fitness areas for each phase of the development (including planting, fencing, safety surfacing, equipment, seats, litter bins, lighting and a management and maintenance scheme), and a programme of works including implementation timescales, shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the 10th dwelling. The art/play/leisure/fitness areas shall be implemented and maintained in accordance with the approved details and shall be retained in perpetuity solely for the purposes of recreation. Reason: To secure the provision of sufficient amenity space for residents having regard for Policies CS4, CS5 and DC1 of the Local Plan and sections 8 and 12 of the NPPF.
28. Retaining Walls Notwithstanding the approved details, full details of all proposed retaining walls, including the design, materials, location and heights/retained ground level, must be submitted to and approved in writing by the Local Planning Authority before the construction of the walls commence. Thereafter the development shall be implemented in accordance with the approved details. Reason: To ensure a satisfactory form of development and in the interests of the amenities of residents and the visual amenities of the area having regard for policies DC1, CS4 and CS5 of the Local Plan and section 12 of the NPPF.
29. Landscape Scheme Prior to the commencement of construction of each phase of the development a scheme showing full details of both hard and soft landscape works and a programme of works shall be submitted to and approved in writing by the local planning authority and these works shall be carried out on site as approved. Details must include all services and physical entities that would impact on landscaping. These details shall include but are not limited to: footpath and cycleway links; proposed finished levels or contours; means of enclosure and boundary treatment; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials, minor artefacts and structures (eg; furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (eg; drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); retained historic landscape features and proposals for restoration, where relevant. Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers, densities where appropriate; implementation programme. 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.
30. Landscape Management Plan A Landscape Management Plan(s) covering relevant phase(s) of development, including long term objectives, management responsibilities and maintenance schedules for the lifetime of the development for all landscape areas, other than small, privately owned, domestic gardens, shall be submitted to and approved in writing by the local planning authority prior to the first occupation/use of a building, or within 12 months of commencement of works on the relevant phase(s) of the development to which it relates, whichever is the sooner. Thereafter the Landscape Management Plan must be implemented on site. 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.
31. 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.
32. Retained Trees In this condition retained tree means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of five years from the date of the occupation of the final building on site for its permitted use. a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 3998:1989 (with subsequent amendments) (British Standard recommendations for Tree Work). b) If any retained tree is removed, uprooted or destroyed or dies during the period of construction another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time as may be specified in writing by the local planning authority. Similarly, if a retained tree dies or needs to be removed within five years of completion, and this is found to have been the result of damage sustained during development, this replanting condition will remain in force c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority. Retained trees shall be protected fully in accordance with British Standard 5837:1991 (Guide for Trees in Relation to Construction). In particular, fencing must not be dismantled at any time without the prior consent of the local planning authority. Reason: To prevent the loss of or damage to trees and natural features during the development and to ensure 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.
33. 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.
34. Ecology The recommendations, mitigation and compensation/enhancement measures set out in section 5 of the approved Ecological Impact Assessment, reference no. BIOC24-058 rev. V3.0, must be carried out on site in accordance with a programme of works to be submitted to and approved in writing by the Local Planning Authority. The measures include: a) Further aerial inspection surveys and a Precautionary Working Method Statement (PWMS) for bats b) Construction and clearance to follow the Construction Environmental Management Plan (CEcMP) and Herpetofauna Method Statement c) Pre-work checks for badgers d) A wildlife-sensitive lighting scheme e) An invasive species method statement f) Native berry, fruit bearing and pollinator species planting g) Creation of compensatory habitat for bats, birds and great crested newts (GCN) h) Habitat management under a Habitat Management and Monitoring Plan (HMMP) i) Incorporation of nesting and roosting features for bats and birds, plus refugia for GCN and hedgehog holes The submitted details must include a plan which identifies which properties will include bird, bat or bee boxes and where rubble piles, log stacks, earth banks and hibernacula will be located. Thereafter the mitigation works shall be retained on site in for the lifetime of the development. 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.
35. 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.
36. 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, 2, 5, 7, 10, 15, 20 and 30 from commencement of development unless otherwise stated in any 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 and having regard for Policy CS4.
37. Nutrient Mitigation Scheme 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.
38. Programme of Archaeological Works Prior to the commencement of development a programme of archaeological work specified in a Written Scheme of Investigation must be submitted to and approved by the Local Planning Authority in writing. The scheme shall include an assessment of significance and research questions and: a) the programme and methodology of site investigation including trial trenching, and recording; b) the programme for post investigation assessment; c) provision to be made for analysis of the site investigation and recording; d) provision to be made for publication and dissemination of the analysis and records of the site investigation; e) provision to be made for archive deposition of the analysis and records of the site investigation; f) nomination of a competent person or persons/organisation to undertake the works set out within the written scheme of investigation. No development shall take place other than in accordance with the approved Written Scheme of Investigation. The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the approved Written Scheme of Investigation and the provision made for analysis, publication and dissemination of results and archive deposition has been secured to the satisfaction of the Local Planning Authority. Reason: To safeguard the identification and recording of any features of architectural, historic and archaeological interest associated with the site and the fabric of the building having regard for polices CS4 and CS5 of the Local Plan and section 16 of the NPPF.
39. 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 H29, other relevant local policies (including DC1, CS4, CS5), the policies in the Nunthorpe Design Statement, the guidance in the Nunthorpe Grange Design Codes 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.
40. 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.
41. 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.
42. 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.
43. 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.
44. S106 This permission is subject to an agreement under section 106 of the Town and Country Planning Act 1990 as amended.
45. 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.
46. 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.
47. 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.
48. Works to Highway - S278 The proposal will require alterations to the existing highway and as such will require an Agreement under Section 278 of the 1980 Highways Act The applicant is urged to consult early with the Highway Authority (tel: 01642 728156) to discuss these proposals. This agreement must be completed and in place before work commences.
49. 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.
50. Public Right of Way on Site A Public Right of way exists on the site. Before planning approval is commenced discussion is required with the Highway Authority’s Public Rights of Way Officer (tel: 01642 728153) to ensure that the line of the path is not interfered with. Or an order must be obtained to stop up or divert the Public Right of Ways, as shown on the definitive map and statement, under Section 257 of the Town and Country Planning Act 1990. To discuss or apply for an order contact the Highways Authority’s Public Rights of Way Officer at rightsofway@middlesbrough.gov.uk.
51. 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.
52. 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.
53. 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.
54. 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.
55. Environmental Construction Management This informative is aimed at ensuring there are no breaches of environmental legislation on the site throughout the construction phase of the development and contractors and developers should adhere to the following advice. For any further information and advice relating to environmental construction management please contact the authorities Environmental Protection Service. • All demolition, construction works and ancillary operations, including deliveries to and dispatch from the site should be restricted to between the hours: o 08.00 to 18.00 Monday to Friday o 09.00 to 13.00 Saturday o Not at all on Sundays and Bank Holidays. • All work should be carried out in such a manner so as to comply with the general recommendations of British Standards BS 5228-1:2009 + A1:2014 and BS 5228-2:2009 + A1:2014, a code of practice for "Noise and Vibration Control on Construction and Open Sites". • Best practicable means should be employed at all times in order to minimise noise, vibration, dust, odour and light emissions. Information on the control of dust from construction sites can be found using the following link. Construction-Dust-Guidance-Jan-2024.pdf (iaqm.co.uk) • All plant and machinery should be operated, sited and maintained in order to minimise disturbance. All items of machinery powered by internal combustion engines should be properly silenced and/or fitted with effective and well maintained mufflers in accordance with manufacturers instructions. • There should be no bonfires on the site

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