Change of use from storage yard (B8) to Waste Transfer Station (Sui Generis)

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 and Supporting Documents 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) TPS001 - Full Plans (Drawing No. 001) b) Dust Management Plan (received 18 June 2025) c) Odour Assessment Management Plan (received 20 June 2025) 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 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. Hours of Opening The premises shall not operate outside of the following hours. 0800 – 1700 Monday to Friday 1000 – 1700 Saturday and Sunday Reason: In the interests of amenity of the surrounding properties and potential future residential occupiers within Middlehaven having regard to Policy DC1 of the Local Plan and Section 12 of the NPPF.
5. Reason for Approval This application is satisfactory in that the change of use of the land from storage yard (B8) to a waste transfer station (sui generis) accords with the principles of the National Planning Policy Framework (NPPF) and the local policy requirements (Policies H1, DC1, CS4, CS5, CS7, CS8, CS17, CS18, CS19 and REG13 of the Council's Local Development Framework). In particular, the development is designed so that its appearance is complementary to other commercial units within the surrounding Riverside Park Industrial Estate. It is positioned so that it will not have a detrimental impact on the amenities of the local area and the potential future residential development within Middlehaven, which sits adjacent. The proposals will not significantly affect any landscaping nor prevent adequate and safe access to the site. The application is therefore considered to be an acceptable form of development, fully in accordance with the relevant policy guidance and there are no material considerations which would indicate that the development should be refused.
6. Informative: Secured by Design The development should adhere to the principles of Secured by Design (SBD). Information on the SBD initiative can be found at www.securedbydesign.com 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 utilised where possible. Many new builds are now using plastic piping where building regulations allow and alternative lead products.
7. Stacking Height Restrictions Materials stored at the site of the development hereby approved shall not be stacked to heights that exceed four metres above ground level. Reason: In the interests of amenity of the surrounding properties and potential future residential occupiers within Middlehaven having regard to Policy DC1 of the Local Plan and Section 12 of the NPPF.
8. Noise Assessment for Future Plant/Machinery Prior to the installation of any plant and machinery at the site hereby approved, an appropriate noise assessment shall be carried out and submitted to the Local Planning Authority for written approval. The noise assessment shall identify the existing noise levels at the site, the projected noise levels from the plant/machinery, consider the potential impacts upon neighbouring premises and identify any mitigation measures to protect nearby sensitive receptors from noise. Any approved scheme shall then be implemented for the lifetime of the development hereby approved. Reason: In the interests of amenity of the surrounding properties and potential future residential occupiers within Middlehaven having regard to Policy DC1 of the Local Plan and Section 12 of the NPPF.
9. Restriction on Boundary Enclosures 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 shall be removed or materially altered in external appearance in any way without planning permission being obtained from the Local Planning Authority (notwithstanding the requirements of condition 8 below). 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 the future residential amenity of occupiers in Middlehaven having regard for Policies CS4, CS5, DC1 and Section 12 of the NPPF.
10. Retention of Boundary Enclosure For the lifespan of the development hereby approved, a boundary enclosure which acts as a continuous screen and without gaps, and being of not less than 2m height above the ground level of the adjacent pavement, shall be provided around the eastern and southern perimeter of the site. Reason: In the interests of appropriate screening of the development site from future residential development at Middlehaven having regard for Policies CS4, CS5, DC1 and Section 12 of the NPPF.

No related records were published in this section.