Change of use from Stud farm (Sui Generis) to Mindfulness and Wellbeing Rehabilitation Centre (C2) and erection of single storey extension to rear, erection of leisure building and 2no. leisure pods and associated parking

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. Location plan Dwg no. 25-571-201, received 24th October 2026 b. Proposed site plan Dwg no. 25-571-200, received 24th October 2026 c. Proposed floor plans Dwg no. 25-571-100, received 24th October 2026 d. Proposed elevations Dwg no. 25-571-101, received 24th October 2026 e. Proposed pod floor plans & elevations Dwg no. 25-571-105, received 24th October 2026 f. Leisure building proposed floor plans Dwg no. 25-571-102, received 24th October 2026 Reason: For the avoidance of doubt and to ensure that the development is carried out as approved.
3. Permitted use The Mindfulness and Wellbeing Rehabilitation Centre (C2) hereby approved shall be used for this purpose only and for no other use unless formal planning consent is granted by the Local Planning Authority. Reason: To ensure a satisfactory form of development and for the avoidance of doubt
4. Materials - Samples Prior to the construction of the external elevations of the building(s) hereby approved samples of the external finishing materials to be used shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be implemented 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.
5. Nutrient Mitigation Scheme – Credits or Suitable Alternative Prior to the commencement of development hereby approved a copy of the signed Final Credit Certificate from Natural England, must 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 must 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.
6. 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.
7. 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 2, 5, 7, 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 and having regard for Policy CS4.
8. REASON FOR APPROVAL This application is satisfactory in that the use and associated extensions ans alterations accord with the principles of the National Planning Policy Framework (NPPF) and, where appropriate, the Council has worked with the applicant in a positive and proactive way in line with the NPPF. In addition the use and associated extensions ans alterations accord with the local policy requirements of the Council's Local Development Framework. In particular, the proposed use and extensions ans alterations will not prejudice the character and function of the area and will not significantly impact any adjacent properties or businesses. The traffic generated, car parking and noiseand activity associated with the use will not be of a level likely to result in an unacceptable impact on any nearby premises. 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
9. 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.
10. 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.
11. Ecology Required Prior to the use commencing a report shall be submitted to and approved in writing by the Local Planning Authority detailing that all mitigation measures have been adhered to and within the timeframes specified as set out in the ecology appraisal and bat survey (Section E page 35) and as set out below . Thereafter the mitigation works shall be retained on site for the lifetime of the development. • A Bat Mitigation Licence will be obtained from Natural England before any works to the building are undertaken. • The converted stables will have a roof void which will be retained for the brown long-eared bats. • New accesses will be installed in the exterior at eaves height to avoid the lights around the courtyard and installed prior to the new ceilings being installed. • Works impacting the conversion of the stables will be undertaken in either September / October or April. • Two batboxes will be erected inside the roof voids, near an access point prior to the use commencing. • Before works commence a barn owl box mounted on a pole will be installed in the surrounding small fields • Six Swallow boxes will be erected high on external walls facing north and east, away from disturbance, before work commences. • Two woodcrete / woodstone house sparrow terraces with six compartments each will erected on the north and east external walls of the courtyard away from disturbance, before work commences. 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.

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