Alterations to warehouse facade and addition of PV roof panels, creation of new entrance gates, vehicle ramp, pedestrian link, additional car parking, and hardstanding yard area (Demolition of warehouse shed)

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 - Drawing no. NP/10271/001 Rev B, date received 30 Jan 2026 b) Existing Site Plan - Drawing no. NP/10271/005 Rev A, date received 30 Jan 2026 c) External Construction Layout - Drawing no. CCC-SHD-XX-XX-DR-C-C022 Rev P01, date received 30 Jan 2026 d) Proposed External Levels Layout - Drawing no. CCC-SHD-XX-XX-DR-C-C021 Rev P01, date received 30 Jan 2026 e) Proposed Drainage Layout - Drawing no. CCC-SHD-XX-XX-DR-C-C020 Rev P01, date received 30 Jan 2026 f) Proposed Bin and Cycle Stores - Drawing no. NP/10271/850 Rev B, date received 30 Jan 2026 g) Proposed External Surfaces Plan - Drawing no. NP/10271/810 Rev B, date received 30 Jan 2026 h) Existing External Surfaces Plan - Drawing no. NP/10271/800 Rev B, date received 30 Jan 2026 i) Existing Elevations - Drawing no. NP/10271/020 Rev B, date received 30 Jan 2026 j) Proposed Elevations - Drawing no. NP/10271/120 Rev E, date received 30 Jan 2026 k) Existing and Proposed Roofplans - Drawing no. NP/10271/115 Rev B, date received 30 Jan 2026 l) Proposed Plans - Drawing no. NP/10271/110 Rev D, date received 30 Jan 2026 m) Proposed Site Plan - Drawing no. NP/10271/105 Rev A, date received 30 Jan 2026 n) Existing CC Shed Plan and Elevs - Drawing no. NP/10271/030 Rev B, date received 30 Jan 2026 o) Existing Office Plans - Drawing no. NP/10271/011 Rev B, date received 30 Jan 2026 p) Existing Plans - Drawing no. NP/10271/010 Rev B, date received 30 Jan 2026 q) Retaining Walls Sections & Elevations - Drawing no. CCC-SHD-XX-XX-DR-S-S001 Rev P01, date received 30 Jan 2026 r) External Construction Details - Drawing no. CCC-SHD-XX-XX-DR-C-C023 Rev P01, date received 30 Jan 2026 Reason: For the avoidance of doubt and to ensure that the development is carried out as approved.
3. Materials - Matching The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used in the existing building or shall be in accordance with details which have first been 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. Hardstanding and Drainage The hardstanding hereby approved shall be constructed using permeable materials or a suitable drainage system to ensure that surface water does not flow onto the public highway. Thereafter the permeable materials or drainage system shall be retained on site in perpetuity. 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.
5. Off-Site Highway Works Within 3 months of commencement of the development hereby approved, or in accordance with a programme of works to be submitted and approved in writing by the local planning authority the highway works detailed below shall have been carried out in accordance with drawing(s) submitted to and approved in writing by the Local Planning Authority: a) Removal of all existing vehicle access points along Romaldkirk Road save for the proposed access points into the site being the one to the North West of the site boundary serving the HGV/delivery area and the one to the North East of the site boundary serving the proposed car park. b) Reinstatement of full height kerbs and resurfacing of the footway along Romaldkirk Road to facilitate 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.
6. Travel Plan The development hereby approved shall hereafter be occupied in accordance with the terms, aims and measures as set out within the submitted Travel Plan DOCUMENT REF: 1247-T dated 29 January 2026 or such revisions unless agreed otherwise in writing by the Local Planning Authority. Reason: To promote sustainable transport measures for visitors/staff/residents having regard for policy CS4 of the Local Plan and section 9 of the NPPF.
7. Turning/Servicing Within 3 months of commencement of the development hereby approved, or in accordance with a programme of works to be submitted and approved in writing by the local planning authority facilities clear of the public highway shall have been provided for the manoeuvring of vehicles in accordance with the approved drawing(s) NP/10271/810 Rev B or such drawings which are subsequently submitted to and approved in writing by the Local Planning Authority. The drawings shall show means of access, dimensions, surface treatment and drainage. The areas so provided shall at no time be used for any other purpose and retained thereafter 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.
8. Car and Cycle Parking Laid Out Within 3 months of commencement of the development hereby approved, or in accordance with a programme of works to be submitted and approved in writing by the local planning authority the areas shown on the approved plans NP/10271/810 Rev B for the parking and manoeuvring of vehicles (and cycles, if shown) shall 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.
9. Compliance with the submitted arboricultural information The tree protection measures as detailed in the arboricultural method statement dated January 2026 and prepared by Elliott Consultancy Ltd (Ref: ARB/AE/3869) shall be implemented in full and in accordance with the approved timetable and maintained and supervised until completion of the development. 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
10. 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.
11. 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.
12. Ecology The mitigation measures as set out within the submitted Preliminary Ecological Appraisal prepared by OS Ecology, received 30 January 2026 must be carried out as set out in this approved document and retained for the lifetime of the development: • Lighting will not be directed out towards retained scrub/landscape areas. • Building demolition and vegetation clearance will not be undertaken during the nesting bird season (March to August inclusive) unless the site is checked by an appropriately experienced ecologist and nests are confirmed to be absent. • Retained adjacent trees will be protected from damage in line with the recommendations in BS5837:2012. 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. 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
14. 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.
15. 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. Notwithstanding the details submitted within the Preliminary Ecological Assessment (received 30 Jan 2026) and the Bat Emergence and Re-Entry Surveys (received 30 Jan 2026) should further habitats of protected species be identified, works are to cease and details of mitigation shall be submitted to the Local Planning Authority.
16. Reason for Approval It is considered that the proposal is in accordance with the Policies within the Local Development Framework Core Strategy and Development Policies document in that the scale, design and materials proposed are appropriate to the site location and there will be no demonstrable adverse impact on adjacent residential amenity. The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including LDF Policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development, as set out in the National Planning Policy Framework.
17. Fencing The fencing as shown on Plan No. NP/10271/810 shall align with the previously approved scheme (ref. 25/0366/FUL), with heights being stepped where necessary to respond to levels, unless otherwise agreed in writing by the Local Planning Authority. Reason: 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.

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