Redcar and Cleveland

Redcar and Cleveland/R/2024/0701/F3M

plan received by the Local Planning Authority on 21/10/2024 Site plan received by the Local Planning Authority on 31/10/2024 REASON: To accord with the terms of the planning application. 3 Prior to the commencement of development a plan showing each phase of development shall be submitted to and agreed in writing with the Local Planning Authority. The plan shall include details of the sequence of development . The development shall be completed in accordance with the approved details. REASON: For the avoidance of doubt. 4 Prior to the commencement of any phase of development (excluding site set up or clearance works), or in such extended time as may be agreed in writing with the Local Planning Authority, details shall be submitted and approved of the surface water drainage scheme and the development shall be completed in accordance with the approved scheme. The design of the drainage scheme shall include; (i) Restriction of surface water greenfield run-off rates (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. The design shall also 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. (iii) Full Micro Drainage design files (mdx files) including a catchment plan (iv) The flow path of flood waters for the site as a result on a 1 in 100 year event plus climate change REASON: To ensure the development is supported by a suitably designed surface water disposal infrastructure scheme and to minimise the risk flooding in the locality. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site it relates to drainage details which are often the first works on site and relate to site preparation. 5 Prior to the commencement of any phase of development (excluding site set up or clearance works), or in such extended time that may be agreed with the Local Planning Authority, details of a Surface Water Drainage Management Plan shall be submitted and approved by the Local Planning Authority. The Management Plan shall include; (i) The timetable and phasing for construction of the drainage system (ii) Details of any control structure(s) (iii) Details of surface water storage structures (iv) Measures to control silt levels entering the system and out falling into any watercourse during the construction process 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. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site it relates to drainage details which are often the first works on site and relate to site preparation. 6 The development shall not be occupied until a Management & Maintenance Plan for the surface water drainage scheme has been submitted to and approved by the Local planning Authority; the plan shall include details of the following; (i) A plan clearly identifying the sections of surface water system that are to be adopted (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. 7 In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken, and where remediation is necessary a remediation scheme must be prepared which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority Following completion of the development a report must be submitted confirming that unexpected contamination was not encountered during the development REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors 8 Prior to the commencement of any phase of development realting to the watercourse (excluding site set up or clearance works) a plan detailing the protection of/mitigation of damage to otter and water vole, and their associated habitat, has been submitted to and approved by the local planning authority. The plan must consider the whole duration of the development, from the construction phase through to development completion. Any change to operational responsibilities, including management, shall be submitted to and approved in writing by the local planning authority. The species protection plan shall be carried out in accordance with a timetable for implementation as approved. The scheme shall include the following elements: • Details of a pre-construction survey, not more than 2 weeks before the start date • Measures to ensure that otter and/or water vole are not captured in excavations • A step-by-step procedure to be followed in the event that otter and/or water vole are encountered during the works • A toolbox talk for the contractors All elements of the species protection plan should be prepared by a suitably qualified ecologist. REASON: Otter Lutra lutra and water vole Arvicola amphibius are protected species under the Wildlife and Countryside Act (1981, as amended) and both species have been found to be present at the proposed development site. 9 Prior to the commencement of any phase of development relating to the watercourse (excluding site set up or clearance works) a plan detailing the protection of Sea Trout, Eel and Lamprey, and their associated habitat, has been submitted to, and approved by, the local planning authority. The plan must consider the whole duration of the development, from the construction phase through to development completion. Any change to operational responsibilities, including management, shall be submitted to and approved in writing by the local planning authority. The protection plan shall be carried out in accordance with a timetable for implementation as approved. The scheme shall include the following elements: • Details surrounding the proposed fish rescue as outlined in the June 2025 Ecological Appraisal report – including who will carry this out, if there will be any dewatering activities and if so, what screen size will be used on the pumps, and a detailed fish rescue plan. • The protection of Lamprey and Eel throughout any bank excavation works as Eel and/or Lamprey have the potential to be present in the wetted sediment on the channel edge. REASON: Sea Trout, Eel and Lamprey are protected species under Salmon and Freshwater Fisheries Act 1975 as well as the Eel Regulations 2009. The Chapel Beck has been identified in the ecology report as being potentially suitable for a range of migratory fish, and therefore, there is the potential for the proposed development to have an impact on these species. The CEMP has identified that all works on site will take place in accordance with a Sea Trout, Lamprey and Eel Protection Plan therefore, this needs to be submitted to the LPA and reviewed before any development can take place. 10 Within 6 months of the start of works on site a landscaping scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The details shall include size, type and species and a programme of work. The development shall be completed in accordance with the approved details. REASON: To ensure that the development would respect the site and the surroundings in accordance with policy SD4 of the Local Plan. 11 All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the buildings or the completion of the development, whichever is sooner, and any trees or plants which within a period of ten years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation. REASON: To ensure the satisfactory implementation of the approved scheme in the interests of the visual amenities of the locality. 12 Prior to the commencement of any phase of development (excluding site set up or clearance works): a biodiversity gain plan relating to that phase shall have been submitted to the planning authority; and approved in wrting. The biodiversity gain plan must include : - information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat; - the pre-development biodiversity value of the onsite habitat; - the post-development biodiversity value of the onsite habitat; - any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development; - any biodiversity credits purchased for the development; and - any such other matters as the Secretary of State may by regulations specify. Reason: To enhance biodiversity in accordance with the National Planning Policy Framework. Reason for pre commencement condition: To ensure the statutorily required Biodiversity Net Gain is achieved and in accordance with paragraph 13 of Schedule 7A of the Town and Country Planning Act 1990 Article 35 of the Town and Country Planning (Development Management Procedure) (England) Order 2015. 13 Prior to the commencement of any phase of development (excluding site set up or clearance works) a [Habitat Management and Monitoring Plan (the HMMP)], prepared in accordance with the approved Biodiversity Gain Plan shall have been submitted to, and approved in writing by, the local planning authority and including: (a) a non-technical summary; (b) the roles and responsibilities of the people or organisation(s) delivering the [HMMP]; (c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan; (d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and (e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority. REASON: To ensure the delivery of biodiversity net gain on site. 14 Prior to the construction of the final surface treatment, for any hard surfaced areas, details of the materials to be used on that area shall have first been submitted to, and approved in writing by the Local Planning Authority. The development shall be completed in accordance with the approved details. REASON: To ensure that the appearance of the development would respect the site and the surroundings in accordance with policy SD4 of the Local Plan. 15 Prior to the installation on site, full details of the play equipment shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details. REASON: To ensure a satisfactory form of development in accordance with policy SD4 of the Redcar and Cleveland Local Plan. 16 Prior to their installation, full details of any lighting, shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details. REASON: To ensure a satisfactory form of development in accordance with policy SD4 of the Redcar and Cleveland Local Plan. 17 Prior to their installation, full details of any benches and tables, shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details. REASON: To ensure a satisfactory form of development in accordance with policy SD4 of the Redcar and Cleveland Local Plan. 18 Prior to their installation, full details of any fences / means of enclosure, shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details. REASON: To ensure a satisfactory form of development in accordance with policy SD4 of the Redcar and Cleveland Local Plan. 19 Prior to any installation on site, full details of any gateway features / sculptures, shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details. REASON: To ensure a satisfactory form of development in accordance with policy SD4 of the Redcar and Cleveland Local Plan. 20 Statement of Co-operative Working: The Local Planning Authority considers that the application as originally submitted did not meet with the local policies and guidance. Following discussions with the

Reference

Redcar and Cleveland/R/2024/0701/F3M

Authority

Redcar and Cleveland

Application type

Regulation 3 Major

Address

plan received by the Local Planning Authority on 21/10/2024 Site plan received by the Local Planning Authority on 31/10/2024 REASON: To accord with the terms of the planning application. 3 Prior to the commencement of development a plan showing each phase of development shall be submitted to and agreed in writing with the Local Planning Authority. The plan shall include details of the sequence of development . The development shall be completed in accordance with the approved details. REASON: For the avoidance of doubt. 4 Prior to the commencement of any phase of development (excluding site set up or clearance works), or in such extended time as may be agreed in writing with the Local Planning Authority, details shall be submitted and approved of the surface water drainage scheme and the development shall be completed in accordance with the approved scheme. The design of the drainage scheme shall include; (i) Restriction of surface water greenfield run-off rates (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. The design shall also 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. (iii) Full Micro Drainage design files (mdx files) including a catchment plan (iv) The flow path of flood waters for the site as a result on a 1 in 100 year event plus climate change REASON: To ensure the development is supported by a suitably designed surface water disposal infrastructure scheme and to minimise the risk flooding in the locality. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site it relates to drainage details which are often the first works on site and relate to site preparation. 5 Prior to the commencement of any phase of development (excluding site set up or clearance works), or in such extended time that may be agreed with the Local Planning Authority, details of a Surface Water Drainage Management Plan shall be submitted and approved by the Local Planning Authority. The Management Plan shall include; (i) The timetable and phasing for construction of the drainage system (ii) Details of any control structure(s) (iii) Details of surface water storage structures (iv) Measures to control silt levels entering the system and out falling into any watercourse during the construction process 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. REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site it relates to drainage details which are often the first works on site and relate to site preparation. 6 The development shall not be occupied until a Management & Maintenance Plan for the surface water drainage scheme has been submitted to and approved by the Local planning Authority; the plan shall include details of the following; (i) A plan clearly identifying the sections of surface water system that are to be adopted (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. 7 In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken, and where remediation is necessary a remediation scheme must be prepared which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority Following completion of the development a report must be submitted confirming that unexpected contamination was not encountered during the development REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors 8 Prior to the commencement of any phase of development realting to the watercourse (excluding site set up or clearance works) a plan detailing the protection of/mitigation of damage to otter and water vole, and their associated habitat, has been submitted to and approved by the local planning authority. The plan must consider the whole duration of the development, from the construction phase through to development completion. Any change to operational responsibilities, including management, shall be submitted to and approved in writing by the local planning authority. The species protection plan shall be carried out in accordance with a timetable for implementation as approved. The scheme shall include the following elements: • Details of a pre-construction survey, not more than 2 weeks before the start date • Measures to ensure that otter and/or water vole are not captured in excavations • A step-by-step procedure to be followed in the event that otter and/or water vole are encountered during the works • A toolbox talk for the contractors All elements of the species protection plan should be prepared by a suitably qualified ecologist. REASON: Otter Lutra lutra and water vole Arvicola amphibius are protected species under the Wildlife and Countryside Act (1981, as amended) and both species have been found to be present at the proposed development site. 9 Prior to the commencement of any phase of development relating to the watercourse (excluding site set up or clearance works) a plan detailing the protection of Sea Trout, Eel and Lamprey, and their associated habitat, has been submitted to, and approved by, the local planning authority. The plan must consider the whole duration of the development, from the construction phase through to development completion. Any change to operational responsibilities, including management, shall be submitted to and approved in writing by the local planning authority. The protection plan shall be carried out in accordance with a timetable for implementation as approved. The scheme shall include the following elements: • Details surrounding the proposed fish rescue as outlined in the June 2025 Ecological Appraisal report – including who will carry this out, if there will be any dewatering activities and if so, what screen size will be used on the pumps, and a detailed fish rescue plan. • The protection of Lamprey and Eel throughout any bank excavation works as Eel and/or Lamprey have the potential to be present in the wetted sediment on the channel edge. REASON: Sea Trout, Eel and Lamprey are protected species under Salmon and Freshwater Fisheries Act 1975 as well as the Eel Regulations 2009. The Chapel Beck has been identified in the ecology report as being potentially suitable for a range of migratory fish, and therefore, there is the potential for the proposed development to have an impact on these species. The CEMP has identified that all works on site will take place in accordance with a Sea Trout, Lamprey and Eel Protection Plan therefore, this needs to be submitted to the LPA and reviewed before any development can take place. 10 Within 6 months of the start of works on site a landscaping scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The details shall include size, type and species and a programme of work. The development shall be completed in accordance with the approved details. REASON: To ensure that the development would respect the site and the surroundings in accordance with policy SD4 of the Local Plan. 11 All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the buildings or the completion of the development, whichever is sooner, and any trees or plants which within a period of ten years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation. REASON: To ensure the satisfactory implementation of the approved scheme in the interests of the visual amenities of the locality. 12 Prior to the commencement of any phase of development (excluding site set up or clearance works): a biodiversity gain plan relating to that phase shall have been submitted to the planning authority; and approved in wrting. The biodiversity gain plan must include : - information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat; - the pre-development biodiversity value of the onsite habitat; - the post-development biodiversity value of the onsite habitat; - any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development; - any biodiversity credits purchased for the development; and - any such other matters as the Secretary of State may by regulations specify. Reason: To enhance biodiversity in accordance with the National Planning Policy Framework. Reason for pre commencement condition: To ensure the statutorily required Biodiversity Net Gain is achieved and in accordance with paragraph 13 of Schedule 7A of the Town and Country Planning Act 1990 Article 35 of the Town and Country Planning (Development Management Procedure) (England) Order 2015. 13 Prior to the commencement of any phase of development (excluding site set up or clearance works) a [Habitat Management and Monitoring Plan (the HMMP)], prepared in accordance with the approved Biodiversity Gain Plan shall have been submitted to, and approved in writing by, the local planning authority and including: (a) a non-technical summary; (b) the roles and responsibilities of the people or organisation(s) delivering the [HMMP]; (c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan; (d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and (e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority. REASON: To ensure the delivery of biodiversity net gain on site. 14 Prior to the construction of the final surface treatment, for any hard surfaced areas, details of the materials to be used on that area shall have first been submitted to, and approved in writing by the Local Planning Authority. The development shall be completed in accordance with the approved details. REASON: To ensure that the appearance of the development would respect the site and the surroundings in accordance with policy SD4 of the Local Plan. 15 Prior to the installation on site, full details of the play equipment shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details. REASON: To ensure a satisfactory form of development in accordance with policy SD4 of the Redcar and Cleveland Local Plan. 16 Prior to their installation, full details of any lighting, shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details. REASON: To ensure a satisfactory form of development in accordance with policy SD4 of the Redcar and Cleveland Local Plan. 17 Prior to their installation, full details of any benches and tables, shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details. REASON: To ensure a satisfactory form of development in accordance with policy SD4 of the Redcar and Cleveland Local Plan. 18 Prior to their installation, full details of any fences / means of enclosure, shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details. REASON: To ensure a satisfactory form of development in accordance with policy SD4 of the Redcar and Cleveland Local Plan. 19 Prior to any installation on site, full details of any gateway features / sculptures, shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details. REASON: To ensure a satisfactory form of development in accordance with policy SD4 of the Redcar and Cleveland Local Plan. 20 Statement of Co-operative Working: The Local Planning Authority considers that the application as originally submitted did not meet with the local policies and guidance. Following discussions with the

Status

Approved Parish(es) Guisborough CP

Decision

GRANT DEEMED CONSENT

Received

31 Oct 2024

Started

31 Oct 2024

Decided

8 May 2026

Source council

Redcar and Cleveland

Council source record

View public record

Public data licence

Open Government Licence v3.0

Record updated

6 Aug 2026

SEO index generated

7 Aug 2026