North East File Collection - NEFC

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===== [[this>Teesworks/Planning/R-2019-0427-FFM|R/2019/0427/FFM]] =====

1. The development shall not be begun later than the expiration of THREE YEARS from the date of this permission.

   REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

   Drawing No. STDC-SCW-XX-PLA-0001 received by the Local Planning Authority on 01/07/19

   Drawing No. STDC-SCW-XX-PLA-0002 received by the Local Planning Authority on 01/07/19

   Drawing No. STDC-NEZ-WA-PLA-0006 received by the Local Planning Authority on 01/07/19

   Drawing No. STDC-SIZ-MR-PLA-0004 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-GP-PLA-0007 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-NEZ-WA-PLA-0005 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-LA-PLA-0001 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-SB-PLA-0001 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-GP-PLA-0006 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-NEZ-WA-PLA-0004 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-NEZ-WA-PLA-0003 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-GP-PLA-0005 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-GP-PLA-0004 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-GP-PLA-0003 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-MR-PLA-0003 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-WA-PLA-0001 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-MR-PLA-0001 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-GP-PLA-0001 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-WA-PLA-0002 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-MR-PLA-0002 received by the Local Planning Authority on 01/07/19
		-                Drawing No. STDC-SIZ-GP-PLA-0002 received by the Local Planning Authority on 01/07/19
		-            REASON: To accord with the terms of the planning application.

3. With the exception of soils used to level ground required to host the temporary storage mounds hereby approved, all soils placed into the temporary storage mounds shall be used in operations associated with ground preparation and remediation works within 10 years of the date of planning permission.

   REASON: In the interests of amenity
	- The work will be carried out in accordance with the submitted flood risk assessment and drainage strategy (June 2019, wood) and consistent with the layout identified in STDC-SCW-XX-PLA-0002 Materials Storage Site Location Plan with mounds.

                        The storage mounds must be sited exclusively in Flood Zone 1

            REASON: To prevent flood flows from being displaced and prevent increased risk of flooding elsewhere.

        5.

            The works carried out will be in accordance with the Flood Risk Assessment and Drainage Strategy Doc ref. 41825-WOOD-XX-XX-RP- OW-0001_A_P01 including all appendices dated 01/07/2019.

            REASON: To prevent increased risk of flooding

        6.

            The approved remediation scheme must be carried out in accordance with its terms unless otherwise agreed in writing by the Local Planning Authority.

            The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a validation report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.

            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.

            R/2020/0247CD

        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 and submitted to and approved in writing to the Local Planning Authority.

            Following completion of measures identified in the approved remediation scheme a validation report must be prepared, which is subject to the approval in writing of the Local Planning Authority.

            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. and part d conditions onto any planning permission which may be granted:

        8.

            None of the soils placed into the temporary storage mounds hereby approved shall be transported upon the public highway network unless an assessment of the impacts of transporting soils upon the public highway network is prepared, submitted to and approved by the Local Planning Authority. Any such assessment shall include a transportation management scheme that identifies mitigation measures required to manage the movement of soils on the public highway network. Thereafter, any such transportation on the public highway shall be carried out in accordance with the approved transport management scheme.

            REASON: In order to ensure no adverse impacts arise on local amenity or the safe and effective operation of the public highway.

        9.

            Prior to the final use of the soils in the implementation of this planning permission, further Ecological Assessment(s) shall be carried out and submitted to the Local Planning Authority in respect of those areas   where the soils are to be used for ground preparation and remediation works. The Assessment (s) shall include up-to-date surveys that identify any priority habitats, ecological networks or protected and priority species. If significant harm to biodiversity cannot be avoided as a result  of the final use of the soils, appropriate mitigation including by way of on or off-site compensatory provision, shall be identified in the Ecological Assessment and carried out within the timescales set out in the approved Assessment.

            REASON: In the interests of conserving biodiversity.

        10.

            Prior to the deposition of earth in any area that has been identified in the Ecology report (ID: INCA 201920) as supporting or potentially supporting reptiles, a reptile mitigation strategy should be prepared, submitted to and approved by the local planning authority and any necessary actions resulting from that implemented in accordance with the strategy.

            REASON: In the interests of preventing harm to protected species

            R/2019/0629CD

        11.

            Prior to commencement of the movement of earth associated with the formation of the approved temporary storage mounds or its final use, a Construction and Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority.  The approved Plan shall be adhered to throughout the implementation of the permission. The Plan shall provide details of the following;

                i)        The parking of vehicles for site operatives and visitors;

                ii)        Loading and unloading of plant and materials;

                iii)        Storage of plant and materials used in constructing the temporary storage mounds;

                iv)        Measures to control the spread of dirt and debris on the private road network;

                v)        Methods of demolition of any structures to be demolished in order to form the approved temporary storage mounds;

                vi)        Measures to control the emission of noise, dust and vibration during the formation of the temporary storage mounds. .

                vii)        A scheme for recycling/disposing of waste resulting from demolition works that are required to form the approved temporary storage mounds.

            REASON: In the interests of neighbour amenity and maintaining good Air Quality


===== [[this>Teesworks/Planning/R-2020-0357-OOM|R/2020/0357/OOM]] =====

        1

            In accordance with the phasing plan agreed through the discharge of condition 4, details of the: ? Appearance; ? Landscaping; ? Layout; and ? Scale (hereafter called ?the reserved matters) shall be submitted to and approved in writing by the Local Planning Authority before that phase of the development shall take place. The development shall be carried out as approved, unless otherwise agreed in writing.

            REASON: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004?

        2

            Application for approval of reserved matters for the first phase of the development must be made no later than the expiration of three years beginning with the date of this permission, and the first phase of the development must be begun not later than the expiration of two years from the first approval of the reserved matters. The application for approval of the reserved matters for the subsequent phases of development shall be made to the Local Planning Authority before the expiration of 15 years from the date of this permission and each phase must be begun not later than the expiration of two years from the approval of the reserved matters for that phase of development.

            REASON: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990, as amended by the Planning and Compulsory Purchase Act 2004.

        1.

            In accordance with the phasing plan agreed through the discharge of condition 4, details of the:

                        Appearance;

                        Landscaping;

                        Layout; and

                        Scale

            (hereafter called "the reserved matters) shall be submitted to and approved in writing by the Local Planning Authority before that phase of the development shall take place. The development shall be carried out as approved, unless otherwise agreed in writing.

            REASON: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004"

        2.

            Application for approval of reserved matters for the first phase of the development must be made no later than the expiration of three years beginning with the date of this permission, and the first phase of the development must be begun not later than the expiration of two years from the first approval of the reserved matters. The application for approval of the reserved matters for the subsequent phases of development shall be made to the Local Planning Authority before the expiration of 15 years from the date of this permission and each phase must be begun not later than the expiration of two years from the approval of the reserved matters for that phase of development.

            REASON: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990, as amended by the Planning and Compulsory Purchase Act 2004.

        3.

            The development hereby permitted shall be carried out in accordance with the following approved plans:

                Proposed Parameters Plan (Dwg No SB-SD-10.03) received by the Local Planning Authority on 10/07/2020

                Access Plan Smiths Dock Road (Dwg No. SB-SD-20.01) received by the Local Planning Authority on 10/07/2020

            REASON: To accord with the terms of the planning application.

        4.

            No development shall commence until a phasing plan for the application site has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved phasing plan unless otherwise agreed in writing with the Local Planning Authority. The applicant reserves the right to amend the phasing plan.

            REASON: To ensure that the development takes place in accordance with the principles, parameters and application submission"

        5.

            Prior to the commencement of the development, or in accordance with the phasing plan agreed through discharge of condition 4, a Construction Environmental Management Plan (CEMP) for the development shall be submitted to and approved in writing by the Local Planning Authority, or any other subsequent variation approved in writing. The CEMP will include measures relating to highways, ecology, materials and health and safety with particular reference to those matters below. The development shall thereafter take place in accordance with the approved details.

                        Invasive Non-Native Species (INNS) Management Plan

                        Construction Traffic Management Plan (CTMP)

                        Construction Waste Management Plan (CWMP)

                        Materials Management Plan (MMP)

                        Health and Safety Plan for asbestos and watching brief where necessary

                        Car Parking Management Plan and Servicing Management Plan

            REASON: To ensure the environmental effects of construction are appropriately managed.

            REASON FOR PRE-COMMENCEMENT: A pre-commencement condition is required as the environmental impact of the development will occur on the commencement of development.

        6.

            Upon the approval of the Reserved Matters in accordance with the phasing plan agreed through discharge of condition 4, and prior to the implementation of the approved scheme, the development shall be the subject of an updated Habitats Regulations Assessment. The HRA shall confirm, based on the approved detail of the development and its processes and the conclusions of the Environmental Impact Assessment that the development will not give rise to significant adverse impacts on the Teesmouth and Cleveland Coast SPA and Ramsar sites. Where significant impacts not previously identified are assessed to arise from the approved detailed scheme, the additional information shall set out those mitigation measures to be employed to minimise or eliminate such impacts.

            REASON: to update the Habitats Regulations Assessment based on the detailed schemes.

        7.

            Prior to commencement of development, or in accordance with the phasing plan agreed through the discharge of condition 4, a survey and ecological assessment of eel and fish within the Lackenby and Cleveland Channels is to be submitted to and approved by the Local Planning Authority unless otherwise agreed in writing.  The assessment shall include the following:

                        Identify the impacts to fish and eel from the development and determine if they may be at risk of harm.

                        Identify any rare, declining, protected or otherwise important flora, fauna or habitats within the Lackenby Channel/The Slems.

                        Where relevant, assess the importance of the above features at a local, regional and national level, and identify the impacts of the detailed plans of the scheme on those features.

                        Demonstrate how the development will avoid adverse impacts.

                        Where necessary and feasible, propose mitigation for any adverse ecological impacts or compensation for loss.

            REASON: An ecological assessment is required to assess how the proposal will affect eel and fish and where necessary and feasible to identify the need for environmental protection.

            REASON FOR PRE-COMMENCEMENT: A pre-commencement condition is required as the impact of the development will occur on the commencement  of  development.

        8.

            Within 12 months of the grant of this planning permission, an Environment and Biodiversity Strategy shall be prepared and submitted to the local planning authority that confirms the feasibility of providing habitat mitigation and compensatory habitat equivalent to be 363.55 area based biodiversity units and 24 river units, (including habitats identified as of High Distinctiveness in Table 4.7 of the Supplementary Environmental Statement (September 2020) within the site and / or off- site, and the mechanisms for its provision and on-going management. That Strategy shall be approved by the local planning authority. Prior to the approval of reserved matters details of the layout of any phase of development, the Environment and Biodiversity Strategy shall be

        updated to include the following:

                    The details of any new and enhanced biodiversity to be created on site, within that phase of development;

                    The details of viable compensatory habitat where on-site mitigation is demonstrated not to be feasible, relevant to that phase of development;

                    The details of treatment of site boundaries and/or buffers around water bodies, relevant to that phase of development;

                    The details of long-term maintenance regimes and management responsibilities, relevant to that phase of development.

            The identified mitigation and, where demonstrated to be necessary and feasible, compensation shall be provided in accordance with the Strategy and any subsequent agreed amendments to it, and shall be implemented within 12 months of occupation.

            REASON: To establish a framework for biodiversity.

        9.

            Prior to commencement of development, or at such a time agreed in the phasing plan, a high level Water Framework Directive (WFD)  assessment is to be submitted to, and approved in writing by, the local planning authority. This assessment shall include the entire site and consider the impacts of the full development proposal. The scheme shall be implemented in accordance with the approved details, unless otherwise agreed in writing.

            REASON: To ensure that the development would not lead to deterioration or prevent the attainment of Good Ecological Status of any waterbody under the Water Framework Directive (WFD) objectives.

        10.

            Prior to the approval of any phase of development that includes watercourses, the approved WFD assessment shall be updated. This shall be submitted to and approved by the Local Planning Authority prior to the relevant phase of development in accordance with the approved phasing plan. The scheme shall be implemented in accordance with the approved details and any mitigation measures recommended as part of the assessment will be adhered to throughout the lifetime of the development, unless otherwise agreed in writing.

            REASON: To ensure that the development would not lead to deterioration or prevent the attainment of Good Ecological Status of any waterbody under the Water Framework Directive (WFD) objectives.

        11.

            Prior to any works being undertaken to the Lackenby or Cleveland Channels within the site, details comprising engineering drawings including cross sections of the works shall be submitted to and approved by the Local Planning Authority. The works shall thereafter be carried out in accordance with those details.

            REASON: To ensure the development is carried out in accordance with approved details relating to works involving the watercourses."

        12.

            Prior to the commencement of the development, or in accordance with the phasing plan agreed through discharge of condition 4, details shall be submitted to and approved in writing by the Local Planning Authority of the Surface Water Management and Maintenance Plan, unless otherwise agreed in writing Thereafter it shall be implemented in accordance with the approved details.

            REASON: To ensure the development is supported by a suitably designed surface water disposal infrastructure scheme which is appropriately maintained and to minimise the risk flooding and contamination of the system during the construction process and in the locality minimise."

            REASON FOR PRE-COMMENCEMENT: A pre-commencement condition is required to ensure that excavations and groundworks do not compromise the installation of the approved surface water drainage infrastructure.

        13.

            Prior to the commencement of the development, or in accordance with the phasing plan agreed through discharge of condition 4, a detailed scheme for the disposal of foul and surface water from the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority in consultation with Northumbrian Water and the Lead Local Flood Authority. Thereafter the development shall take place in accordance with the approved details.

            REASON: To prevent the increased risk of flooding from any sources in accordance with the NPPF.

            REASON FOR PRE-COMMENCEMENT: A pre-commencement condition is required to ensure that excavations and groundworks do not compromise the installation of the approved surface water or foul drainage infrastructure.

        14.

            Prior to the commencement of the development, or in accordance with the phasing plan agreed through discharge of condition 4, a written scheme of investigation (WSI) for archaeological work shall be submitted to and approved in writing by the local planning authority. The WSI shall make provision for:

                i        Before site remediation or development commences, archaeological evaluation of relevant borehole and test pit data

                ii        During remediation archaeological monitoring of groundworks in selected areas of the site (to be agreed with the Council in accordance with parameters specified in the WSI)

                iii        An archaeological watching brief/prior and, or strip map and, or record (as appropriate) of areas agreed as archaeologically sensitive

                iv        Archaeological monitoring of deep excavations and piling in any areas indicated by the evaluation of borehole and test pit data to be of potential archaeological interest

                v        The recording of the Riverside Pumping and Custom House to at Historic England Level 2/3, including photogrammetry and measured survey

                vi        A general programme of works and monitoring arrangements, including reasonable notification to the local planning authority of commencement of works

                vii        Details of staff involvement in carrying out the work (including specialists), and their qualifications and responsibilities

                viii        The timetable for completing post-excavation assessment.

            Provision for the analysis, archiving and publication of the results of the archaeological surveys and excavations shall be secured to the satisfaction of the local planning authority by the developer before any of the business units on development is brought into use, as necessary.

            The development shall not without the prior written approval of the local planning authority be carried out otherwise than in accordance with the approved WSI.

            REASON: to ensure that any archaeological interest is appropriately recorded.

            REASON FOR PRE-COMMENCEMENT: A pre-commencement condition is required to ensure that no remains are disturbed or otherwise compromised by site excavation of other ground works.

        15.

            Prior to the first occupation of any building of the completed development, or in accordance with the phasing plan agreed through discharge of condition 4, a Framework Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented in accordance with the approved Travel Plan, unless otherwise agreed in writing.

            REASON: to ensure that the end users can make an informed choice as to the method of sustainable transport."

        16.

            Prior to the commencement of the development, or in accordance with the phasing plan agreed through discharge of condition 4, further site investigation shall be carried out and reported to the Local Planning Authority. Thereafter the development shall be implemented in accordance with the approved details and mitigation measures therein, unless otherwise agreed in writing.

            REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised.

            REASON FOR PRE-COMMENCEMENT: A pre-commencement condition is required because the risk form contamination will be present on the commencement of works.

        17.

            In accordance with the phasing plan agreed through the discharge of condition 4, a Remediation Design Statement for each development plot shall be submitted to and approved in writing by the Local Planning Authority. Thereafter development will be implanted in accordance with the approved details, unless otherwise agreed in writing.

            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.

        18.

            In accordance with the phasing plan agreed through the discharge of condition 4, a further noise assessment on the impact of noise from construction works on nearby commercial operators shall be carried out and submitted to and approved by the Local Planning Authority. All mitigation measures included in paragraph F6.5 of Chapter F of the submitted Environmental Statement shall be adhered to during the construction of the development, or where relevant, those that are identified within the noise assessment.

            REASON: In the interest of neighbour amenity and protect and to ensure that the development can be carried out safely without unacceptable risks to workers, or commercial neighbours."

        19.

            Parts of the site currently lie within COMAH inner consultation zones. Prior to the submission of reserved matters for each phase of development, discussions must be undertaken with the HSE to establish any COMAH restrictions which remain in place. Any building within the inner zone shall each have less than 100 occupants and less than three occupied storeys, unless otherwise agreed in writing by the Health and Safety Executive.

            REASON: To ensure that the development can be carried out safely without unacceptable risks to workers.

        20.

            During construction and operation, works at the site can take place 24 hours a day and 7 days a week.

            REASON: To ensure the development is carried out in accordance with the terms of the Environmental Statement.

        21.

            Prior to the commencement of the development, or in accordance with the phasing plan agreed through discharge of condition 4, a Piling Risk Assessment shall be submitted to and approved in writing by the Local Planning Authority. Any mitigation measures identified as part of the assessment shall be implemented throughout the construction phase of the development, unless agreed in writing.

            REASON: To ensure the satisfactory implementation of the approved scheme in the interests of the amenity of the locality.

            REASON FOR PRE-COMMENCEMENT: A pre-commencement condition is required so that the final details of piling are agreed in advance of this early part of development.

        22.

            Prior to the occupation of development, and in accordance with the phasing plan agreed through the discharge of condition 4, a Lighting Strategy will be submitted to approved in writing by the Local Planning Authority.        Thereafter development will be implanted in accordance with the approved details, unless otherwise agreed in writing.

            REASON: To ensure the satisfactory implementation of the approved scheme in the interests of the visual amenity of the locality and the appearance of the development.

        23.

            Post construction of the whole site, an Ecological Monitoring Report will be submitted to the Local Planning Authority at intervals to review ecology on site.

            REASON: To monitor the impact of the development on the biodiversity interest on the site in accordance with national and local planning policy.

        24.

            A Detailed Noise Assessment shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of each building on site. Any measures and recommendations within the report will be complied with thereafter, unless otherwise agreed in writing.

            REASON: In the interest of neighbour amenity and protect and to ensure that the development can be carried out safely without unacceptable risks to workers, or commercial neighbours.

        25.

            A Gas Risk Assessment shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of each building on site. Any protection measures or gas mitigation will be complied with thereafter, unless otherwise agreed in writing.

            REASON: To ensure that risks from gas to the future users of the land and neighbouring land are minimised and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors

        26.

            An Operational Waste Management Plan shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of each building on site. The management measures shall be complied with thereafter, unless otherwise agreed in writing.

            REASON: To ensure the development is carried out in accordance with approved details.

        27.

            A Sustainability Statement and Energy Management Strategy shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of each building. The measures shall be complied with thereafter and where feasible, unless otherwise agreed in writing.

            REASON: To ensure the development is carried out in a sustainable form.

        28.

            Following agreement of reserved matters for each phase of the development (in line with the phasing plan) and prior to the construction of that phase of development, a detailed construction traffic assessment and associated air quality assessment shall be submitted to and agreed in writing by the Local Planning Authority. Measures set out within the assessment shall be complied with thereafter, unless otherwise agreed in writing.

            REASON: To ensure the construction activities associated with the development are appropriately managed.

        29.

            Following agreement of the reserved matters for each phase of the development (in line with the phasing plan) and prior to the construction of that phase of the development, a detailed construction materials assessment shall be submitted to and approved in writing by the Local Planning Authority. Measures set out within the assessment shall be complied with thereafter, unless otherwise agreed in writing.

            REASON: To ensure the suitable materials are used in the construction of the development and these are appropriately managed.

        30.

            Following agreement of the reserved matters for each phase of the development (in line with the phasing plan) a greenhouse gas assessment shall be undertaken in respect of the operation of the proposed buildings. It shall be submitted to and approved in writing by the Local Planning Authority. Measures set out within the assessment shall be complied with thereafter, unless otherwise agreed in writing.

            REASON: To ensure the environmental effects of construction are appropriately managed.

        31.

            Prior to the commencement of the development, or in accordance with the phasing plan agreed through discharge of condition 4 a Design Statement shall be submitted to and approved in writing by the Local Planning Authority to include information on how the buildings will be articulated, coloured and use of materials.  The Design Statement shall also include details relating to the provision and implementation of boundary tree planting at viewpoint 5 (Smiths Dock Road / Dockside Road).  The development shall be carried out in accordance with the approve details and shall be complied with thereafter, unless otherwise agreed in writing.

            REASON: To ensure the development is supported by a suitably designed scheme for the sites setting and location.

            REASON FOR PRE-COMMENCEMENT: A pre-commencement condition is required so that the final agreed details for the development are agreed in advance of any start of site to avoid the use of inappropriate materials.

        32.

            Prior to the commencement of development or in accordance with the phasing plan agreed through the discharge of condition 4 final details shall be agreed of the finished floor levels of the development and the development completed in accordance with the approved details.

            REASON: To confirm the finished floor level of the development in the light of any necessary groundworks to meet the requirement of other planning conditions and confirm the overall height of the final scheme in the context of the information provided in the Environmental Statement.

            REASON FOR PRE-COMMENCEMENT: A pre-commencement condition is required so that the final agreed levels for the site are not compromised by the start of groundworks.

        33.

            Prior to the commencement of construction of any buildings a Local Employment Scheme for the construction of that building shall be submitted to, and approved in writing by, the Local Planning Authority. The development shall be implemented in accordance with the approved Scheme or any variations approved in writing by the Local Planning Authority. The submitted Local Employment Scheme should include the following:

                1        Details of how the initial staff/employment opportunities at the Development will be advertised and how liaison with the Council and other bodies will take place in relation to maximising the access of the local workforce to information about employment opportunities;

                2        Details of how sustainable training opportunities will be provided for those recruited to fulfil staff/employment requirements including the provision of apprenticeships;

                3        A procedure setting out criteria for employment, and for matching of candidates  to  the  vacancies;

                4        Measures to be taken to offer and provide college and/or work placement opportunities at the Development to students within the locality;

                5        Details of the promotion of the Local Employment Scheme and liaison with tenants contractors engaged in the construction of the Development to ensure that they also apply the Local Employment Scheme so far as practicable having due regard to the need and availability for specialist skills and trades and the programme for constructing the development;

                6        A procedure for monitoring the Local Employment Scheme and reporting the results of such monitoring to the Council including details of the origins qualifications numbers and other details of candidates; and,

                7        A timetable for the implementation of the Local Employment Scheme.

            REASON: To ensure a suitable strategy for local employment opportunities is implemented.

        34.

            Within 6 months of commencement of development, details of the Teesworks Local Employment Scheme shall be submitted to, and approved in writing by the local planning authority. Thereafter the principles of the TLES shall be implemented in full unless otherwise agreed in writing.  The submitted Local Employment Scheme should include the following:

                1        Details of how training opportunities will be provided to the local community through the Teesworks Academy;

                2        Details of how the Teesworks Academy will engage with prospective and actual occupiers of the development;

                3        Details of how the Grangetown hub will be utilised to maximise training and employment opportunities for the local community. This will include details of how the operation of the Grangetown hub will be supported through South Tees Development Corporation or other funding mechanisms;

                4        A procedure for monitoring the Local Employment Scheme and reporting the results; and,

                5        A timetable for the implementation of the Local Employment Scheme.

            REASON: To ensure a suitable strategy for local employment opportunities is implemented.