North East File Collection - NEFC

Permission is sought for the formation of hardstanding, buildings, access roads from A1085 trunk road, associated facilities and landscaping works in association with the creation of a park and ride facility on land to east of former Steel House and north of A1085 Trunk Road, Redcar.

The site is approximately 14.2 hectares and is located to the east and north of the former Steel House car parks and includes a section of the A1085 (Trunk Road). The site currently does not include any built structures and is comprised of a series of landscaping mounds.

Planning permission has been sought separately under application R-2022/0494/FFM-Officer Report for the removal of the earth mounds detailed above to create a level site suitable for a development platform with a minimum ground level of 5.1m AOD. Works have commenced under this permission.

The site is all within Flood Zone 1, and contains no waterbodies, although it does contain a short section of watercourse which connects Steel House Lake to the Fleet Beck, which lies to the north of the site beyond the railway line.

The Teesdale Way Long Distance Route runs along the A1085 within the south of the site and then heads north through the eastern edge of the site.

The site is bound by the former car park at the Steel House offices to the west, the A1085 trunk road (and its southern verge) to the south, the

Darlington to Saltburn railway line to the north, and by open grassland to the east.

The applicant within the submitted covering letter has described the proposed development as:

The development proposed is for a new park and ride car park to serve the Teesworks area. Specifically, the development comprises:

• A car park, with the following number of spaces:
  • 1,254 No. car parking spaces;
  • 30 No. motorcycle parking spaces;
  • 45 No. mini bus / van parking spaces;
  • 30 No. disabled parking spaces;
  • 150 E.V. Charging spaces;
  • 80 No. Cycle spaces in 8 No. shelters; and
  • 14 No. staff parking spaces.
• A new access road off the A1085 Trunk Road;
• Works to the Ennis Road, Trunk Road junction;
• Internal roads which include access barriers, drop off/pick up points and two roundabouts;
• Security office and induction building;
• Amenity building;
• Electricity Sub-station and IT building;
• Bus shelters, bus stops and holding bus spaces;
• Landscaping; and
• Drainage infrastructure.

The car park will be accessed via a new signalised junction connecting the A1085 Trunk Road with the site access road. The Ennis Road/Trunk Road junction will remain left in/left out and a new slip road will be provided as part of the proposals.

The intention is for the car park to be used by people employed within the Teesworks area, whether temporarily (i.e. during construction) or permanently (i.e. once new developments are operational). Whilst public bus stops and public pick up/drop off points and are shown on the Layout Plan these are intended for use by workers travelling to the park and ride facility by public transport or being dropped off/picked up, rather than for use by the general public.

The security office and induction building will be used for general security and site management, and as an induction facility for people working in the Teesworks area for the first time, whilst the amenity building provides toilets. The contemporary design of the buildings respond architecturally to their industrial setting. Details of the final materials that are to be used in the construction of the buildings and other structures has not yet been determined, and details will be submitted to the Council for approval once known.

The layout plan shows a range of structures, for which detailed design is not yet known. It is proposed that a condition(s) is attached to any grant of planning permission requiring submission of the detailed design of these structures prior to their erection on site. This approach is proposed for the following types of structure:

1. Bus Shelters;
2. Cycle shelters;
3. Access barriers; and
4. Boundary fences;

As shown on the Illustrative Landscape Site Plan, a comprehensive landscaping scheme is proposed including a tree lined access road and a native woodland buffer around the edges of the site, along with the retention of existing woodland on the western side of the site adjacent to the existing Steel House car parks.

The application has been accompanied by a suite of technical drawings and the following technical reports:

• Arboricultural Constraints Survey
• Arboricultural Constraints Survey and Tree Protection Plan
• Archaeological Report Written Scheme of Investigation
• Covering Letter
• Design and Access Statement
• Ecological Impact Assessment
• Flood Risk Assessment
• Ground Investigation Plan
• Ground Investigation Note
• Shadow Habitat Regulations Assessment
• Transport Assessment

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that applications for planning permission be determined in accordance with the development plan unless material considerations indicate otherwise.

National Planning Policy Framework (NPPF)

SD1 Sustainable Development

SD2 Locational Policy

SD3 Development Limits

SD4 General Development Principles

SD7 Flood and Water Management

LS4 South Tees Spatial Strategy

ED6 Promoting Economic Growth

N2 Green Infrastructure

N4 Biodiversity and Geological Conservation

TA1 Transport and New Development

South Tees Area Supplementary Planning Document May 2018

R-2022/0494/FFM-Officer Report Engineering operations associated with the removal of mounds, installation of haul road; temporary bridge over watercourse and associated works Approved 23/09/22

The application has been advertised by means of a press notice and site notice and neighbour notification letters.

As a result of the consultation period one written response has been received raising the following comments:

• Recognise and support the ambitions of Teesworks operators to minimise the overall carbon footprint for the site
• Not convinced the Design and Access statement accurately reflects the status of the land
• Development will result in a loss of trees, shrubs and grassland that provide a habitat for flora and fauna
• Would like written undertaking from Teesworks that the recommendations in the ecology reports will be undertaken
• No mention of Teesside Wildlife Trust who manage the neighbouring nature reserve

Councillor Sue Jeffery - I would like to object on this proposal in it's current form for the following reasons:

It could undermine the provision of local bus services, the shuttle bus to the Teesworks site has recently been cancelled after one year because there is no funding.

Disadvantage people who depend on buses because they do not have use of a car to access a Park & Ride.

Increase rather than decrease carbon emissions, both in construction and use.

Attract additional traffic to the local road network Have negative social benefit, Undermine the business case and viability of any extended bus services for our borough to be provided through the recently agreed TVCA Bus Partnership.

Damage the Coatham Nature reserve - I note that the Tees Valley Wildlife Trust, responsible for the reserve is not a consultee.

I would be grateful if this application could be considered by the Planning Committee which I would like to attend to present these issues.

No objection - subject to appropriate mitigation being secured

We consider that without appropriate mitigation the application would:

* have an adverse effect on the integrity of Teesmouth and Cleveland coast (T&CC) special protection area and Ramsar site, https://designatedsites.naturalengland.org.uk/ .

In order to mitigate these adverse effects and make the development acceptable, the following mitigation measures are required / or the following mitigation options should be secured:

• the mitigation measures set out in the appropriate assessment (dated September 2022) for this development proposal.

We advise that an appropriate planning condition or obligation is attached to any planning permission to secure these measures.

Offer no objection

I can confirm that at this stage we would have no comments to make, as no connections to the public sewerage network are proposed in the application documents and the application documents indicate that surface water will discharge to the existing watercourse. Should the drainage proposal change for this application, we request re-consultation.

No objection in principle to the development, but there are some requirements which must be met

In relation to this application, I recommend applicant contact me for any advice, guidance I can offer in relation to designing out opportunities for crime and disorder to occur at proposed facility. This includes guidance on layout, surveillance, lighting and cctv.

Highways

The application seeks permission for 1254 car parking spaces including 30 motorcycles, 45 mini bus/van, 30 disabled users, 150 EV, 80 cycle & 8 shelters and 14 staff car parking spaces. There is to be 24 bus movements each way during shift change which will use highway access to NZT project during construction phase. The application is to enhance the operational workforce commuting into the Teesworks area, in principle it is deemed acceptable in terms of highways and the impact on the surrounding network. The design of the internal layout is considered suitable for all modes of transport by way of a segregated cycle way and footway from both directions into the P&R site. The highway works further include a left in left out at Ennis Road incorporating a new slip lane exit from the A1085.

The application is supported by drawings and a TA, highways would request confirmation of the following points prior to permission being granted or by way of condition.

Prior to the commencement of development the applicant will be expected to enter into a S278 agreement is required for the highway alterations within the adopted highway. Additionally, a traffic signal phasing model shall be included within the design to limit the disruption to cycle way and pedestrian users along A1085.

The highway boundary will be required to be extended through a legal agreement under a S38 agreement to incorporate the last loop detector on the proposed junction.

The current speed limits on the A1085 should be considered. the site appears to straddle both a 70mph, national speed limit eastbound reducing to 40mph and also the development extends the central reservation from hatching to grassed central reserve therefore increasing the speed limit of the road to 70mph. It is suggested that the speed limit should be reduced from 70mph on the eastbound approach to the new signalised junction and the 40mph westbound is extended across the signalised junction. This will need to be supported by a TRO (Traffic Regulation Order) all costs to be borne by the applicant.

Walking and Cycling - the design seems to satisfactorily accommodate walking from Dormanstown & Redcar. It will be preferable for the ped & cycle stage over the A1085 to be in one movement to expedite journey times for these modes. TVCA are promoting the South Bank to Redcar cycle route along the northern side of the Trunk Road. It is preferable that the signal design allows pedestrians and cyclists to cross the new entry and exit lanes from the P&R, in one or two stages rather than up to four stages as shown. This will reduce the vehicle capacity in/out of the site when this ped & cycle stage is called. As such highways would require a condition relating to a traffic signal phasing model, to be submitted to and approved, for all road users including peds and cyclists.

Cycling – it is noted that 80 spaces in 8 shelters will be provided, there is potential ability to extend if demand requires it. Confirmation is required to detail if changing & possessions storage facilities will be available at the place of employment or at the P&R?

It would be desirable for public transport links including Bus and Rail services to accommodate access for workers who choose to arrive by bus/rail, particularly at shift change.

Traffic – It is acknowledged that peak times are 6-7am morning peak and evening peak 6pm-7pm, which are outside the peak time on the existing highway network. (It is expected that the P&R peak time will be 6-7am and 7-8pm)

A strong travel plan commitment will be required from operators of Teeswork site in future planning applications for development within site, to assist in reducing single car occupancy trips especially at a journey time when public transport may be less frequent.

For the avoidance of doubt conditions are required for the following:

S38 and S278 agreements

Prior to the commencement of development, details showing works or alterations to the adopted highway shall be agreed under S278 of theHighways Act 1990, additionally details of the traffic signal phasing shall be included within the design to ensure limited disruption to the cycle crossing arrangements on to A1085 should be submitted and approved in writing by the Local Planning Authority. The works shall be completed in accordance with the approved details.

REASON: To ensure suitable access to the site in relation to highways safety in accordance with policy SD4 of the Local Plan.

REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site as it relates to the access arrangements to the site.

Construction Management Plan

Construction Management Plan - A Construction Management Plan shall be produced and adhered to throughout the construction period. The Statement shall provide for:

(i.) construction vehicle access and routing,

(ii.) any temporary traffic management/signage,

(iii.) wheel and underside chassis cleaning facilities to prevent the deposition of mud or other debris onto the highway network/public areas,

(iv.) contractor and visitor parking clear of the highway,

(v.) highway safety considerations,

(vi.) turning, loading and unloading of plant and materials and

(vii.) hours of deliveries

Details shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.

REASON: To safeguard the construction period of the development and in the interests of maintaining highway efficiency and safety in accordance with policy SD4 of the Local Plan.

REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site as it relates to site preparation.

The LLFA have reviewed the application submitted and at present there is insufficient information to fully assess the application and we require our standard conditions LLFA1, 2 and 3 are required to fully assess the application.

I note that a ground investigation note, and plan have been submitted in support of this application.

The note states that a report will be prepared including a Generic Qualitative Risk Assessment (GQRA). This GQRA will assess the risk to human health and environmental receptors which may be posed by the development. Should the GQRA identify unacceptable risks, further assessment (a Detailed Quantitative Risk Assessment) or remedial strategy will be developed and submitted to Redcar and Cleveland Borough Council for review. If required, the remedial strategy will detail works to be carried out to further assess or mitigate any identified risks, together with a methodology to validate how such works have been completed successfully.

In order to minimise the environmental impact, I would recommend the inclusion of the standard contaminated land condition onto any planning permission which may be granted:

I note the proposed development is in close proximity to commercial development in Limerick road who could be affected from potential for dust to affect existing properties from construction and earth working activities. In order to minimise the environmental impact, I would recommend the inclusion of the following conditions onto any planning permission which may be granted:

• Prior to the commencement of construction details of a dust/asbestos mitigation strategy for the construction phase of the development shall be submitted to the Local Planning Authority for approval in writing. The approved strategy shall be implemented in its entirety and maintained throughout the period of construction.

REASON: In the interests of neighbour amenity

It is noted that there may be a potential requirement for land owned by Redcar and Cleveland Borough Council at the junction of Trunk Road and Ennis Road to facilitate the widening of the carriageway, of which the land does not form part of the adopted highway. At present no agreement has been sought or entered into with the Council for such works.

All tree-related operations really must be adhered to and wherever possible additional tree planting should take place alongside all other environmental prescription advised for a net gain in biodiversity across the wider site and complete protection of any protected species and associated habitat. A site meeting for assurance would be useful.

Our comments relate to the submitted archaeological WSI, which follows an established format but which should be amended before it is accepted as the basis for adequate monitoring and evaluation of the site in advance of ground levelling for the development.

Attached is a copy of the WSI with particular sentences and phrases struckthrough in red, together with a list of amendments (referring to paragraphs in the draft WSI) suggested to make the draft acceptable.

(a) The main point requiring attention is the notion that the archaeological monitoring of geotechnical test pits will determine the need for archaeological evaluation. On the contrary, archaeological evaluation is required, but its nature and extent will be informed by the results of the monitoring. (As per the condition attached to planning permission R/2020/0823/ESM). Amendments to this effect are suggested in the list of amendments attached to this email

(b) At paragraph 5.1 the WSI currently refers to a site not comprised in the application, i.e. it includes text from another WSI for South Bank. This should be deleted and replaced with appropriate wording applicable to the Steel House site.

© Other suggested amendments in the list of amendments should be attended to by amending the draft WSI (these have been kept to a minimum to ensure that they can be agreed).

(d) The WSI should also recite on the frontsheet (or in the introduction) the planning application in relation to which it is submitted. At present it appears to be submitted in relation the earlier application only.

The main considerations in the assessment of the application are;

• The principle of development
• The impacts on the character and appearance of the area
• The impacts on neighbour amenity
• The impacts on highways safety
• The impacts on Flood Risk
• The impacts on Ground Conditions, Contamination and Nuisance
• The impacts on Ecology
• The principle of development

The application site falls under different Local Plan policy designations, including those covered by Policies SD3 (Development Limits), LS4 (South

Tees Spatial Strategy), ED6 (Promoting Economic Growth), N2 (Green Infrastructure), N3 (Primary Open Space) and N4 (Biodiversity and Geological

Conservation).

The applicant within their covering letter has provided a summary of the relevant parts of the site that are covered by the various designations. The summary states;

1 All of the site falls within the area designated as the South Tees Development Corporation Area (Policy LS4/ED6), within the 6km Special Protection Area (‘SPA’) buffer zone (Policy N4) and within the Restoration Landscape designation (Policy N1).

2 The majority of the site, with the exception of the north western corner, is designated in the Local Plan as a ‘Green Wedge’ (Policy N2), a ‘Restoration Landscape Area’ (Policy N1) and lies outside of the development limits (Policy SD3), as defined on the Local Plan proposals map.

3 The eastern edge of the site is subject to the same designations as those set out under point 2 and lies within the Coatham Marsh Local Wildlife Site (‘LWS’) (Policy N4) and Coatham Marshes Primary Open Space (N3).

4 The north western corner of the site, falls within an area designated in the Local Plan as a Protected Employment Area (Policy ED6).

5 The southern part of the site falls within an area designated as a Strategic Landscape Area (Policy N2).

It is acknowledged that the site falls outside development limits (SD3) as identified on the Redcar and Cleveland Local Plan Policies Map. Policy SD3 seeks to restrict development beyond limits to exceptional criteria. These exceptions are set out in Policy SD3 as follows;

a. an appropriate diversification or expansion of an existing agricultural or forestry activity;

b. a recreation or tourism proposal requiring a countryside location;

c. facilities essential to social and community needs;

d. housing essential for farming, forestry or the operation of a rural based enterprise;

e. housing meeting the rural exceptions policy, as set out in Policy H4:

f. isolated single dwellings that are of exceptional quality and incorporate innovative design features, reflecting the highest standards in architecture and sustainability;

g. a suitably scaled extension to an existing building;

h. development required to ensure the conservation and, where appropriate, enhancement of assets of historical significance;

i. other development requiring a countryside location due to technical or operational reasons; and

j. redevelopment of previously developed land, provided that the site is not of high environmental value and is, or can, be made accessible by sustainable modes of transport.

The proposed park and ride is required to be in this location due to the proximity to the Teesworks site and to allow suitable access from the Trunk Road. The provision of a park and ride for the wider Teesworks site is required for operational reasons in order to reduce the amount of traffic going through the gate house, the amount of traffic within the site and to reduce the car parking requirements for individual development throughout the Teesworks site. The proposal therefore accords with criteria i of policy SD3 of the Local Plan.

The site is situated within the Green Wedge as defined on the Redcar and Cleveland Local Plan Policies Map. The specific Green Wedge is situated between the eastern edge of the Teesworks site and the western edge of Redcar.

Policy N2 describes Green Wedges as areas within the main built-up area, but outside of development limits, which provide buffers between different uses and delineate distinct communities; are valuable for local amenity, recreation and wildlife. Policy N2 states that development within Green Wedges will only be allowed where:

i it would not result in physical or visual coalescence of built-up areas;

ii it would not adversely impact on local character or the separate identity of communities;

iii it would not adversely impact on recreational opportunities;

iv it would not adversely impact on biodiversity; and

v proposals are in accordance with Policy SD3.

The proposed development will provide a car park and associated infrastructure in a location that has historically been characterised by industrial operations particularly to the north and west. The application does not propose any form of development that would change this character with the car park proposed to serve the wider industrial Teesworks site with the land to the east including the Wildlife Trust land remaining after the creation of the car park. The site will remain inaccessible to the general public for recreation purposes as is currently the case and therefore the development does not contribute to an adverse impact on recreational opportunities. Impacts upon biodiversity are further addressed below in the report.

The proposed development is therefore considered to satisfy criteria i to iv set out above in relation to development within a Green Wedge. It is acknowledged that any development is also required to accord with Policy SD3, as discussed above the proposal accords with criteria i of policy SD3.

Notwithstanding the above assessment of the criteria that allows for development within a Green Wedge, it should also be noted that the overall size of the Green Wedge within which the development is proposed is 217ha with the application site being 11.6ha. The proposed development would therefore result in a loss of approximately 5% of the total are of the Green Wedge from the southwest corner.

Policy N2 (f) also seeks to protect Strategic Landscape Areas particularly along key transport corridors, between residential and employment areas and on the edge of settlements. The section of the A1085 Trunk Road where the proposed access/egress points would be established to support the development are situated within a Strategic Landscape Area. It is however considered that through the provision of suitable landscape mitigation and the relatively minor alteration along this section of the A1085 will result in the development complying with part (f) of Policy N2 (Green Infrastructure).

Policy N4 states that priority will be given to protecting internationally important sites including the Teesmouth and Cleveland Coast SPA. Any development that is likely to have a significant effect on the SPA is required to be subject to an Appropriate Assessment. Policy N4 states that;

Development requiring an Appropriate Assessment will only be allowed where it can be determined that, taking into account mitigation, the proposal would not result in an adverse effect on the SPA’s integrity, either alone or in combination with other plans and projects.

The application as required by Policy N4 has been supported by a Shadow HRA which includes an Appropriate Assessment which is discussed further below in the report within the ecology section.

'LS4 (South Tees Spatial Strategy) and ED6 (Promoting Economic Growth)

Policy LS 4 sets out a series of key economic, environmental and connectivity objectives for the South Tees area within which the application site is located. The criteria that are considered to be most relevant to the proposed development are:

a. deliver significant growth and job opportunities through the South Tees Development Corporation and Tees Valley Enterprise Zone at Wilton International and South Bank Wharf;

b. support the regeneration of the South Tees Development Corporation area through implementing the South Tees Area Supplementary Planning Document;

k. enhance the quality and range of services and facilities that serve the needs of those working in the South Tees employment area;

n. support the extension of the road network to unlock the development potential of South Tees;

s. maintain and improve public transport connectivity with settlements in the Borough and beyond;

u. maintain and enhance walking and cycling routes from nearby towns to the South Tees employment areas; and

y. protect European sites, and safeguard and improve sites of biodiversity interest particularly along the River Tees and the estuary and encourage integrated habitat creation and management.

The proposed development is therefore considered to provide support in the above objectives being met. The development is therefore considered to comply with the broad aims of Policy LS4 (South Tees Spatial Strategy) of the Redcar and Cleveland Local Plan.

Policy ED 6 protects land within existing industrial estates and business parks. The allocation includes a section of the site in the north-western corner of the application site, while the land to the west including the remainder of the Teesworks site falls under the allocation. The allocation provides for employment uses and suitable employment related sui generis uses, with specific policy support for proposals which positively contribute towards growth and regeneration. It is acknowledged that the proposed scheme does not directly provide employment uses, however, it is considered to support the development of such uses within the wider Teesworks area and therefore contribute towards industrial development in the short and medium term. The development is therefore considered to comply with Policy ED6 (Promoting Economic Growth) of the Redcar and Cleveland Local Plan.

Policy SD4 of the Local Plan refers to General Development Principles. Criteria j, k and l require proposals to respect the character of the area and seek to improve the character and quality where possible along with being sustainable in design.

The application site is surrounded almost entirely by existing industrial land and various commercial uses with the exception being the land to the east that forms part of the local nature reserve.

The proposed works involve the provision of the following as detailed above in the report:

• A car park, with the following number of spaces:
  • 1,254 No. car parking spaces;
  • 30 No. motorcycle parking spaces;
  • 45 No. mini bus / van parking spaces;
  • 30 No. disabled parking spaces;
  • 150 E.V. Charging spaces;
  • 80 No. Cycle spaces in 8 No. shelters; and
  • 14 No. staff parking spaces.
• A new access road off the A1085 Trunk Road;
• Works to the Ennis Road, Trunk Road junction;
• Internal roads which include access barriers, drop off/pick up points and two roundabouts;
• Security office and induction building;
• Amenity building;
• Electricity Sub-station and IT building;
• Bus shelters, bus stops and holding bus spaces;
• Landscaping; and
• Drainage infrastructure.

A number of the buildings and structures detailed above have not had detailed designs prepared at this time. The final designs of these will be controlled by way of a planning condition requiring the details to be submitted and approved prior to their installation.

The proposed works are to provide a facility to support future development across the wider Teesworks site. The proposal although of significant scale in terms of a car park is considered to have limited impacts on the character and appearance of the area given the existing character of the site and its surroundings. It is accepted that the development will alter the appearance of the site. The changes however are not considered to be so significant or detrimental to the area when considered in conjunction with the proposed landscaping proposals. The landscape proposals involve;

• the retention of existing on-site tree planning on the western boundary of the site within Steel House
• the provision of mixed native woodland with heavy standard trees on the northern boundary of the site adjacent to the railway line
• various street trees and amenity grassland planting along the internal road that runs east/west across the site
• the provision of native woodland mix with heavy standard tress and
• various street trees on the eastern edge of the site along the arterial route into the site from the Trunk Road

Given the retention and provision of additional landscaping the development is not considered to have an adverse impact on the character and appearance of the site and its surroundings.

The proposal is suitable in relation to the proportions, size, scale and the application would respect the character of the site and its surroundings. The application accords with part j of policy SD4 (General Development Principles) of the Redcar and Cleveland Local Plan.

Policy SD4 of the Local Plan at criteria b requires that proposals will not have a significant adverse impact on the amenities of occupiers of existing or proposed nearby land and buildings

The application site as detailed above is surrounded almost entirely by existing industrial land, various commercial uses and recreational land. Given the nature of the proposed development it is considered that there are limited receptors whose amenity might be affected by the proposed development.

To protect the amenity of any neighbouring land users conditions are proposed including the requirement for a lighting scheme for permanent lighting arrangements at the site as well as construction environmental management plans and construction traffic management plans. It is therefore considered that through the implementation of these conditions that the development would not have a significant adverse impact on the amenity of occupiers of neighbouring land and the proposal accords with part b of policy SD4 (General Development Principles) of the Redcar and Cleveland Local Plan.

Criteria p of policy SD4 states that developments will be expected to provide suitable and safe vehicular access and parking suitable for its use and location.

The application has been supported by a Transport Assessment (TA). In assessing the proposed development, the submitted plans and TA have been considered by National Highways and the Council’s Development Engineers.

National Highways have advised that they have no objection to the proposed development with regard to the strategic highway network.

The application has been considered by the Council’s development engineers with regard to the impact of the development on the local highway network. The engineers note that the application seeks permission for 1254 car parking spaces including 30 motorcycles, 45 mini bus/van, 30 disabled users, 150 EV, 80 cycle & 8 shelters and 14 staff car parking spaces. The development is noted to result in 24 bus movements each way during shift change which will use highway access to the NZT project during the construction phase.

The proposed development is also considered to enhance the operational workforce commuting into the Teesworks area, and therefore in principle the development is one that is considered acceptable in terms of highways and the impact on the surrounding network.

The design of the internal layout is considered suitable for all modes of transport by way of a segregated cycle way and footway from both directions into the Park & Ride site. The highway works further include a left in left out at Ennis Road incorporating a new slip lane exit from the A1085.

It is acknowledged that peak times for shift change at the site are going to take place outside of the peak times on the public highway.

The application as noted earlier in the report has been supported by drawings and a TA. The Council’s highways engineers have requested that notwithstanding the information supporting the application that the following points are managed by way of condition.

• Prior to the commencement of development the applicant will be expected to enter into a S278 agreement is required for the highway alterations within the adopted highway. Additionally, a traffic signal phasing model shall be included within the design to limit the disruption to cycle way and pedestrian users along A1085.
• The highway boundary will be required to be extended through a legal agreement under a S38 agreement to incorporate the last loop detector on the proposed junction.
• The current speed limits on the A1085 should be considered. the site appears to straddle both a 70mph, national speed limit eastbound reducing to 40mph and also the development extends the central reservation from hatching to grassed central reserve therefore increasing the speed limit of the road to 70mph. It is suggested that the speed limit should be reduced from 70mph on the eastbound approach to the new signalised junction and the 40mph westbound is extended across the signalised junction. This will need to be supported by a TRO (Traffic Regulation Order) all costs to be borne by the applicant.

The above points are noted and suitable planning conditions are suggested to ensure the information is submitted to the Local Planning Authority at the appropriate time.

Consideration has also been given through the TA as to the connections the site makes to sustainable modes of transport for those accessing the site. The design accommodates walking from Dormanstown and Redcar which are considered to be the closest centres of population to the site. It has been requested that suitable consideration be given to the phasing of the lights at the entrance/exit to the site to allow for the passage of cycles/pedestrians in one movement and not separate movements across the various stages of the crossing. It is considered that this can be secured through suitable phasing of the lights at the junction by way of a planning condition.

It is noted that 80 spaces for cycles are to be provided within 8 shelters at the site which at this time is considered an acceptable provision. Should however there be a greater demand at the site for such facilities it is considered that based on the layout plan supporting the application that sufficient scope remains for additional facilities to be provided if required. While it is noted that changing & possessions storage facilities are not detailed on the plans, these are likely to be matters that would be more appropriately delivered through individual developments across the Teesworks site and not at the park and ride facility.

Comments have been made with regard to the desire for the development to link into public transport including Bus and Rail services, particularly at shift change. These comments are noted, and while there is potential for commercial bus services to access the site, this is not a matter controlled through this application. Bus services do currently serve the surrounding area, with stops within walking distance of the park and ride facility.

Comments have been made that a strong travel plan commitment will be required from operators of the Teesworks site in future planning applications for development within site to assist in reducing single car occupancy trips especially at a journey time when public transport may be less frequent. This point is noted and should be addressed through individual Reserved Matters applications for individual operators across the Teesworks site.

The application subject to conditions and control measures through the proposed CEMP and Construction Traffic Management Plan raises no issues in terms of highways safety and the application accords with part p of policy SD4 (General Development Principles) and policy TA1 (Transport and New

Development) of the Redcar and Cleveland Local Plan.

Part f of policy SD4 states that development will be permitted where it will not increase flood risk either on site or downstream of the development. Policy SD7 supports part f of policy SD4 and further sets outs requirements for proposals.

The application has been supported by a Flood Risk Assessment. The submitted documentation has been considered by the Council as LLFA.

The submitted FRA considered the site location/proposed development, site topography, site geology and existing drainage at the site. It is acknowledged from flood records in the area there is a history of flood risk along the Trunk Road and around Steel House. This is considered to be from the Ash Gill water course which is a partly culverted water course that flows under the Trunk Road.

The site is situated within Flood Zone 1 on the EA Flood Maps for flooding from rivers and sea, therefore a low risk of flooding from these sources. Consideration has also been given with the FRA with regard to surface water flood risk with modelling taking place for 1 in 30 year, 1 in 100 year and 1 in 1000 year rainfall events. While the modelling indicates potential for ponding within the site as indicated on the EA Maps, it is considered that this can be managed through the implementation of a suitable surface water management plan.

A high level drainage strategy for the site has been developed. Following consultation with the LLFA it is known that a relatively high ground water table exists at the site and it is therefore considered that infiltration to ground is not practicable. It is therefore proposed to discharge surface water to the Ash Gill Beck, that then discharges to the Fleet. To achieve this attenuation will be required at the site. Attenuating surface water discharge will result in the requirement to store surface water on site during extreme rainfall events. In order to provide the attenuation at the site, detailed hydraulic calculations will be required to ensure that the attenuated volumes can be contained on site without placing the site at unnecessary flood risk. Potential solutions for the remainder of the site are considered to include combined drainage kerbs/gullies with oversized pipes. Detailed assessment of proposed drainage options will be undertaken during detailed design of a surface water management plan that can be secured by way of a suitable planning condition.

The advice from the LLFA is therefore that notwithstanding the information submitted within the FRA, further detailed information will be required to ensure a suitable drainage solution is provided at the site with regard to the treatment of surface water. It is considered that this can be achieved by way of suitably worded planning conditions.

The development subject to the discharge of conditions would not have a significant adverse impact on flood risk and the proposal accords with policy SD7 (Flood and Water Management) of the Redcar and Cleveland Local Plan.

The application has been considered by the Council’s environmental protection section with regard to both contamination and nuisance.

The application has been supported by a ground investigation note and plan. The information has been considered by the Council’s EHO, who has advised that while there is no objection to the information within the report, there remain further work that would need to be carried out to fully characterise the site and any required mitigation. As a result a condition is suggested to ensure this is suitably dealt with. The proposed condition has been agreed with the applicant in advance of the application being determined.

With regard to the generation of any nuisance, consideration has been given to the generation of noise, dust and vibration from the proposed works. It has been agreed that these matters can be dealt with by way of a suitably worded planning condition in the form of a Construction Environmental Management Plan. The wording of the condition has been agreed with the applicant in advance of the application being determined.

The proposed development subject to the implementation of the suggested conditions, the proposal accords with parts b d and n of policy SD4 (General Development Principles) of the Redcar and Cleveland Local Plan.

Policy N4 of the Local Plan seeks to protect and enhance the Boroughs biodiversity.

The application is supported by an Ecological Impact Assessment, as well as a Habitats Regulations Assessment which have been prepared by INCA.

A desk study has been undertaken as part of the assessment to identify all internationally and nationally designated sites within 10km and 5km respectively.

Designated Sites

The proposed development site does not have any designated nature conservation sites within or immediately adjacent to the red line boundary, however, there are designated nature conservation sites within 10km of the proposed development site. These comprise of the Teesmouth and Cleveland Coast Special Protection Area (SPA), Ramsar site, National Nature Reserve (NNR) and Site of Special Scientific Interest (SSSI).

There are also two locally designated sites within 2km of the site, these being Coatham Marsh LWS and Eston Pumping Station LWS.

Protected Notable Species

As part of the submitted Ecological Impact Assessment consideration has been given to the following species with the EIA concluding the following;

Great Crested Newt

GCN is assessed as absent from the surrounding area, following extensive survey effort, and it is therefore considered to be absent from the site, with no realistic potential for it to colonise. GCN is screened out.

Bats

The development would result in the loss of some foraging habitat for Common Pipistrelles bats. The amount of habitat suitable for bats on the site is small compared to the area of suitable habitat across Steel House Lake, Coatham Marsh.

The small adverse impact on impact on the local bat population is assessed as acceptable. The trees to be removed are young mature age with no cavities and no artificial boxes in them. It is assessed that there is minimal likelihood of these trees supporting roosting bats. Bats are screened out.

Reptiles

A survey in 2021 found no evidence of reptiles, therefore they are assessed as absent from the site. Reptiles are screened out.

Otter

Otter does not occur on the application site due to a lack of waterbodies. It is assessed that this species will not be affected. Otter is screened out.

Water Vole

Water vole has not been recorded on the Teesworks site or Coatham Marsh for several years. It is assessed that this species will not be affected. Water vole is screened out.

Birds

The development would result in the loss of a several breeding bird territories including some Red Listed and Amber Listed Birds of Conservation Concern (BoCC). Breeding birds are screened in. It is assessed that non-breeding birds will not be affected, and non-breeding birds are screened out.

Brown Hare

The population of is assessed as likely to be adversely impacted. Brown hare is screened in.

Hedgehog

The population is assessed as likely to be adversely impacted. European hedgehog is screened in.

Common Toad

The population is assessed as likely to be adversely impacted. Common toad is screened in.

Harvest Mouse

This species is assessed as unlikely to occur and is screened out.

Invertebrates

The population is assessed as likely to be adversely impacted. Dingy skipper is screened in.

Other butterflies and moths

The populations of Grayling butterfly, Wall butterfly, Small Heath butterfly and Cinnabar Moth are likely to be adversely affected. These species are screened in.

European Eel

It is assessed that European Eel will not be affected. European Eel is screened out.

Invasive Non-Native Species (INNS)

INNS are screened in due to the presence of a patch of Japanese Knotweed and two Cotoneasters (not identified to species).

Habitats

The Defra Biodiversity Metric 3.1 has been applied to the habitats on the application site. Two types of habitat will be lost Other Neutral Grassland and Other Woodland Broadleaved. Habitats are screened in. A total of 20.24 BDUs will be lost through this development.

Recommendations

The Ecological Impact Assessment identifies that the constraints at the site are required to be addressed. This can be done by both mitigation and compensation.

The proposed migration at the site is proposed to take the form of a Construction Environmental Management Plan and a Sustainable Urban Drainage Scheme. Both of these are to be secured by way of planning conditions that have been agreed with the applicant.

With regard to compensation, this will deal with the residual effects after any mitigation measures are put in place. The proposed compensation at the site will take the form of the provision of Biodiversity Units to replace those lost through the development, this may either be on-site of off site through the wider Teesworks Biodiversity Strategy. The proposal will seeks to provide 11.48 BDU’s. The compensation will also seek to address the species identified above as being impacted upon through suitable methods. Both of these matters are again addressed by way of suitable planning conditions that will also address the delivery timings of such compensation.

Conclusions

Within the Ecological Impact Assessment the following summary has been provided with regard to impacts on designated sites, species and the summary of the Biodiversity Net Gain position.

With the recommended measures detailed above, the proposed development can be delivered with no overall significant harm to designated sites, Priority Habitats and Priority Species and with no biodiversity loss on the application site. A proposed on-site Landscaping Scheme may supplement biodiversity enhancement.

The application has also been supported by an HRA prepared by INCA. The HRA concludes that the proposed development will not cause adverse effect to the integrity of the Teesmouth and Cleveland Coast SPA and Ramsar site, either alone or in combination with other plans or projects subject to the provision of the mitigation detailed above.

The proposed development is therefore considered to comply with policies SD4 (General Development Principles) and N4 (Biodiversity and Geological Conservation) of the Local Plan.

The draft conditions have been sent to the applicant for consideration and they have agreed to these.

The application falls outside of scope for requiring additional information / assessment in relation to nutrient neutrality.

The site is situated on land within the South Tess area with a section of the northwest corner allocated for employment uses. The site also sits adjacent to further land across the wider Teesworks site that is allocated for employment uses on the Redcar and Cleveland Local Plan Policies Map. It is considered that the proposed development supports the aims of Policies LS4 and ED6.

The works are considered to be of a scale and design that area suitable for the site and its surroundings. The site is within an area allocated for employment related development in the Local Plan and it is considered the works will help facilitate future developments at the Teesworks site.

The application raises no issues in terms of highway safety or impacts from traffic generation as a result from the works subject to the implementation of the proposed conditions.

The application site is in relatively close proximity to sites of ecological importance and consideration has been given to the impacts of the development with regard to these designated sites as well as the more general ecological value of the site. The application has been supported by ecological survey work and an HRA, the recommendations of which are sought by way of planning conditions. Subject to their implementation there are not considered to be ecological issues resulting from the development.

The application site is situated within Flood Zone 1. Conditions have been recommended to ensure the works carried out are appropriate and subject to their implementation there are not drainage issues from the development.

It is acknowledged that the site sits outside the defined limits of development. The proposal accords with criteria i of policy SD3 and along with the retention of the remainder of the Green Wedge to the north and east, the development will not have an adverse impact with regard to the creation of uncontrolled urban sprawl and the loss of distinction between the urban and rural area.

The proposed development is therefore considered to comply with policies within the NPPF and policies SD1, SD2, SD4, SD7, LS4, ED6, N2, N4 and TA1 of the Redcar and Cleveland Local Plan.

Taking into account the content of the report the recommendation is to:

GRANT PLANNING PERMISSION subject to the following conditions:

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:

Location Plan (Dwg No. STDC_HWY-ATK-LDC-SHPR-DR-CH-000001) received by the Local Planning Authority on 13/10/22

Engineering Layout (STDC_HWY-ATK-LDC-SHPR-DR-CH-000030) received by the Local Planning Authority on 13/10/22

General Arrangement Sheet 1 of 4 (Dwg No. STDC_HWY-ATK-LDCSHPR-DR-CH-000033) received by the Local Planning Authority on 13/10/22

General Arrangement Sheet 2 of 4 (Dwg No. STDC_HWY-ATK-LDCSHPR-DR-CH-000034) received by the Local Planning Authority on 13/10/22

General Arrangement Sheet 3 of 4 (Dwg No. STDC_HWY-ATK-LDCSHPR-DR-CH-000035) received by the Local Planning Authority on 13/10/22

General Arrangement Sheet 4 of 4 (Dwg No. STDC_HWY-ATK-LDCSHPR-DR-CH-000036) received by the Local Planning Authority on 13/10/22

Landscape Proposals (Dwg No. STDC_HWY-ATK-LDC-SHPR-DR-CH000040) received by the Local Planning Authority on 13/10/22

Landscape Demolition and Protection Plan (Dwg No. STDC_HWY-ATKLDC-SHPR-DR-CH-000042) received by the Local Planning Authority on 13/10/22

Landscape Schedule of Areas Plan (Dwg No. STDC_HWY-ATK-LDCSHPR-DR-CH-000043) received by the Local Planning Authority on 13/10/22

IT and Electric Substation Floor Plans (Dwg No. TSWK-STCD-STH-PRDR-C-0004) received by the Local Planning Authority on 13/10/22

IT and Electric Substation Elevations (Dwg No. TSWK-STCD-STH-PRDR-C-0003) received by the Local Planning Authority on 13/10/22

Security and Induction Centre Floor Plans (Dwg No. TSWK-STCD-STHPR-DR-C-0006) received by the Local Planning Authority on 01/11/22

Security and Induction Centre Elevations (Dwg No. TSWK-STCD-STHPR-DR-C-0001 Rev A) received by the Local Planning Authority on 01/11/22

Amenity Centre Floor Plan (Dwg No. TSWK-STCD-STH-PR-DR-C-0010 ) received by the Local Planning Authority on 01/11/22

Amenity Centre Elevations (Dwg No. TSWK-STCD-STH-PR-DR-C-0002 Rev A) received by the Local Planning Authority on 01/11/22

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

3. Prior to the construction of any building exceeding damp proof course, details of the external materials to be used in the construction of that building 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.

4. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with a timetable, that shall first be submitted to and approved in writing by the Local PlanningAuthority, and any trees or plants which within a period of 5 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.

5. Unless an alternative phasing is agreed by the Local Planning Authority in writing, development other than that required to be carried out as part of an approved scheme of remediation must not commence until parts (a) to © have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition (d) has been complied with in relation to that contamination.

(a) Site Characterisation

An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the

Local Planning Authority. The report of the findings must include:

(i) a survey of the extent, scale and nature of contamination;

(ii) an assessment of the potential risks to:

• human health,
• property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes,
• adjoining land,
• groundwaters and surface waters,
• ecological systems,
• archaeological sites and ancient monuments;

(iii) an appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with Environment Agency’s Land Contamination Risk Management Guidance

(b) Submission of Remediation Scheme

A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. © Implementation of Approved Remediation Scheme

The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority in accordance with an alternative phasing scheme. 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 verification 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.

(d) Reporting of Unexpected Contamination

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 in accordance with the requirements of part (a) and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of part (b), 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.

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.

REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site it relates to land contamination details which are often the first works on site and relate to site preparation.

6. Prior to the commencement of the development (with the exception of any works associated with remediation works and/or any works associated with site set up), 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.

7. Prior to the installation of any drainage infrastructure, 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.

8.

Prior to the development first coming in to use a Management & Maintenance Plan for the surface water drainage scheme shall be 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) Where included, 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.

9. No development shall take place until a Construction Environmental Management Plan (CEMP) for the development has been submitted to and approved in writing by the Local Planning Authority. The approved CEMP shall be adhered to throughout the construction period. The CEMP shall set out and include the following details:

i The method to be used to control the emission of dust, noise and vibration from construction works, including any details of any mitigation measures required;

ii Measures to control the deposit of mud and debris on adjoining public highways

iii Site fencing and security

iv Temporary contractors’ buildings, plant, storage of materials, lighting and parking for site operatives

v The use of temporary generators

vi The arrangement or turning of vehicles within the site so that they may enter and leave in forward gear

vii A risk assessment of construction activities with potentially damaging effects on local ecological receptors including any measures to protect those receptors during construction

viii Roles and responsibilities for the implementation of the CEMP requirements and measures.

iv Invasive Non-Native Species (‘INNS’) Management Plan

REASON: In the interest of neighbour amenity, highways safety and protection of sites of ecological value in accordance with policies SD4 and N4 of the Redcar and Cleveland Local Plan.

REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site as it relates to construction details which are often the first works on site and relate to site preparation.

10. Prior to the commencement of development, a construction traffic management plan shall be submitted to and agreed in writing with the

Local Planning Authority. The scheme hereby approved shall then be implemented in accordance with the construction traffic management plan unless first agreed in writing with the Local Planning Authority.

REASON: To ensure that the development does not have an adverse impact on the highway network in accordance with policy SD4 of the

Redcar and Cleveland Local Plan.

REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site as the information relates to construction activity and site preparation.

11. Prior to the commencement of development an updated WSI shall be submitted to and approved in writing by the Local Planning Authority.

The development shall not be brought into use until provision has been secured for the completion of the archaeological assessment and analysis referred to in the approved WSI.

REASON: The site may contain heritage assets of local importance that will be destroyed or damaged by the development.

REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site as works on the site would have the potential to destroy or damage any assets of importance.

12. Prior to the installation of any permanent lighting infrastructure, a Lighting Strategy will be submitted to approved in writing by the Local Planning Authority. Thereafter development will be implemented 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.

13. 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 11.48 area based biodiversity units, within the site and / or off-site, along with a programme for the delivery of any habitat . The Strategy shall detail the mechanisms required to secure the provision of the identified mitigation and on-going management. That Strategy shall be approved by the local planning authority.

REASON: To establish a framework for biodiversity.

14. Prior to commencement of development details of compensation, including appropriate timeframe for delivery, for Priority Species at the site shall be submitted to and approved by the Local Planning Authority.

The development shall be carried out in accordance with the approved details and thereafter retained.

REASON: To ensure suitable provision of ecological compensation at the site in accordance with Policy SD 4 of the Redcar and Cleveland Local Plan.

REASON FOR PRE-COMMENCEMENT: To ensure suitable compensation is provided at the appropriate timeframe as impacts can result following commencement of development.

15. Prior to the commencement of works relating to the proposed access of the A1085, details showing works or alterations to the adopted highway shall be submitted to and approved by the Local Planning Authority. The submission shall include details of the traffic signal phasing that will be included within the design to ensure limited disruption to the cycle crossing arrangements on to A1085. The scheme shall be approved in writing by the Local Planning Authority and completed in accordance with the approved details.

REASON: To ensure suitable access to the site in relation to highways safety in accordance with policy SD4 of the Local Plan.

16. Prior to the commencement of the development (with the exception of any works associated with remediation works and/or any works associated with site set up) plans showing the existing and proposed ground levels over the site together with finished site levels and maximum building heights 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 relationship between existing and proposed buildings in accordance with policy SD4 of the Local Plan.

17. There shall be no site vegetation clearance between March to the end of August unless the project ecologist has first undertaken a checking survey immediately prior to the clearance and confirms in writing to the Local Planning Authority that no active nests are present.

REASON: To conserve protected species and their habitat in accordance with policy N4 of the Local Plan.

Statement of Co-operative Working: The Local Planning Authority considers that the application as originally submitted is a satisfactory scheme and therefore no negotiations have been necessary.