r-2020-0357-oom-officer_report
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| r-2020-0357-oom-officer_report [2026/07/30 15:16] – [Natural England] nefcadmin | r-2020-0357-oom-officer_report [2026/07/31 11:08] (current) – nefcadmin | ||
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| ===== Redcar and Cleveland Borough Council Planning (Development Management) ===== | ===== Redcar and Cleveland Borough Council Planning (Development Management) ===== | ||
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| * //Whether the proposed development will lead to the deterioration of any WFD waterbody.// | * //Whether the proposed development will lead to the deterioration of any WFD waterbody.// | ||
| - | Whether the proposed development will compromise the achievement of Good Status or Potential in any WFD waterbody.'' | + | Whether the proposed development will compromise the achievement of Good Status or Potential in any WFD waterbody. |
| * //Whether the proposed development will contribute towards a cumulative deterioration of WFD status or prevent cumulative enhancement of WFD status in any waterbody.// | * //Whether the proposed development will contribute towards a cumulative deterioration of WFD status or prevent cumulative enhancement of WFD status in any waterbody.// | ||
| * //Whether the proposed development will support the delivery of measures identified in the Northumbria River Basin Management Plan (RBMP) that are required to achieve waterbody objectives.// | * //Whether the proposed development will support the delivery of measures identified in the Northumbria River Basin Management Plan (RBMP) that are required to achieve waterbody objectives.// | ||
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| //Land contamination and controlled waters – Advice to LPA// | //Land contamination and controlled waters – Advice to LPA// | ||
| - | ' | + | ' |
| //Further information on permitted sites – Advice to LPA/ | //Further information on permitted sites – Advice to LPA/ | ||
| Line 318: | Line 316: | ||
| //COMAH – Advice to LPA/ Applicant// | //COMAH – Advice to LPA/ Applicant// | ||
| - | '' | + | Parts of the development site also form part of a COMAH establishment. The COMAH operator of this establishment is South Tees Site Company Limited. |
| - | As the COMAH operator they are keeping safe and arranging for safe removal of COMAH inventory of dangerous substances. Demolition or removal of any installation (as defined by the COMAH regulations- see below) is subject to the COMAH regulations due to the presence of dangerous substances. “installation” means a technical unit within an establishment, | + | As the COMAH operator they are keeping safe and arranging for safe removal of COMAH inventory of dangerous substances. Demolition or removal of any installation (as defined by the COMAH regulations- see below) is subject to the COMAH regulations due to the presence of dangerous substances. “installation” means a technical unit within an establishment, |
| //Landfills within and adjacent to development site – Advice to LPA/ | //Landfills within and adjacent to development site – Advice to LPA/ | ||
| //The proposal area encompasses three large operational landfill sites. These are// | //The proposal area encompasses three large operational landfill sites. These are// | ||
| - | * '' | + | * ICI Teesport No2 non-hazardous waste landfill site (EPR/ |
| - | * '' | + | * ICI Teesport No3 hazardous waste landfill site (EPR/ |
| - | * '' | + | * SSI (In liquidation) non-hazardous landfill site (EPR/ |
| //The site also shares a boundary with two historic, closed landfill sites. These are:// | //The site also shares a boundary with two historic, closed landfill sites. These are:// | ||
| - | * '' | + | * Clay Lane Steelworks landfill (CLE/160) |
| - | * '' | + | * Cargo Fleet Wharf Area landfill (CLE/ |
| //ICI Teesport No2 (EPR/ | //ICI Teesport No2 (EPR/ | ||
| Line 341: | Line 339: | ||
| //ICI Teesport No3 (EPR/ | //ICI Teesport No3 (EPR/ | ||
| - | '' | + | This site adjoins to the north of the Teesport No2 landfill. A permit for the disposal of hazardous waste to landfill was granted in 2004 to Impetus Waste |
| - | Management Ltd. This was transferred to Highfield Environmental Ltd. in 2017.'' | + | Management Ltd. This was transferred to Highfield Environmental Ltd. in 2017. |
| //SSI (In liquidation) landfill site (EPR/ | //SSI (In liquidation) landfill site (EPR/ | ||
| Line 407: | Line 405: | ||
| //Thank you for consulting the Ramblers regarding the above application. We have no objections to the proposal.// | //Thank you for consulting the Ramblers regarding the above application. We have no objections to the proposal.// | ||
| - | ==== MMO - [[this> | + | ==== MMO - [[this> |
| //Please be aware that any works within the Marine area require a licence from the Marine Management Organisation. It is down to the applicant themselves to take the necessary steps to ascertain whether their works will fall below the Mean High Water Springs mark.// | //Please be aware that any works within the Marine area require a licence from the Marine Management Organisation. It is down to the applicant themselves to take the necessary steps to ascertain whether their works will fall below the Mean High Water Springs mark.// | ||
| ==== Highways England ==== | ==== Highways England ==== | ||
| - | [[this> | + | [[this> |
| //Recommend that planning permission not be granted for a specified period (see Annex A – further assessment required);// | //Recommend that planning permission not be granted for a specified period (see Annex A – further assessment required);// | ||
| Line 422: | Line 420: | ||
| //The recommendation shall be maintained until 7 November 2020 or until sufficient information has been received to enable Highways England to reach an alternative view at which point a further notice will be issued.// | //The recommendation shall be maintained until 7 November 2020 or until sufficient information has been received to enable Highways England to reach an alternative view at which point a further notice will be issued.// | ||
| - | [[this> | + | [[this> |
| //I attach a response of no objection from Highways England. Our prime concern is safety and operation of the Strategic Road Network (SRN). With regards to this application that is the impact at on the A174/ A1053 Greystones Junction and the A66/A19 Junction are the key issues, which have been addressed.// | //I attach a response of no objection from Highways England. Our prime concern is safety and operation of the Strategic Road Network (SRN). With regards to this application that is the impact at on the A174/ A1053 Greystones Junction and the A66/A19 Junction are the key issues, which have been addressed.// | ||
| Line 450: | Line 448: | ||
| //We are aware that the South Tees Development Corporation (STDC) are bringing forward further developments through the planning process. We look forward to working proactively with STDC to sustainably deliver these.// | //We are aware that the South Tees Development Corporation (STDC) are bringing forward further developments through the planning process. We look forward to working proactively with STDC to sustainably deliver these.// | ||
| - | ==== Middlesbrough Borough Council - [[this> | + | ==== Middlesbrough Borough Council - [[this> |
| //Thank you for your consultation on this application, | //Thank you for your consultation on this application, | ||
| //The Highway officers have advised that any modelling for the development should be assessed within Middlesbrough Council’s strategic Aimsun model to provide an assessment of the potential impact on the A66 and the Trunk Road. The Aimsun model is currently held by retained consultants and a charge is made for model runs.// | //The Highway officers have advised that any modelling for the development should be assessed within Middlesbrough Council’s strategic Aimsun model to provide an assessment of the potential impact on the A66 and the Trunk Road. The Aimsun model is currently held by retained consultants and a charge is made for model runs.// | ||
| - | ==== Stockton Borough Council - [[this> | + | ==== Stockton Borough Council - [[this> |
| //No objection// | //No objection// | ||
| ==== Cleveland Police ALO ==== | ==== Cleveland Police ALO ==== | ||
| - | [[this> | + | [[this> |
| //With regards to this Outline Application. I recommend applicant contact me for any advice, guidance I can offer in relation to designing out opportunities for crime to occur in future.// | //With regards to this Outline Application. I recommend applicant contact me for any advice, guidance I can offer in relation to designing out opportunities for crime to occur in future.// | ||
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| //Full guidance on the Secured By Design scheme relating to police preferred specifications can be found on the Commercial Document 2015 at www.securedbydesign.com// | //Full guidance on the Secured By Design scheme relating to police preferred specifications can be found on the Commercial Document 2015 at www.securedbydesign.com// | ||
| - | [[this> | + | [[this> |
| //With regards to this Outline Application for mixed industrial development at Smiths Dock Road. I recommend any future developer contact me for any input, advice I can offer in relation to designing out opportunities for crime and disorder to occur in the future. Full guidance is initially available within the Secured By Design Commercial Guide 2015 at www.securedbydesign.com// | //With regards to this Outline Application for mixed industrial development at Smiths Dock Road. I recommend any future developer contact me for any input, advice I can offer in relation to designing out opportunities for crime and disorder to occur in the future. Full guidance is initially available within the Secured By Design Commercial Guide 2015 at www.securedbydesign.com// | ||
| - | ==== Network Rail - [[this> | + | ==== Network Rail - [[this> |
| //With reference to the protection of the railway, Network Rail has no objection in principle to the development, | //With reference to the protection of the railway, Network Rail has no objection in principle to the development, | ||
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| //All surface and foul water arising from the proposed works must be collected and diverted away from Network Rail property. In the absence of detailed plans all soakaways must be located so as to discharge away from the railway infrastructure. The following points need to be addressed: // | //All surface and foul water arising from the proposed works must be collected and diverted away from Network Rail property. In the absence of detailed plans all soakaways must be located so as to discharge away from the railway infrastructure. The following points need to be addressed: // | ||
| - | '' | + | 1. There should be no increase to average or peak flows of surface water run off leading towards Network Rail assets, including earthworks, bridges and culverts. |
| - | '' | + | 2. All surface water run off and sewage effluent should be handled in accordance with Local Council and Water Company regulations. |
| - | '' | + | 3. Attenuation should be included as necessary to protect the existing surface water drainage systems from any increase in average or peak loadings due to normal and extreme rainfall events. |
| - | '' | + | 4. Attenuation ponds, next to the railway, should be designed by a competent specialist engineer and should include adequate storm capacity and overflow arrangements such that there is no risk of flooding of the adjacent railway line during either normal or exceptional rainfall events. |
| - | '' | + | 5. There should be no attenuation or SUDs features within 30m of the railway boundary where the site is above the level of the railway, or 20m where the site is below the level of the railway. |
| - | '' | + | 6. There should be no connection to existing railway drainage without discussion and agreement with Network Rail prior to work commencing on site. |
| //It is expected that the preparation and implementation of a surface water drainage strategy addressing the above points will be conditioned as part of any approval.// | //It is expected that the preparation and implementation of a surface water drainage strategy addressing the above points will be conditioned as part of any approval.// | ||
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| //I trust full cognisance will be taken in respect of these comments. If you have any further queries or require clarification of any aspects, please do not hesitate to contact myself I would also be grateful if you could inform me of the outcome of this application, | //I trust full cognisance will be taken in respect of these comments. If you have any further queries or require clarification of any aspects, please do not hesitate to contact myself I would also be grateful if you could inform me of the outcome of this application, | ||
| - | ==== Archaeology Consultants (NEAR) - [[this> | + | ==== Archaeology Consultants (NEAR) - [[this> |
| // | // | ||
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| ==== Redcar and Cleveland Borough Council (Development Engineers) ==== | ==== Redcar and Cleveland Borough Council (Development Engineers) ==== | ||
| - | [[this> | + | [[this> |
| //I refer to the application and would offer no objections in principle regarding access arrangements; | //I refer to the application and would offer no objections in principle regarding access arrangements; | ||
| - | [[this> | + | [[this> |
| //I refer to the Transport Assessment addendum and would add no further comments.// | //I refer to the Transport Assessment addendum and would add no further comments.// | ||
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| // | // | ||
| - | ==== Redcar and Cleveland Borough Council (Public Rights of Way Officer) - [[this> | + | ==== Redcar and Cleveland Borough Council (Public Rights of Way Officer) - [[this> |
| //The Teesdale Way historic trail runs along the opposite side of the railway line along the southern boundary of the site. This should not be affected by the proposed works. There are no PROW objections.// | //The Teesdale Way historic trail runs along the opposite side of the railway line along the southern boundary of the site. This should not be affected by the proposed works. There are no PROW objections.// | ||
| ==== Redcar and Cleveland Borough Council (Local Lead Flood Authority) ==== | ==== Redcar and Cleveland Borough Council (Local Lead Flood Authority) ==== | ||
| - | [[this> | + | [[this> |
| - | '' | + | The LLFA would offer the following comments; |
| //Having reviewed the Environmental Statement (Vol 3, appendix G) the LLFA would offer no objection in principal to the proposed outline planning application.// | //Having reviewed the Environmental Statement (Vol 3, appendix G) the LLFA would offer no objection in principal to the proposed outline planning application.// | ||
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| //REASON FOR PRE-COMMENCEMENT: | //REASON FOR PRE-COMMENCEMENT: | ||
| - | '' | + | 2. Prior to the commencement of the development, |
| - | Water Drainage Management Plan shall be submitted and approved by the Local Planning Authority. The Management Plan shall include;'' | + | 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// | //(i) The timetable and phasing for construction of the drainage system// | ||
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| //REASON: To ensure that the surface water drainage infrastructure is maintained to minimise the risk flooding in the locality.// | //REASON: To ensure that the surface water drainage infrastructure is maintained to minimise the risk flooding in the locality.// | ||
| - | [[this> | + | [[this> |
| //The LLFA would offer no additional comments and the requested conditions still apply as dated 07/ | //The LLFA would offer no additional comments and the requested conditions still apply as dated 07/ | ||
| ==== Redcar and Cleveland Borough Council (Environmental Protection) (Contaminated Land) ==== | ==== Redcar and Cleveland Borough Council (Environmental Protection) (Contaminated Land) ==== | ||
| - | [[this> | + | [[this> |
| //With reference to the above planning application, | //With reference to the above planning application, | ||
| Line 771: | Line 769: | ||
| //REASON: To protect and to ensure that the development can be carried out safely without unacceptable risks to workers, or commercial neighbours.// | //REASON: To protect and to ensure that the development can be carried out safely without unacceptable risks to workers, or commercial neighbours.// | ||
| - | [[this> | + | [[this> |
| //I would reiterate my previous comments// | //I would reiterate my previous comments// | ||
| - | ==== Redcar and Cleveland Borough Council (Environmental Protection) (Nuisance) - [[this> | + | ==== Redcar and Cleveland Borough Council (Environmental Protection) (Nuisance) - [[this> |
| Initial Comments – 10/08/2020 | Initial Comments – 10/08/2020 | ||
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| //The assessment notes a small increase in road traffic noise due to increased traffic movements but expects this to be minimal and has not identified any significant effects from operational or construction noise sources on the surrounding residential receptors but the following steps are recommended to ensure established criteria are met:// | //The assessment notes a small increase in road traffic noise due to increased traffic movements but expects this to be minimal and has not identified any significant effects from operational or construction noise sources on the surrounding residential receptors but the following steps are recommended to ensure established criteria are met:// | ||
| - | '' | + | * Use of BPM during the construction phase; |
| - | '' | + | * Appropriate layout/ |
| - | '' | + | * At the detailed planning stage, the design of building services plant and industrial noise sources would be designed in line with BS4142 and national policies. Assessments would be required to be submitted by individual operators intending to occupy the site. The assessments should demonstrate that noise from individual sites, in addition to the site as a whole, does not exceed the noise criteria. |
| //However, there has been no consideration within the assessment for nearby commercial operators and the effects from construction noise/ | //However, there has been no consideration within the assessment for nearby commercial operators and the effects from construction noise/ | ||
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| //REASON: In the interest of neighbour amenity// | //REASON: In the interest of neighbour amenity// | ||
| - | [[this> | + | [[this> |
| //I would reiterate my previous comments.// | //I would reiterate my previous comments.// | ||
| - | ==== Redcar and Cleveland Borough Council (Environmental Protection) (Air Quality) - [[this> | + | ==== Redcar and Cleveland Borough Council (Environmental Protection) (Air Quality) - [[this> |
| //I note that an Air quality assessment has been submitted in support of this application.// | //I note that an Air quality assessment has been submitted in support of this application.// | ||
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| ==== Redcar and Cleveland Borough Council (Conservation Advisor) ==== | ==== Redcar and Cleveland Borough Council (Conservation Advisor) ==== | ||
| - | [[this> | + | [[this> |
| //No objection to the outline application. The proposal to mitigate the loss of the relatively low significance industrial archaeology by recording features uncovered during groundwork and photogrammetric recording of remaining above ground structures is considered to be sufficient. The submitted documents are considered to fulfil the requirement of Policy HE3, which requires a Desk Based Assessment to be submitted as part of the application. Further requirements of HE3 are considered to be met as the public benefits of the proposals for the site are clear.// | //No objection to the outline application. The proposal to mitigate the loss of the relatively low significance industrial archaeology by recording features uncovered during groundwork and photogrammetric recording of remaining above ground structures is considered to be sufficient. The submitted documents are considered to fulfil the requirement of Policy HE3, which requires a Desk Based Assessment to be submitted as part of the application. Further requirements of HE3 are considered to be met as the public benefits of the proposals for the site are clear.// | ||
| - | [[this> | + | [[this> |
| //Based on the amendment I have no further comments// | //Based on the amendment I have no further comments// | ||
| - | ==== Redcar and Cleveland Borough Council (Business Growth Team) - [[this> | + | ==== Redcar and Cleveland Borough Council (Business Growth Team) - [[this> |
| - | '' | + | I confirm this application is supported by the Council' |
| - | B1 will meet demand for supply chain space for several key investment projects underway or planned on this site and within the Borough as well as attract new investment in identified priority sectors to the Teesworks site.'' | + | B1 will meet demand for supply chain space for several key investment projects underway or planned on this site and within the Borough as well as attract new investment in identified priority sectors to the Teesworks site. |
| //The Council is keen to maximise the local content on this proposal both in terms of local employment opportunities and supplier opportunities. We would be pleased to enter into early discussions with appointed contractors on how local content can be maximised and how the skills needs of contractors can be met through delivery of targeted training programmes to meet contractors needs.// | //The Council is keen to maximise the local content on this proposal both in terms of local employment opportunities and supplier opportunities. We would be pleased to enter into early discussions with appointed contractors on how local content can be maximised and how the skills needs of contractors can be met through delivery of targeted training programmes to meet contractors needs.// | ||
| - | ==== Redcar and Cleveland Borough Council (Natural Heritage Manager) - [[this> | + | ==== Redcar and Cleveland Borough Council (Natural Heritage Manager) - [[this> |
| //No objections to these proposals// | //No objections to these proposals// | ||
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| The ES confirms the development is Schedule 1 development. | The ES confirms the development is Schedule 1 development. | ||
| - | ==== Chapter A – [[this> | + | |
| + | ==== Chapter A ==== | ||
| + | |||
| + | [[this> | ||
| Sets out the scope and structure of the ES and the relevant topic chapters and these reflect the informal scooping exercise that was carried out with the | Sets out the scope and structure of the ES and the relevant topic chapters and these reflect the informal scooping exercise that was carried out with the | ||
| Line 881: | Line 882: | ||
| The ES has comprises of three volumes: | The ES has comprises of three volumes: | ||
| - | * [[this> | + | * [[this> |
| - | * Volume 2 – Main Technical Assessments - // | + | * Volume 2 – Main Technical Assessments - // |
| * Volume 3 – Figures and Appendices to the Technical Assessments - //Volume 3 includes the technical appendices and figures // | * Volume 3 – Figures and Appendices to the Technical Assessments - //Volume 3 includes the technical appendices and figures // | ||
| Volume 2 as detailed above consists of various chapters that deal with the detailed technical assessment of the proposed development. The structure of this volume is as follows; | Volume 2 as detailed above consists of various chapters that deal with the detailed technical assessment of the proposed development. The structure of this volume is as follows; | ||
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| - | * [[this> | + | * [[this> |
| Each of the technical assessments are formatted as follows: | Each of the technical assessments are formatted as follows: | ||
| Line 927: | Line 928: | ||
| //c. It has not been possible to submit a hard copy of the report to RCBC or any other consultees. However, electronic copies have instead been submitted and are available for public inspection via the RCBC website. When practically possible, the applicant has agreed to issue RCBC with hard copy. If members of the public or any consultees want a paper or CD Rom copy of the ES, they can request a copy as set out in section A8 of this report. This approach is consistent with the Coronavirus Regulations.// | //c. It has not been possible to submit a hard copy of the report to RCBC or any other consultees. However, electronic copies have instead been submitted and are available for public inspection via the RCBC website. When practically possible, the applicant has agreed to issue RCBC with hard copy. If members of the public or any consultees want a paper or CD Rom copy of the ES, they can request a copy as set out in section A8 of this report. This approach is consistent with the Coronavirus Regulations.// | ||
| - | ==== Chapter B – [[this> | + | |
| + | ==== Chapter B ==== | ||
| + | |||
| + | [[this> | ||
| The development site is 174ha in size. It is brownfield industrial land and is largely free of active use and built development. The site has previously been occupied by iron and steel industries and it has also been used for the storage of materials and freight rail infrastructure. The site is situated immediately south east of the River Tees and it has a river frontage. | The development site is 174ha in size. It is brownfield industrial land and is largely free of active use and built development. The site has previously been occupied by iron and steel industries and it has also been used for the storage of materials and freight rail infrastructure. The site is situated immediately south east of the River Tees and it has a river frontage. | ||
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| The maximum building height will be 40.21m AOD. These figures take account of the proposed site levels and earthworks. | The maximum building height will be 40.21m AOD. These figures take account of the proposed site levels and earthworks. | ||
| - | ==== Chapter C – [[this> | + | |
| + | ==== Chapter C ==== | ||
| + | |||
| + | [[this> | ||
| The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect ecology. The chapter has been prepared by a Chartered Transport Planning Professional and it considers the effects of the proposed development on transport matters. | The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect ecology. The chapter has been prepared by a Chartered Transport Planning Professional and it considers the effects of the proposed development on transport matters. | ||
| Line 958: | Line 965: | ||
| The Chapter is supported by the following technical appendices: | The Chapter is supported by the following technical appendices: | ||
| - | [[this> | + | [[this> |
| **Baseline** | **Baseline** | ||
| Line 1096: | Line 1103: | ||
| TA3 of the Redcar and Cleveland Local Plan. | TA3 of the Redcar and Cleveland Local Plan. | ||
| - | ==== Chapter D – [[this> | + | |
| + | ==== Chapter D ==== | ||
| + | |||
| + | [[this> | ||
| The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect ecology. The chapter has been prepared by an ecologist at Arup and it considers the effects of the proposed development on ecological matters. | The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect ecology. The chapter has been prepared by an ecologist at Arup and it considers the effects of the proposed development on ecological matters. | ||
| - | The Chapter is supported by the following technical appendices - [[this> | + | The Chapter is supported by the following technical appendices - [[this> |
| Appendix D1: Legislation, | Appendix D1: Legislation, | ||
| Line 1209: | Line 1219: | ||
| //i. Construction works along the north-western boundary of the proposed development site within 10m or less of the River Tees are to be screened, to reduce the visual and noise impacts upon the Teesmouth and Cleveland Coast SSSI and the designated features that utilise the River Tees for foraging and commuting. Screening will involve use of opaque barriers, which would also prevent site operatives from unnecessary access to the riverbank;// | //i. Construction works along the north-western boundary of the proposed development site within 10m or less of the River Tees are to be screened, to reduce the visual and noise impacts upon the Teesmouth and Cleveland Coast SSSI and the designated features that utilise the River Tees for foraging and commuting. Screening will involve use of opaque barriers, which would also prevent site operatives from unnecessary access to the riverbank;// | ||
| - | '' | + | ii. Construction of the proposed development will abide by a Construction Environmental Management Plan (CEMP), which will outline measures to prevent sediment, dust, surface water run-off, or any other substance relating to construction from entering the River Tees. The CEMP will be reviewed by a |
| - | Suitably Qualified Ecologist (SQE);'' | + | Suitably Qualified Ecologist (SQE); |
| //iii. Contaminated liquids or sediments produced as a result of construction, | //iii. Contaminated liquids or sediments produced as a result of construction, | ||
| - | '' | + | iv. Any lighting of the construction area is to be directed away from the River Tees or utilise directional shielding measures to prevent light-spill onto the river. |
| Operation | Operation | ||
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| The LPA is satisfied that the development will have no impacts in terms of ecology matters that cannot be mitigated to an appropriate level by planning conditions or other regulatory regimes. The development raises no issues in respect of National Policy within the NPPF and Policies SD4 (c) (e) (o) and N4 of the Redcar and Cleveland Local Plan. | The LPA is satisfied that the development will have no impacts in terms of ecology matters that cannot be mitigated to an appropriate level by planning conditions or other regulatory regimes. The development raises no issues in respect of National Policy within the NPPF and Policies SD4 (c) (e) (o) and N4 of the Redcar and Cleveland Local Plan. | ||
| - | ==== Chapter E – [[this> | + | |
| + | ==== Chapter E ==== | ||
| + | |||
| + | [[this> | ||
| The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect noise and vibration. The chapter has been prepared by an acoustic consultant at Arup and it considers the effects of the proposed development on noise and vibration surrounding the site. | The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect noise and vibration. The chapter has been prepared by an acoustic consultant at Arup and it considers the effects of the proposed development on noise and vibration surrounding the site. | ||
| Line 1296: | Line 1309: | ||
| The Chapter is supported by the following technical appendices: | The Chapter is supported by the following technical appendices: | ||
| - | [[this> | + | [[this> |
| **Baseline** | **Baseline** | ||
| Line 1404: | Line 1417: | ||
| * //At the detailed planning stage, the design of building services plant and industrial noise sources would be designed in line with BS4142 and national policies. Assessments would be required to be submitted by individual operators intending to occupy the site. The assessments should demonstrate that noise from individual sites, in addition to the site as a whole, does not exceed the noise criteria.// | * //At the detailed planning stage, the design of building services plant and industrial noise sources would be designed in line with BS4142 and national policies. Assessments would be required to be submitted by individual operators intending to occupy the site. The assessments should demonstrate that noise from individual sites, in addition to the site as a whole, does not exceed the noise criteria.// | ||
| - | '' | + | However, there has been no consideration within the assessment for nearby commercial operators and the effects from construction noise/ |
| - | In order to minimise the environmental impact.'' | + | In order to minimise the environmental impact. |
| Based on the assessment of the ES by the Council’s EHO no objection is raised in principle to the proposed development. The EHO has noted that the application has been made in outline and therefore there are still a number of unknowns with regard to the final development layout and form, and therefore the resulting impacts. It is therefore accepted that further assessment of individual developments with be undertaken at Reserved Matters stage where noise emission limits and acoustic design can be further considered. | Based on the assessment of the ES by the Council’s EHO no objection is raised in principle to the proposed development. The EHO has noted that the application has been made in outline and therefore there are still a number of unknowns with regard to the final development layout and form, and therefore the resulting impacts. It is therefore accepted that further assessment of individual developments with be undertaken at Reserved Matters stage where noise emission limits and acoustic design can be further considered. | ||
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| The LPA is satisfied that the development will have no impacts in terms of noise and vibration that cannot be mitigated to an appropriate level by planning conditions or other regulatory regimes. The development raises no issues in respect of National Policy within the NPPF and Policy SD4(b)(e)(m)(n) of the Redcar and Cleveland Local Plan. | The LPA is satisfied that the development will have no impacts in terms of noise and vibration that cannot be mitigated to an appropriate level by planning conditions or other regulatory regimes. The development raises no issues in respect of National Policy within the NPPF and Policy SD4(b)(e)(m)(n) of the Redcar and Cleveland Local Plan. | ||
| - | ==== Chapter F – [[this> | + | |
| + | ==== Chapter F ==== | ||
| + | |||
| + | [[this> | ||
| The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of air quality. The chapter has been prepared by Arup and it considers the effects of the proposed development on air quality surrounding the site. | The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of air quality. The chapter has been prepared by Arup and it considers the effects of the proposed development on air quality surrounding the site. | ||
| - | The ES chapter has also been supported by a number of technical appendices ([[this> | + | The ES chapter has also been supported by a number of technical appendices ([[this> |
| Appendix F1: Construction dust methodology, | Appendix F1: Construction dust methodology, | ||
| Line 1564: | Line 1580: | ||
| The LPA is satisfied that the development will have no impacts in terms of emissions and impact on human health that cannot be mitigated to an appropriate level by planning conditions or other regulatory regimes. The development raises no issues in respect of National Policy in the NPPF and Policy SD4(b)(e)(m) and LS4 (x) of the Redcar and Cleveland Local Plan. | The LPA is satisfied that the development will have no impacts in terms of emissions and impact on human health that cannot be mitigated to an appropriate level by planning conditions or other regulatory regimes. The development raises no issues in respect of National Policy in the NPPF and Policy SD4(b)(e)(m) and LS4 (x) of the Redcar and Cleveland Local Plan. | ||
| - | ==== Chapter G – [[this> | + | |
| + | ==== Chapter G ==== | ||
| + | |||
| + | [[this> | ||
| The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of water management and flooding. The chapter has been prepared by JBA and it considers the effects of the proposed development on water management and flooding associated with the development. | The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of water management and flooding. The chapter has been prepared by JBA and it considers the effects of the proposed development on water management and flooding associated with the development. | ||
| - | The Chapter is supported by the following technical appendices ([[this> | + | The Chapter is supported by the following technical appendices ([[this> |
| Appendix G1: Summary of Consultation with statutory consultees | Appendix G1: Summary of Consultation with statutory consultees | ||
| Line 1596: | Line 1615: | ||
| Consideration has been given to the mitigation measures that will be designed into future development at the site. The ES states; | Consideration has been given to the mitigation measures that will be designed into future development at the site. The ES states; | ||
| - | '' | + | Construction Phase: |
| * Movement of material - it is assumed that the site is cut and fill natural. | * Movement of material - it is assumed that the site is cut and fill natural. | ||
| * Flooding and drainage - the proposed finished floor level will be a minimum of 5.79mAOD. The tidal flood level of 5.03mAOD represents the 200 year coastal flood risk + Sea Level Rise allowance to 2100 design scenario and so the proposed development would be outwith the elevations at risk of flooding. | * Flooding and drainage - the proposed finished floor level will be a minimum of 5.79mAOD. The tidal flood level of 5.03mAOD represents the 200 year coastal flood risk + Sea Level Rise allowance to 2100 design scenario and so the proposed development would be outwith the elevations at risk of flooding. | ||
| Line 1672: | Line 1691: | ||
| In view of the above the development complies with policy in the NPPF, policies SD7 and SD4(f) of the Redcar and Cleveland Local Plan. | In view of the above the development complies with policy in the NPPF, policies SD7 and SD4(f) of the Redcar and Cleveland Local Plan. | ||
| - | ==== Chapter H – [[this> | + | |
| + | ==== Chapter H ==== | ||
| + | |||
| + | [[this> | ||
| The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of ground conditions and remediation. The chapter has been prepared by Arcadis (UK) Ltd. | The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of ground conditions and remediation. The chapter has been prepared by Arcadis (UK) Ltd. | ||
| - | The Chapter is supported by the following technical appendices ([[this> | + | The Chapter is supported by the following technical appendices ([[this> |
| Appendix H1: Former Steelworks Land, South Tees Outline Remedial Strategy, Prepared for South Tees Development Corporation by Wood, Ref. 41825-wood-XX-XX-RP-OC-0001_S0_P01 dated 25th June 2019 [[Wood 2019]]; | Appendix H1: Former Steelworks Land, South Tees Outline Remedial Strategy, Prepared for South Tees Development Corporation by Wood, Ref. 41825-wood-XX-XX-RP-OC-0001_S0_P01 dated 25th June 2019 [[Wood 2019]]; | ||
| Line 1831: | Line 1853: | ||
| In view of the above the development complies with policy in the NPPF, policy LS4 (x) of the Redcar and Cleveland Local Plan. | In view of the above the development complies with policy in the NPPF, policy LS4 (x) of the Redcar and Cleveland Local Plan. | ||
| - | ==== Chapter I – [[this> | + | |
| + | ==== Chapter I ==== | ||
| + | |||
| + | [[this> | ||
| The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of climate change. The chapter has been prepared by Lichfields. | The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of climate change. The chapter has been prepared by Lichfields. | ||
| Line 1907: | Line 1932: | ||
| * // | * // | ||
| - | '' | + | In the context of the above, it is assumed that – if delivered and promoted in accordance with the guiding principles of the South Tees Regeneration |
| - | Masterplan – the displacement effects of the proposed development will be low. In accordance with the Homes and Communities Agency Additionality Guide, a 25% displacement allowance has therefore been applied.'' | + | Masterplan – the displacement effects of the proposed development will be low. In accordance with the Homes and Communities Agency Additionality Guide, a 25% displacement allowance has therefore been applied. |
| //As a result, it is estimated that the net additional on-site employment generated by the proposed development is likely to be in the order of 2,903 direct FTE jobs.// | //As a result, it is estimated that the net additional on-site employment generated by the proposed development is likely to be in the order of 2,903 direct FTE jobs.// | ||
| Line 1984: | Line 2009: | ||
| In view of the above the development complies with policy in the NPPF, policy LS4 (a)(b)(c)(d)(e)(f)(h)(k)(l) of the Redcar and Cleveland Local Plan. | In view of the above the development complies with policy in the NPPF, policy LS4 (a)(b)(c)(d)(e)(f)(h)(k)(l) of the Redcar and Cleveland Local Plan. | ||
| - | ==== Chapter J – [[this> | + | |
| + | ==== Chapter J ==== | ||
| + | |||
| + | [[this> | ||
| The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of climate change. The chapter has been prepared by Atkins. | The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of climate change. The chapter has been prepared by Atkins. | ||
| - | The Chapter is supported by the following technical appendices ([[this> | + | The Chapter is supported by the following technical appendices ([[this> |
| Appendix J1: Summary of Consultation | Appendix J1: Summary of Consultation | ||
| Line 2013: | Line 2041: | ||
| * //The proposed development will aim to be cut and fill neutral, ensuring the reuse of suitable uncontaminated excavated materials is maximised. This comprises of the excavated material;// | * //The proposed development will aim to be cut and fill neutral, ensuring the reuse of suitable uncontaminated excavated materials is maximised. This comprises of the excavated material;// | ||
| * //In the above context, waste will be designed out in the early design phases to ensure the volume of waste generated is minimised;// | * //In the above context, waste will be designed out in the early design phases to ensure the volume of waste generated is minimised;// | ||
| - | * '' | + | * Actions will be taken in the early design phases to ensure the use of recycled/ reclaimed materials are maximised in line with the Waste |
| - | Hierarchy; and'' | + | Hierarchy; and |
| * // | * // | ||
| Line 2109: | Line 2137: | ||
| Valley Joint Minerals and Waste Core Strategy Development Plan Documents (2011) and The Tees Valley Joint Waste Management Strategy (2020-2035). | Valley Joint Minerals and Waste Core Strategy Development Plan Documents (2011) and The Tees Valley Joint Waste Management Strategy (2020-2035). | ||
| - | ==== Chapter K – [[this> | + | |
| + | ==== Chapter K ==== | ||
| + | |||
| + | [[this> | ||
| The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of climate change. The chapter has been prepared by a climate change consultant at Arup. | The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of climate change. The chapter has been prepared by a climate change consultant at Arup. | ||
| - | The Chapter is supported by the following technical appendices ([[this> | + | The Chapter is supported by the following technical appendices ([[this> |
| Appendix K1: Meeting notes from consultation | Appendix K1: Meeting notes from consultation | ||
| Line 2216: | Line 2247: | ||
| In view of the above the development complies with National Policy in the NPPF and Policies SD6 and LS4 of the Redcar and Cleveland Local Plan. | In view of the above the development complies with National Policy in the NPPF and Policies SD6 and LS4 of the Redcar and Cleveland Local Plan. | ||
| - | ==== Chapter L – [[this> | + | |
| + | ==== Chapter L ==== | ||
| + | |||
| + | [[this> | ||
| The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of landscape and visual impacts. The ES chapter has been prepared by Jenny Ferguson. | The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of landscape and visual impacts. The ES chapter has been prepared by Jenny Ferguson. | ||
| - | The Chapter is supported by the following technical appendices ([[this> | + | The Chapter is supported by the following technical appendices ([[this> |
| Appendix L1: Landscape Character Zone Plan; | Appendix L1: Landscape Character Zone Plan; | ||
| Line 2309: | Line 2343: | ||
| A number of measures have been suggested that could be implemented during the operation phase of development. These include; | A number of measures have been suggested that could be implemented during the operation phase of development. These include; | ||
| - | * '' | + | * Buildings to be articulated in a way which reduces visual scale and massing. |
| - | * '' | + | * Building colour and cladding to be appropriate, |
| - | * '' | + | * For View Point 5 there mitigation via tree planting and landscaping along the boundary line to soften and reduce the visual scale of the development. |
| It is considered that these will be achieved by appropriate design selection at Reserved Matters stage and through the use of suitable planning conditions. | It is considered that these will be achieved by appropriate design selection at Reserved Matters stage and through the use of suitable planning conditions. | ||
| Line 2360: | Line 2394: | ||
| In view of the above the development complies with National Policy in the NPPF and policy SD4 (b)(i)(j) and (k) of the Redcar and Cleveland Local Plan. | In view of the above the development complies with National Policy in the NPPF and policy SD4 (b)(i)(j) and (k) of the Redcar and Cleveland Local Plan. | ||
| - | ==== Chapter M – [[this> | + | ==== Chapter M ==== |
| + | |||
| + | [[this> | ||
| The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of archaeology and cultural heritage. The ES also sets out that Built Heritage has been scoped out of the EIA, therefore the consideration centres around buried heritage. The ES chapter has been prepared by Prospect Archaeology. | The ES chapter begins by setting out NPPF policy, legislation and local planning policy in respect of archaeology and cultural heritage. The ES also sets out that Built Heritage has been scoped out of the EIA, therefore the consideration centres around buried heritage. The ES chapter has been prepared by Prospect Archaeology. | ||
| - | The Chapter is supported by the following technical appendices ([[this> | + | The Chapter is supported by the following technical appendices ([[this> |
| Appendix M1: South Bank, Redcar Desk-Based Heritage Assessment | Appendix M1: South Bank, Redcar Desk-Based Heritage Assessment | ||
| Line 2451: | Line 2487: | ||
| In view of the above it is concluded the development complies with policy in the NPPF and policy SD4(c) and HE2 and of the Redcar and Cleveland Local Plan. | In view of the above it is concluded the development complies with policy in the NPPF and policy SD4(c) and HE2 and of the Redcar and Cleveland Local Plan. | ||
| - | ==== Chapter N – [[this> | + | ==== Chapter N ==== |
| + | |||
| + | [[this> | ||
| The ES chapter seeks to draw together the other chapters within the ES and establish the interrelationship between them. The ES chapter addresses two types of cumulative effects, these being; | The ES chapter seeks to draw together the other chapters within the ES and establish the interrelationship between them. The ES chapter addresses two types of cumulative effects, these being; | ||
| Line 2524: | Line 2562: | ||
| * //Climate Change – Further greenhouse gas emissions are expected from transport movements and material sourcing associated with the construction and operational phases of the development, | * //Climate Change – Further greenhouse gas emissions are expected from transport movements and material sourcing associated with the construction and operational phases of the development, | ||
| * //Landscape and Visual – Additional impacts are predicted however these are very localised. Potential minor beneficial cumulative impacts are predicted on Viewpoint 1 (Eston Nab Hill Footpath/ | * //Landscape and Visual – Additional impacts are predicted however these are very localised. Potential minor beneficial cumulative impacts are predicted on Viewpoint 1 (Eston Nab Hill Footpath/ | ||
| - | ==== Chapter O – [[this> | + | |
| + | ==== Chapter O ==== | ||
| + | [[this> | ||
| This chapter presents the mitigation, monitoring and compensation measures proposed throughout the ES, and the mechanism for securing these. This is identified to assist in the ongoing consideration of the ES. | This chapter presents the mitigation, monitoring and compensation measures proposed throughout the ES, and the mechanism for securing these. This is identified to assist in the ongoing consideration of the ES. | ||
| Line 2599: | Line 2639: | ||
| 3. The development hereby permitted shall be carried out in accordance with the following approved plans: | 3. The development hereby permitted shall be carried out in accordance with the following approved plans: | ||
| - | [[this> | + | [[this> |
| - | {html}& | + | {{this>Teesworks/ |
| - | [[this> | + | [[this> |
| - | {html}& | + | {{this>Teesworks/ |
| REASON: To accord with the terms of the planning application. | REASON: To accord with the terms of the planning application. | ||
r-2020-0357-oom-officer_report.1785424564.txt.gz · Last modified: by nefcadmin