Agenda item

R/2023/0799/FFM Alterations to Tees Dock Roundabout to include new leg to provide access to Lackenby Development Site and widening of existing highway to provide an additional land on the existing carriageways A66/A1053 Roundabout Tees Dock Road Grangetown

Minutes:

The officer summarised the officer report which had been pre-circulated.

 

Members sought questions of clarification around the following matters;

 

·       Had all landowners been consulted and if so, were there any representations from landowners other than highways;

·       Was there a requirement for remediation measures within the conditions relating to funding?

·       Was there any Section 106 Agreement in place due to the disruption to the environment and losing part of the infrastructure;

·       Whilst we have heard that the proposal would not trigger a Section 106 Agreement were there no requests regarding the effect on the environment;

·       If this application were approved would it meet the requirements of the transport hub;

·       Were there any figures that demonstrated that this was a bottleneck;

·       Were we gaining as a Local Authority from changes to this roundabout;

·       Any future development may result in further changes being required.

 

The applicant present made the following comments;

 

·       The applications falls out of the approval for the Lackenby site and will add to capacity;

·       All development was either in Tees Valley ownership or was adopted highway.

 

Members questioned the applicant on the following points:-

 

·       If approval were not to be granted what would be the alternative route to the site?

·       Why proceed with the application now when there would be other developments on that site;

·       Would doing the alterations now would future proof the site;

·       Are you confident the changes will apply before the transport hub is developed and that these changes will deal with that development;

·       What provision if any, had been made for cyclists.

 

Members debated the application and made the following comments:-

 

·       The development was looking to the future and if the application were not to be approved it would simply divert traffic elsewhere;

·       It was essential that the infrastructure was in place to allow Tees Works development to proceed at a pace;

·       Support in principle if the issue of flooding were to be addressed;

·       Disappointed that there was no provision to contribute to the negative effect which would inevitably occur due to the destruction of the curtilage;

·       The environment should not be sacrificed for industrial development purposes;

·       The application was within development limits and would improve the highway network;

·       The A66 was a busy road and the current road layout was confusing;

·       The Local Authority are gaining as we would have had to improve the roundabout;

 

Following the debate members resolved 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. R-SD-10.00) received by the Local Planning Authority on 28/11/23

          Proposed Site Plan (Dwg No. R-SD-10.02) received by the Local Planning Authority on 28/11/23

          Preliminary Layout Plan (Dwg No. 279257-ARP-15-XX-DR-CH-0101) received by the Local Planning Authority on 29/11/23

         

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

 

3.       The development hereby approved shall not be commenced until a detailed method of works statement has been submitted to and approved in writing by the Local Planning Authority. Such statement shall include at least the following details;

         

          a)           Routing of construction traffic, including signage where appropriate;

          b)           Arrangements for site compound and contractor parking;

          c)           Measures to prevent the egress of mud and other detritus onto the   public highway;

          d)           A jointly undertaken dilapidation survey of the adjacent highway;

          e)           Program of works;

          f)            Measures to prevent public access to the fourth leg until an appropriate time; and,

          g)           Details of any road/footpath closures as may be required.

         

          The development must be carried out in accordance with the approved details. 

         

          REASON: To ensure that the development can be carried out in a manner that will not be to the detriment of amenity of local residents, free flow of traffic or safety of highway users having regard for Local Plan Policy.

         

          REASON FOR PRE-COMMENCEMENT: The information is required prior to any works commencing on site as it relates to the submission of a ‘method of works’ which need to be approved, prior to any development commencing to ensure that the development is carried out in an appropriate manner. 

         

4.       The development hereby approved, shown in principle on drawing ref: ‘1846-THE-R-SD-10.02 Rev – Site Plan Proposed’, shall not be constructed unless and until detailed design drawings have been submitted and approved in writing by the local highway authority. 

         

          REASON: To ensure a satisfactory form of development and in the interests of highway safety having regard for Local Plan Policy and sections 9 and 12 of the NPPF

         

5.       Unless otherwise agreed in writing with the Local Planning Authority, the area shown as purple hatching on drawing "23D33-SYS-HGN-TRK_Z0-DR-CH-01-P01 Options Master June-015" received by the Local Planning Authority on 14/06/24 shall not be brought into use, other than for purposes highlighted in the method of works statement.

         

          REASON: In the interests of free flow of traffic and safety of highway users having regard for Local Plan Policy and NPPF.

         

6.       Unless otherwise 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 (c) 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,

           archeological 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.

         

          (c) 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. 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.

         

7.       Prior to the commencement of the development, 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.

 

8.       Prior to the commencement of the development, or in such extended time that may be agreed with the Local Planning Authority, details of a Surface Water Drainage Management Plan shall be submitted and approved by the Local Planning Authority. The Management Plan shall include;

          (i) The timetable and phasing for construction of the drainage system

          (ii) Details of any control structure(s)

          (iii) Details of surface water storage structures

          (iv) Measures to control silt levels entering the system and out falling into any watercourse during the construction process

          The development shall, in all respects, be carried out in accordance with the approved Management Plan.

         

          REASON: To ensure the development is supported by an appropriately designed surface water disposal infrastructure scheme and to minimise the risk of increased flooding and contamination of the system during the construction process.

         

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

 

9.       The development shall not be brought into first use until a Management & Maintenance Plan for the surface water drainage scheme has been submitted to and approved by the Local planning Authority; the plan shall include details of the following;

         

          (i) A plan clearly identifying the sections of surface water system that are to be adopted

          (ii) Arrangements for the short and long term maintenance of the SuDS elements of the surface water system

         

          REASON: To ensure that the surface water drainage infrastructure is maintained to minimise the risk flooding in the locality.

 

Supporting documents: