Agenda item

Installation of below ground pipeline from Dyance Beck to Long Newton Service Reservoir and associated works, including temporary construction compounds and temporary bridge, pipe bridge, lagoons, pipe laydown areas, vehicular accesses and above ground ancillary structures (cross boundary application with Stockton Borough Council) (additional plan and long section drawings received 5th December 2024 and visibility splay drawing, response to National Highways objection received 18th December 2024 and additional information in response to objections received 21st January 2025).

 

(In making its decision, the Committee took into consideration the Planning Officer’s report (previously circulated), the views of the Council’s Highway Engineer, Transport Planning Officer, Public Rights of Way Officer, Environmental Health Officer, Ecologist, Arboricultural Officer and the Lead Local Flood Authority. The Committee also took into consideration the views of Durham County Council Archaeology, the Council’s Conservation Consultant, Historic England, the Friends of the Stockton and Darlington Railway, National Highways, Network Rail, Teesside International Airport, Natural England, the Environment Agency, the Health and Safety Executive Land Use Planning Team, Northern Gas Network, Northern PowerGrid, Active Travel England, Durham County Council and Whessoe Parish Council.

 

Six letters of objection and one letter of representation were taken into consideration, alongside the views of the Applicant’s Agent, whom the Committee heard).

 

RESOLVED – That Planning Permission be granted subject to the developer entering into a Section 106 Agreement to secure a Biodiversity Net Gain (BNG) monitoring fee (to be completed within six months), and upon satisfactory completion and signing of that agreement, planning permission be granted subject to the following conditions:

 

1.           A3 (3-year time limit)

 

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

 

(a)         Red Line Boundary Figure A.3, Sheets 1 – 4 

(b)         Proposed Development: Route Overview, Figure A.1

(c)          Proposed Development: Detail, Sheet 1 of 3 Figure A.2

(d)         Proposed Development: Detail, Sheet 2 of 3 Figure A.2

(e)         Proposed Development: Detail, Sheet 3 of 3 Figure A.2

(f)          A68 Strategic Crossing Plan and Profile, drawing number WN023-0165-STN-51-06-DR-C-0004 Rev. P01

(g)         Tunnel General Arrangement, Sheet 1 of 2, drawing number WN023-0165-STN-51-06-DR-C-0005 Rev. P01

(h)         Tunnel General Arrangement, Sheet 2 of 2, drawing number WN023-0165-STN-51-06-DR-C-0006 Rev. P01

(i)          A167 Strategic Crossing, Plan and Long Section, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-1028 Rev. P01

(j)          A68 Temporary Access, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-411 Rev. P01

(k)         Stockton Road Temporary Access, drawing number SZ14-T51-PR1-AM2-002-DWG-CST-G04-1103 Rev. P04

(l)          Beaumont Hill Temporary Access, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-1104 Rev. P01

(m)        Beaumont Hill SR Strategic Connection Plan, drawing number WN023-0165-STN-51-02-DR-C-0001 Rev. P03

(n)         Beaumont Hill SR Strategic Connection Plan and Pipeline Profile, Sheet 1 of 3, drawing number WN023-0165-STN-51-02-DR-C-0002 Rev. P02

(o)         Beaumont Hill SR Strategic Connection Plan and Pipeline Profile, Sheet 2 of 3, drawing number WN023-0165-STN-51-02-DR-C-0003 Rev. P02

(p)         Beaumont Hill SR Strategic Connection Plan and Pipeline Profile, Sheet 3 of 3, drawing number WN023-0165-STN-51-02-DR-C-0004 Rev. P02

(q)         Phase 2 Site Compound Locations, Plan 1 of 3, drawing number WN023-0165_00_GIS_1030 Rev. P03

(r)          Phase 2 Site Compound Locations, Plan 2 of 3, drawing number WN023-0165_00_GIS_1031 Rev. P03

(s)          Phase 2 Site Compound Locations, Plan 3 of 3, drawing number WN023-0165_00_GIS_1032 Rev. P03

(t)          Long Newton SR Strategic Connection Plan, drawing number WN023-0165-STN-51-03-DR-C-0001 Rev. P06

(u)         Long Newton SR Strategic Connection, plan and pipeline profile sheet 1 of 4, drawing number WN023-0165-STN-51-03-DR-C-0004 Rev. P04

(v)         Long Newton SR Strategic Connection, plan and pipeline profile sheet 2 of 4, drawing number WN023-0165-STN-51-03-DR-C-0005 Rev. P04

(w)        Long Newton SR Strategic Connection, plan and pipeline profile sheet 3 of 4, drawing number WN023-0165-STN-51-03-DR-C-0006 Rev. P04

(x)          Long Newton SR Strategic Connection, plan and pipeline profile sheet 4 of 4, drawing number WN023-0165-STN-51-03-DR-C-0007 Rev. P04

(y)         Long Newton SR A66 Access Vehicle Tracking Assessment, drawing number WN023-0165-STN-51-03-DR-T-0002 Rev. P01

(z)          A1(M) to Long Newton Service Reservoir Proposed Pipeline Route Key Plan, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1011 Rev. P03

(aa)       Gainford Great Wood to A1(M) Proposed Pipeline Route Key Plan, drawing number WN023-0165-STN-ZZ-ZZ-DR-T-0001 Rev. P02

(bb)      A1(M) to Long Newton Service Reservoir Proposed Plan and Long Section Chainage 0m – 1000m, drawing numberSZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1012 Rev. P02

(cc)        A1(M) to Long Newton Service Reservoir Proposed Plan and Long Section Chainage 1000m – 2000m, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1013 Rev. P02

(dd)      A1(M) to Long Newton Service Reservoir Proposed Plan and Long Section Chainage 2000m – 3000m, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1014 Rev. P02

(ee)       A1(M) to Long Newton Service Reservoir Proposed Plan and Long Section Chainage 3000m – 4000m, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1015 Rev. P02

(ff)         A1(M) to Long Newton Service Reservoir Proposed Plan and Long Section Chainage 4000m – 5000m, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1016 Rev. P01

(gg)       A1(M) to Long Newton Service Reservoir Proposed Plan and Long Section Chainage 5000m – 6000m, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1017 Rev. P01

(hh)      A1(M) to Long Newton Service Reservoir Proposed Plan and Long Section Chainage 6000m – 7000m, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1018 Rev. P01

(ii)         A1(M) to Long Newton Service Reservoir Proposed Plan and Long Section Chainage 7000m – 8000m, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1019 Rev. P01

(jj)         A1(M) to Long Newton Service Reservoir Proposed Plan and Long Section Chainage 8000m – 9000m, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1020 Rev. P01

(kk)       A1(M) to Long Newton Service Reservoir Proposed Plan and Long Section Chainage 9000m – 10000m, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1022 Rev. P02

(ll)         A1(M) to Long Newton Service Reservoir Proposed Plan and Long Section Chainage 10000m – 10754m, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-1022 Rev. P02

(mm)    Gainford Great Wood to A1(M) Proposed Plan and Long Section Chainage 3000m – 4000m, drawing number WN023-0165-STN-51-04-DR-T-0002 Rev. P02

(nn)      Gainford Great Wood to A1(M) Proposed Plan and Long Section Chainage 4000m – 5000m, drawing number WN023-0165-STN-51-05-DR-T-0005 Rev. P01

(oo)      Gainford Great Wood to A1(M) Proposed Plan and Long Section Chainage 5000m – 6000m, drawing number WN023-0165-STN-51-05-DR-T-0006 Rev. P01

(pp)      Gainford Great Wood to A1(M) Proposed Plan and Long Section Chainage 6000m – 7000m, drawing number WN023-0165-STN-51-05-DR-T-0007 Rev. P01

(qq)      Gainford Great Wood to A1(M) Proposed Plan and Long Section Chainage 7000m – 8000m, drawing number WN023-0165-STN-51-05-DR-T-0008 Rev. P01

(rr)        Gainford Great Wood to A1(M) Proposed Plan and Long Section Chainage 8000m – 9000m, drawing number WN023-0165-STN-51-06-DR-T-0005 Rev. P01

(ss)        Gainford Great Wood to A1(M) Proposed Plan and Long Section Chainage 9000m – 9750m, drawing number WN023-0165-STN-51-06-DR-T-0005 Rev. P01

(tt)        Gainford Great Wood to A1(M) Proposed Plan and Long Section Chainage 9750m – 10638m, drawing number WN023-0165-STN-51-06-DR-T-0006 Rev. P02

(uu)      Preliminary Rout Plan (P25), drawing number WN023-0165/00/GIS/1028

(vv)       River Skerne Strategic Crossing – General Arrangement, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-701 Rev. P02

(ww)     River Skerne Strategic Crossing – Location Plan, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-700 Rev. P02

(xx)        River Skerne Strategic Crossing – Proposed Temporary Access Route, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-023 Rev. P03

(yy)       East Coast Mainline Strategic Crossing – Drive Shaft (West Shaft) General Arrangement Plan and Section, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-803 Rev. P02

(zz)        East Coast Mainline Strategic Crossing – General Arrangement, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-800 Rev. P01

(aaa)    East Coast Mainline Strategic Crossing – Plan and Long Section, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-802 Rev. P01

(bbb)    East Coast Mainline Strategic Crossing – Reception Shaft (East Shaft) General Arrangement Plan and Section, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-804 Rev. P02

(ccc)      Tees Valley Railway Strategic Crossing – Drive Shaft (East Shaft) General Arrangement Plan and Section, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-603 Rev. P02

(ddd)    Tees Valley Railway Strategic Crossing – General Arrangement, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-600 Rev. P01

(eee)    Tees Valley Railway Strategic Crossing – Plan and Long Section, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-602 Rev. P01

(fff)       Tees Valley Railway Strategic Crossing – Reception Shaft (West Shaft) General Arrangement Plan and Section, drawing number SZ14-T15A-PR1-AM2-002-DWG-CST-G04-604 Rev. P02

(ggg)     Typical Pipe Trench Details, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-001 Rev. P03

(hhh)    Typical Stank Details, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-004 Rev. P02

(iii)        Typical Haul Road, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-005 Rev. P02

(jjj)        Typical Thrust Block – Bends, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-006 Rev. P02

(kkk)     Typical Thrust Block, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-007 Rev. P02

(lll)        Typical Lagoon Plan and Section, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-008 Rev. P02

(mmm)Proposed Typical Elevations of Temporary Cabins, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-YO1-009 Rev. P02

(nnn)    Typical Air Valve Detail, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-010 Rev. P01

(ooo)    Typical Washout Detail, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-011 Rev. P01

(ppp)    Typical Line Valve Detail, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-012 Rev. P01

(qqq)    Typical Arrangement of Kiosk Type A Plan and Elevations, drawing number WN023-0165-STN-XX-XX-DR-T-0001 Rev. P02

(rrr)       Typical Arrangement of MCC Kiosk Type B Plan and Elevations, drawing number WN023-0165-STN-XX-XX-DR-T-0002 Rev. P02

(sss)      Standard Details Typical Ditch and Stream Crossing, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-016 Rev. P01

(ttt)       Typical Cathodic Protection Anode Ground Bed Details, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-017 Rev. P01

(uuu)    Typical Cathodic Protection Installation Details, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-018 Rev. P01

(vvv)     Typical Main Compound and Logistical Area, drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-020 Rev. P02

(www)Typical Tunnelling Compound Layout (Launch and Reception Compounds), drawing number SZ14-T15A-PR1-AM2-002-DWG-PIP-Y01-021 Rev. P01

 

REASON – To ensure the development is carried out in accordance with the planning permission.

 

3.           Prior to any development taking place a phasing plan for the development shall be submitted to and approved in writing by the Local Planning Authority.  Thereafter the development shall be undertaken in accordance with the approved details.

 

REASON – To ensure the development is carried out in accordance with the approved documents and to allow for the development to be carried out in phases.

 

4.           Prior to the commencement of any part of the development or any works of demolition within a particular phase as identified under Condition 3, a Construction Environmental Management Plan (CEMP) for that phase which is in genera accordance with the Framework Construction Environmental Management Plan submitted with the application shall be submitted to and to approved in writing by the Local Planning Authority.  The CEMP shall include the following, unless the Local Planning Authority dispenses with any requirement(s) specifically and in writing:

 

(a)         Details of the dust control measures to be put in place during the construction phase of the development taking into account the guidance contained within the Institute of Air Quality Management “Guidance on the assessment of dust from demolition and construction” January 2024.  This shall be incorporated into a Dust Management Plan.

(b)         Methods for controlling noise and vibration during the construction phase and shall take account of the guidance contained within BS5228 “Code of practice for noise and vibration control on construction and open sites”.  This shall be incorporated into a Construction Noise and Vibration Management Plan (including a specific section relating to the proposed tunnelling works) and shall include information on the temporary noise barrier to be installed (design, height, location(s)), as well as the site compounds.

(c)          Details of measures to prevent and manage pollution and to prevent mud and other such material migrating onto the highway.

(d)         Designation, layout and design of construction access and egress points

(e)         Details for the provision of directional signage (on and off site)

(f)          Details of contractors’ compounds and parking, materials storage and other storage arrangements, including cranes and plant, equipment and related temporary infrastructure and their removal upon completion of the construction phase of development

(g)         Details of provision for all site operatives for the loading and unloading of plant, machinery and materials

(h)         Details of provision for all site operatives, including visitors and construction vehicles for parking and turning within the site during the construction period

(i)          Details of delivery arrangements including details of construction hours, number of construction workers, methodology of vehicle movements between the compound and various site accesses, details of operation of banksmen, measures to minimise traffic generation (particularly at peak hours), and measures to control timings and routings of deliveries and construction traffic (including abnormal loads);

(j)          Details of the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate

(k)         Waste audit and scheme for waste minimisation and recycling/disposing of waste resulting from demolition and construction works including a Site Waste Management Plan

(l)          Public rights of way management plan

(m)        Measures for liaison with the local community and procedures to deal with any complaints received

Thereafter the approved Construction Environmental Management Plan for each phase shall be adhered to throughout the construction phase and the approved measures shall be retained for the duration of the construction works in each phase.

 

REASON – In the interests of highway safety and residential amenity.

 

5.           Prior to development commencing within a specific phase as identified under Condition 3 a detailed method statement describing any proposed watercourse/field drain crossings and reinstatement within that phase shall be submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.

 

REASON – To ensure suitable crossings are in place that do not result in damage to watercourses.

 

6.           No construction activities (with the exception of tunnelling works), including the use of plant and machinery (including generators), as well as deliveries to and from the site, shall take place outside the hours of 07.00 – 18.00 Monday to Friday, 07.00 – 14.00 Saturday with no activities on Sunday or Bank/Public Holidays without the prior written permission of the Local Planning Authority.

 

REASON – In the interest of residential amenity.

 

7.           No development within a specific phase as identified under Condition 3 shall take place until details of the working corridor within the application site for that phase have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.

 

REASON – In the interests of highway safety and residential amenity.

 

8.           No development within a specific phase as identified under Condition 3 shall take place until details of any temporary works in that phase have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.

 

REASON – In the interests of highway safety and residential amenity.

 

9.           No construction work shall take place, nor shall any site cabins, materials or machinery be brought on site within a specific phase as defined by Condition 3 until all trees and hedges to be retained within that phase are protected in accordance with the details contained within the approved Arboricultural Impact Assessment, Arboricultural Method Statement and Tree Protection Plan Report relating to that phase.

 

REASON – In the interests of the visual amenity of the area.

 

10.        No development shall take place within a specific phase as identified under Condition 3 until an asbestos specialist has been consulted and provided an assessment report relating to risks and to any required mitigation or remediation measures associated with asbestos identified in soils close to the Tees Valley Railway crossing.  The report and any scheme of mitigation/remediation is to be submitted to the Local Planning Authority for approval in writing.

 

REASON - To ensure that risks from land contamination to the future uses 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 without unacceptable risk to receptors, in accordance with Darlington Local Plan Policy DC1.

 

11.        In the event that unexpected contamination is found at any time when carrying out the approved development, it must be reported in writing immediately to the Local Planning Authority.  An investigation and risk assessment must be undertaken, in accordance with best practice guidance, the details of which are to be agreed in writing with the Local Planning Authority in advance.  Where remediation is shown to be necessary a remediation scheme must be prepared and submitted to the Local Planning Authority for approval in writing in advance.

 

REASON – To ensure that risks from land contamination to the future uses 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 without unacceptable risk to receptors, in accordance with Darlington Local Plan Policy DC1.

 

12.        Prior to its installation, details of any external lighting proposed as part of any phase of the development shall be submitted to and approved in writing by the Local Planning Authority.  The lighting shall not be installed otherwise than in complete accordance with the approved details.

 

REASON – In the interests of visual and residential amenity.

 

13.        Prior to the commencement of development within a specific phase as identified under Condition 3, a Construction Traffic Management Plan (CTMP) for that phase shall be submitted to and approved in writing by the Local Planning Authority.  The approved CTMP shall be implemented prior to the commencement of and for the entire duration of construction activities within the phase to which it relates.

 

REASON – In the interest of highway safety.

 

14.        No development shall take place within a specific phase as identified under Condition 3 until a Written Scheme of Investigation setting out a phased programme of archaeological evaluation in accordance with ‘Standards for All Archaeological Work in County Durham and Darlington’ for that phase has been submitted to and approved in writing by the Local Planning Authority.  The programme of archaeological work will then be carried out in accordance with the approved scheme of works, in sufficient time to inform the production of an Archaeological Management Plan.

 

REASON – To safeguard any archaeological interest in the site, and to comply with Part 16 of the National Planning Policy Framework, 2024.  This is required to be a pre-commencement condition as the archaeological investigation/mitigation must be devised prior to the development being implemented.

 

15.        No development shall take place within a specific phase as identified under Condition 3 until an Archaeological Management Plan (AMP), in accordance with ‘Standards for All Archaeological Work in County Durham and Darlington’ for that phase has been submitted to and approved in writing by the Local Planning Authority.  The AMP will set out the strategy for the preservation, investigation, and recording of heritage assets in the development area, including the provision made for analysis, publication and dissemination of results, and archive deposition.  The development will then be carried out in accordance with the AMP.

 

REASON – To safeguard any archaeological interest in the site, and to comply with Part 16 of the National Planning Policy Framework, 2024.  This is required to be a pre-commencement condition as the archaeological investigation/mitigation must be devised prior to the development being implemented.

 

16.        No part of an individual phase of the development shall be brought into beneficial use until the post investigation processes have been completed in accordance with the approved Archaeological Management Plan, and confirmed in writing to, and approved by, the Local Planning Authority.

 

REASON – To comply with Paragraph 218 of the National Planning Policy Framework, 2024, which requires the developer to record and advance understanding of the significance of heritage assets, and to ensure information gather becomes publicly accessible.

 

17.        No development shall take place within a specific phase as identified under Condition 3 until a working method statement to cover all construction work within and/or adjacent to all waterbodies within that phase has been submitted to and agreed in writing by the Local Planning Authority.  The method statement shall cover the following requirements:

 

•            Timing and duration of works

•            Methods used for all in-channel, bankside, and floodplain works, including a detailed fish rescue plan for relevant sites which specifies pump sizes and screen size

•            Machinery (location and storage of plan, materials and fuel, access routes, access to banks etc)

•            Protection of areas of ecological sensitivity and importance

•            Site supervision

•            Bunding of potential pollutants

•            A pollution prevention plan

•            A silt management plan

 

Thereafter, the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the Local Planning Authority.

 

REASON – The ensure that the construction phase of the proposed development does not adversely affecting water dependent species and habitats within the Skerne and associated tributaries or impact the hydro-morphology of the watercourse. 

 

18.        No development shall take place within a specific phase as identified under Condition 3 until a plan detailing the protection of otter and water vole, and their associated habitat, within that phase has been submitted to and approved in writing by the Local Planning Authority.  The plan must consider the whole duration of the development, from the construction phase through to development completion.  Any change to operational responsibilities, including management, shall be submitted to and approved in writing by the Local Planning Authority.  The species protection plan shall be carried out in accordance with a timetable for implementation as approved.  The elements outlined in the ‘Ecological Protection Measures’ section of the submitted framework Construction Environment Management Plan (CEMP) should be provided as part of the completed CEMP and adhered to in full, including:

 

•            A pollution prevention plan, including emergency spill procedure

•            An erosion prevention and sediment management plan

•            A drainage plan

•            Mammal and amphibian pre-works checks prior to vegetation clearance

•            Provision/details of an Ecological Clerk of Works (ECoW) on site during works

•            Provision/details of toolbox talks for operatives relating to protected species and habitats

•            An ecologically sensitive flume design based on CIRIA guidance

•            A robust INNS (Invasive Non-Native Species) management plan, to include measures addressing signal crayfish Pacifastacus leniusculus and crayfish plague, and those species listed as present within the Ecology chapter of the ES

•            Reinstatement of riverbanks to original slope where relevant

 

REASON – In order to protect the ecological value of the site in accordance with Darlington Local Plan Policy ENV7. 

 

19.        No development shall take place within a specific phase as identified under Condition 3 until a Landscape and Ecology Maintenance and Management Plan (LEMP) for that phase is submitted to and approved in writing by the Local Planning Authority.  The LEMP should also set out details for the restoration of each phase of development.  Thereafter the development shall be carried out in accordance with the approved LEMP.

 

REASON – In the interests of the visual amenity of the area and to comply with the requirements of Local Plan Policies DC1, ENV7 and ENV8. 

 

20.        Prior to development commencing within a specific phase as identified under Condition 3 full engineering details of any new site accesses to be formed serving that phase, together with details for the removal and restoration of these access points following completion of the construction phase of the development, shall be submitted to and approved in writing by the Local Planning Authority.  Thereafter the works shall be completed in accordance with the approved details.

 

REASON – In the interests of visual amenity and highway safety.

 

21.        Prior to the set-up of any specific site compounds, site laydown areas, lagoons or watercourse crossings, details of those specific compounds, pipe laydown areas, lagoons and watercourse crossings, shall be submitted to any approved in writing by the Local Planning Authority.  Thereafter the works shall be completed in accordance with the approved details and the identified mitigation measures shall remain in place for the duration of the construction phase of the development.

 

REASON – In the interest of protecting the amenity of neighbouring site occupiers and users from the impacts of the construction phases of the development.

 

22.        Prior to the erection of any ancillary structures including kiosks to house electrical monitoring and control equipment, telemetry and cathodic protection requirements, details of the precise number and location of these structures, including their external appearance and materials shall be submitted to and approved in writing by the Local Planning Authority.  Thereafter the development shall be carried out in accordance with the details as approved.

 

REASON – In the interests of visual amenity.

 

23.        The development hereby approved shall be carried out in accordance with the measures set out in Section 5 ‘Soil Management’ of the ‘Tees and Central Strategic Transfer Mains – Phase 2 Agricultural Land Classification and Soil Management Plan’ dated June 2024 and prepared by Mott McDonald.

 

REASON – To comply with Part 15 of the National Planning Policy Framework, 2024.

 

24.        The development shall not commence until a 30-year Habitat Monitoring and Management Plan (HMMP), prepared in accordance with an approved Biodiversity Gain Plan, has been submitted to and approved in writing by the Local Planning Authority.  The approved HMMP shall be strictly adhered to and implemented in full for its duration and shall contain the following:

 

(a)         Description and evaluation of the features to be managed;

(b)         Ecological trends and constraints on site that may influence management;

(c)          Aims, objectives and targets for management, links with local and national species and habitat action plans;

(d)         Description of the management operations necessary to achieving aims and objectives;

(e)         Description for management actions;

(f)          Preparation of a works schedule, including annual works schedule

(g)         Details of the monitoring needed to measure the effectiveness of management;

(h)         Details of the timetable for each element of the monitoring programme;

(i)          Details of the persons responsible for the implementation and monitoring;

(j)          Mechanisms of adaptive management to account for necessary changes in work schedule to achieve the required targets; and

(k)         Reporting on year 1, 2, 5, 10, 15, 20, 25 and 30, with biodiversity reconciliation calculations at each stage.

 

REASON – To enhance biodiversity in accordance with Darlington Local Plan Policy ENV8 and the National Planning Policy Framework, 2024.

 

25.        The development hereby approved shall be carried out in accordance with the submitted flood risk assessment (Tees and Central Pipeline Strategic Transfer Mains – Phase 2: Flood Risk Assessment, dated October 2024, prepared by Mott McDonald) and the mitigation measures specified therein.  These mitigation measures shall be fully implemented prior to the beneficial use of the pipeline and subsequently in accordance with the scheme’s timing/phasing arrangements, and shall be retained and maintained for the lifetime of the development.

 

REASON – To reduce the risk of flooding elsewhere and to comply with Darlington Local Plan Policies DC2 and DC3. 

 

26.        No development within a specific phase as identified under Condition 3 shall take place until details of any stanks including their positions within that phase have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details unless otherwise agreed in writing with the Local Planning Authority.

 

REASON – In order to prevent flooding elsewhere by reducing the ability of water to migrate along the pipe trench.

 

27.        The applicant shall enter into a deed of consent with National Gas prior to any permanent changes being made to the easement for the high-pressure gas pipeline which runs through the site and meet the requirements as set out in the National Gas consultation response dated 4th February 2025.

 

REASON – To safeguard the high-pressure gas pipeline that runs through the site. 

 

NOTE: Should the 106 Agreement not be completed within the prescribed period without written consent of the Council to extend this time, the minded to approve status of the permission shall be considered a refusal on the grounds that the application has failed to provide adequate mitigation measures to provide a satisfactory form of development in accordance with the requirements of Darlington Local Plan 2016-2036.