Agenda item

21/00688/DC– Demolition of existing buildings and erection of station building with concourse, multi-storey car park, transport interchange, public realm and highways works and alterations to boundary wall (Additional Bat Survey Report received 27 August 2021).

 

(In reaching its decision, the Committee took into consideration the Planning Officer’s report (previously circulated), the views of the Council’s Highways Officer, Environmental Health Officer, Rights of Way Officer, Sustainable Transport Officer and Conservation Officer; the views of Northern Gas Networks, Northumbrian Water, Northern PowerGrid, Durham County Council Archaeology Team, and the Local Lead Flood Authority; the concerns expressed by Historic England; the views of Network Rail; the concerns raised by the British Transport Police and the Durham Constabulary Architectural Liaison Officer; the views of Darlington Association on Disability; five letters of objection; the objections of the Friends of the Stockton and Darlington Railway, and the views of the Applicant’s Agent, whom the Committee heard).

 

RESOLVED – That Planning Permission be granted subject to the following conditions:

 

1. A3 – Implementation Limit (Three Years).

 

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

 

a)      SGMSCP-NAP-Z1-ZZ-DR-A-00001 P2 - Location Plan

b)      SGMSCP-NAP-Z1-00-DR-A-00010 P5 – Site Plan

c)      SGMSCP-NAP-Z0-XX-DR-A-90001 P6 – Landscape General Arrangement

d)      SGMSCP-NAP-Z1-00-DR-A-01000 P11 – Level 00-01

e)    SGMSCP-NAP-Z1-02-DR-A-01002 P9 - Level 02-03

f)       SGMSCP-NAP-Z1-04-DR-A-01004 P9 - Level 04-05

g)      SGMSCP-NAP-Z1-06-DR-A-01006 P9 - Level 06-07

h)      SGMSCP-NAP-Z1-08-DR-A-01008 P9 - Level 08-09

i)        SGMSCP-NAP-Z1-XX-DR-A-02000 P5 - East Elevation

j)        SGMSCP-NAP-Z1-XX-DR-A-02001 P5 - North East Elevation

k)      SGMSCP-NAP-Z1-XX-DR-A-02002 P5 - North West Elevation

l)        SGMSCP-NAP-Z1-XX-DR-A-02003 P5 - South East Elevation

m)   SGMSCP-NAP-Z1-XX-DR-A-02004 P5 - West Elevation

n)      SGMSCP-NAP-Z1-XX-DR-A-02005 P5 - South Elevation

o)      SGMSCP-NAP-Z1-XX-DR-A-03000 P15 - GA Sections Block A

p)      SGMSCP-NAP-Z1-XX-DR-A-03001 P14- GA Sections Block B

q)      SGMSCP-NAP-Z1-XX-DR-A-03002 P6 - GA Sections Station

r)       SGMSCP-NAP-Z0-XX-DR-A-00020 P4 - Site Sections

s)       SGMSCP-FHT-Z0-SL-DR-C-00001 P5 - Proposed Drainage Layout

t)       SGMSCP-FHT-Z0-SL-DR-C-00101 P3 - S278 Works General Arrangement

u)      SGMSCP-FHT-Z0-SL-DR-H-00002 P4 - Non Motorised User Plans

v)      SGMSCP-FHT-Z0-SL-DR-H-00005 P4 - Areas of highway to be Stopped

w)    SGMSCP-FHT-Z0-SL-DR-H-00007 P4 - Proposed Access Arrangements

x)      SGMSCP-FHT-Z0-SL-DR-H-00008 P4 - Garbutt Sq. Swept Path

y)      SGMSCP-FHT-Z0-SL-DR-H-00009 P3 - Access Swept Path

z)       SGMSCP-FHT-Z0-SL-DR-H-00010 P3 - Access Arrangements Swept Path

aa)  SGMSCP-FHT-Z0-SL-DR-H-00011 P3 - Garbutt Sq. Swept Path

bb)SGMSCP-FHT-Z0-SL-DR-H-00012 P3 - Stopping Up Plan

 

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

 

3. No building shall be constructed above damp proof course until precise details of the materials to be used throughout the development (buildings and public realm) hereby approved have been submitted to and approved in writing by the Local Planning Authority. The development shall not be carried out otherwise than in complete accordance with the approved details

REASON - In the interests of the visual appearance of the development.

 

4. No building shall be constructed above damp proof course until precise details of a lighting scheme for the development has been submitted to and approved in writing by the Local Planning Authority. The development shall not be completed otherwise than in complete accordance with the approved details.

 

REASON - In the interests of the visual appearance of the development and the wider street scene, residential amenity and to protect biodiversity.

 

5. Prior to the demolition of the stone retaining wall on Neasham Road/Parkgate, precise details of the design and materials to be used in the replacement means of enclosure shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be carried out otherwise than in complete accordance with the approved details.

 

REASON - In the interests of the visual appearance of the development.

 

6. No building shall be constructed above damp proof course until a landscaping scheme has been submitted to and approved in writing by the Local Planning Authority. The details shall include a management plan for the scheme and upon approval of such scheme, it shall be fully implemented concurrently with the carrying out of the development, or within such extended period as may be agreed in writing by, the Local Planning Authority, and thereafter any trees or shrubs removed, dying, severely damaged or becoming seriously diseased shall be replaced, and the landscaping scheme maintained for a period of five years to the satisfaction of the Local Planning Authority.

REASON - To ensure a satisfactory appearance of the site and in the interests of the visual amenities of the area.

 

7. No building shall be constructed above damp proof course until fully detailed highway design information has been submitted to and approved in writing by the Local Planning Authority. The information shall include the precise details of all works within the public highways and works intended for adoption by the Highways Authority. Details should include phasing of works, material specifications, surface finishes, tie-in details, construction standards/pavement makeup. Details should also include level/gradient information of all pavements and roads. Precise details of signing and lining works. The development shall not be carried out otherwise than in complete accordance with the approved details

 

REASON - In the interests of highway safety.

 

8. No building shall be constructed above damp proof course until vehicle swept path analysis has been undertaken to support the movement framework for emergency vehicles, refuse vehicles and buses, for the internal network and, where appropriate, in respect of the off-site highway proposals, details of which shall be submitted to and approved by the Local Planning Authority

 

REASON - In the interests of highway safety.

 

9. A Road Safety Audit shall be carried out for all of the highways and the scope of the Audit shall be agreed in writing with the Local Planning Authority. The development shall not be carried out unless in complete accordance with the approved Audit.

 

REASON - In the interests of highway safety.

 

10. No building shall be constructed above damp proof course until precise details of the cycle storage building have been approved have been submitted to and approved in writing by the Local Planning Authority. The details shall include the number of cycles, the location and design of the building, the type of cycle stan, security measures and the future maintenance of the building. The cycle stand shall be in place prior to the occupation of the building and retained thereafter. The development shall not be carried out otherwise than in complete accordance with the approved details.

 

REASON - In the interests of promoting sustainable modes of transport

 

11. No buildings shall be built above damp-proof course level, until a scheme of proposals for reducing carbon emissions has been submitted to and approved in writing by the Local Planning Authority. The development shall not be carried out otherwise than in complete accordance with the approved details.

REASON - To achieve a satisfactory form of development in the interests of climate change.

 

12. No building shall be constructed above damp proof course until precise details of the bin stores have been approved have been submitted to and approved in writing by the Local Planning Authority. The details shall include the number, the location and design of the stores. The bin stores shall be in place prior to the occupation of the building and retained thereafter. The development shall not be carried out otherwise than in complete accordance with the approved details.

 

REASON - In the interests of the general amenity of the development

 

13. Prior to the installation of any fixed mechanical ventilation system associated with the development hereby approved the details shall be submitted to and agreed in writing with the Local Planning Authority. The ventilation system thereby agreed, shall achieve noise levels in excess of 5dB below the background noise level (LA90, T) when assessed in accordance with BS:4142. The agreed ventilation system shall thereafter be retained and maintained throughout the lifetime of the development.

 

REASON - In the interest of safeguarding the amenities of the neighbouring properties.

 

14. Prior to the commencement of the any phase of the development, including demolition, a site specific Demolition and Construction Management Plan shall be submitted to and approved inwriting by the Local Planning Authority. The plans shall include the following, unless the Local Planning Authority dispenses with any requirement[s] specifically and in writing:

 

a.      Dust Assessment Report which assesses the dust emission magnitude, the sensitivity of the area, risk of impacts and details of the dust control measures to be put in place during the demolition and construction phases of the development. The Dust Assessment Report shall take account of the guidance contained within the Institute of Air Quality Management “Guidance on the assessment of dust from demolition and construction” February 2014.

b.      Methods for controlling noise and vibration during the demolition and 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”.

c.       Construction Traffic Routes, including parking areas for staff and visitors.

d.      Details of wheel washing.

e.      Road Maintenance.

f.        Warning signage.

 

The development shall not be carried out otherwise in complete accordance with the approved Plan.

 

REASON - In the interests of highway safety and residential amenity

 

15. No construction or demolition activities, including the use of plant and machinery, as well as deliveries to and from the site, shall take place outside the hours of 08.00-18.00 Monday to Friday, 08.00-14.00 Saturday with no activities on Sunday or Bank/Public Holidays without the prior written permission of the Local Planning Authority.

 

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

 

16. If piled foundations are incorporated into the development hereby approved, details of the piling method including justification for its choice, means of monitoring vibration, and groundwater risk assessment if necessary, in accordance with recognised guidance, shall be submitted and agreed in writing by the Local Planning Authority prior to works starting on site. The development shall not be carried out otherwise than in accordance with the approved details.

 

REASON - In the interests of the amenity of the area

 

17. No development shall take place until the applicant has secured the implementation of the programme of archaeological work in accordance with a written scheme of investigation, which has been approved in writing by the local planning authority as follows:

 

a)      Methodologies for a Historic England-style Level 2 building record prior to any conversion works or stripping out of fixtures and fittings.

b)      A timetable of works in relation to the proposed development, including sufficient notification and allowance of time to ensure that the site work is undertaken and completed in accordance with the approved strategy.

c)      Monitoring arrangements, including the notification in writing to the County Durham Principal Archaeologist of the commencement of archaeological works and the opportunity to monitor such works.

d)      A list of all staff involved in the implementation of the strategy, including sub-contractors and specialists, their responsibilities and qualifications.

 

The development shall then be carried out in full accordance with the approved details.

 

REASON - To comply with National Planning Policy Framework 2021 as the buildings are non-designated heritage assets

 

18. The development shall not be occupied until the post investigation assessment has been completed in accordance with the approved Written Scheme of Investigation. The provision made for analysis, publication and dissemination of results, and archive deposition, should be confirmed in writing to, and approved by, the Local Planning Authority.

 

REASON - To comply with Paragraph 205 of the NPPF, which requires the developer to record and advance understanding of the significance of heritage assets, and to ensure information gathered becomes publicly accessible.

 

19. Development shall be implemented in line with the drainage scheme contained within the submitted document entitled “Proposed Drainage Layout” dated “25/01/2021”. The drainage scheme shall ensure that foul flows discharge to the combined sewer at manhole 6101 and upstream of 6204 and ensure that surface water flows discharge to the combined sewer at manholes 6101 and slightly upstream of manhole 6204. The surface water discharge rate at each connection point shall be restricted to 2.5l/sec. The final surface water discharge rate shall be agreed by the Lead Local Flood Authority.

 

REASON - To prevent the increased risk of flooding from any sources in accordance with the National Planning Policy Framework 2021

 

20. The development hereby approved shall not be commenced on site, until a scheme for ‘the implementation, maintenance and management of a Sustainable Surface Water Drainage Scheme has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details, the scheme shall include but not be restricted to providing the following details.

 

a)      Lead Flood Authority Validation Checklist

b)      Detailed design of the surface water management system.

c)      A build program and timetable for the provision of the critical surface water drainage infrastructure.

d)      A management plan detailing how surface water runoff from the site will be managed during the construction phase.

e)      Details of adoption responsibilities.

 

REASON - To ensure the site is developed in a manner that will not increase the risk of surface water flooding to site or surrounding area, in accordance with the guidance within Core Strategy Development Plan Policy CS16 and the National Planning Policy Framework 2021.

 

21. The development hereby permitted shall only be carried out in complete accordance with the approved Flood Risk Assessment (FRA) & Drainage Strategy dated 4th June 2021 and the following mitigation measures detailed within the FRA

 

a.      Discharge to NWL combined sewers restricted to 5l/s

b.      708m3 of storage provided.

 

The mitigation measures shall be fully implemented prior to the occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any period as may subsequently be agreed, in writing, by the local planning authority.

 

REASON - To prevent flooding by ensuring the satisfactory storage of / disposal of surface water from the site and to reduce the risk of flooding to the proposed development and future occupants.

 

22. The building hereby approved shall not be brought into use until: -

 

a)      Requisite elements of the approved surface water management scheme for the development, or any phase of the development are in place and fully operational to serve said building.

b)      Management and maintenance plan of the approved Surface Water Drainage scheme has been submitted and approved in writing by the Local Planning Authority, this should include the funding arrangements and cover the lifetime of the development.

 

REASON - To reduce flood risk and ensure satisfactory long-term maintenance are in place for the lifetime of the development.

 

23. CL3 – Phase 2 Site Investigation Works.

 

24. CL4 - Phase 3 Remediation and Verification Strategy.

 

25. CL5 - Construction/Remediation works.

 

26. CL6 – Implementation of Phase 3 Remediation Strategy and Phase 4 Verification and Completion Report.

 

27. The development shall not be carried out otherwise than in complete accordance with the Tree Protection Plan and Arboricultural Method Statement contained within the document entitled “BS5837 Tree Survey – Darlington MSCP” dated December 2020 and produced by Eco North unless otherwise agreed in writing by the Local Planning Authority.

 

REASON - In the interests of the visual appearance of the development.

 

28. The development shall not be carried out otherwise than in complete accordance with the Mitigation and Compensation Strategy contained within the submitted document entitled “Preliminary Ecological Appraisal & Bat Roost Assessment Darlington MSCP” dated June 2021 and produced by Eco North unless otherwise agreed in writing by the Local Planning Authority.

 

REASON - In the interests of biodiversity and habitats.

 

29. The development shall not be carried out otherwise than in complete accordance with the Mitigation and Compensation Strategy contained within the submitted document entitled “Bat Survey Report Darlington Multi Story Car Park” dated August 2021 and produced by Eco North unless otherwise agreed in writing by the Local Planning Authority.

 

REASON - In the interests of biodiversity and habitats.