Agenda item

22/01182/FUL - Proposed aviation village incorporating 5 no. aircraft hangars for aircraft maintenance, repair, overhaul (MRO) and painting operations,  1 no. fixed base operation (FBO) building for business aviation, car parking with vehicular access, apron areas for aircraft dismantling, manoeuvring and parking, associated landscaping, security fencing, drainage and external lighting works (Geophysical Report, Landscape Masterplan and Strategy and Landscape ·& Visual Impact Assessment received 23 November 2022; External Lighting Report received 5 December 2022; amended plans and supporting information received 16 and 19 December 2022; archaeology report received 20 December 2022; amended Landscape Plan; amended Ecology Report and additional Justification Note received 25 January 2023; 7 February 2023 and 16 February 2023).

 

(In reaching its decision, the Committee took into consideration the Planning Officer’s report (previously circulated), the views of the Council’s Travel Planning Officer, Ecology Consultant, Highways Engineer, Public Rights of Way Officer, Transport Policy Officer and Environmental Health Officer. It was also noted that Northumbrian Water, Northern Gas Networks, the Environment Agency, the Air Traffic Engineering Manager at Teesside International Airport, the Lead Local Flood Authority, Durham County Council’s Archaeological Team and National Highways had not objected to the proposed development. Members also took into consideration fifteen objections from ten households, and the views of the Applicant’s Agent and two Objectors, whom the Committee heard).

 

RESOLVED – That, upon satisfactory completion and signing of a Section 106 Agreement, 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 and documents, as detailed below:

 

a)           Drawing Number JBA 22/307-SK02 Rev G – Landscape Masterplan

b)          Drawing Number 1501-GTA-26-00-GA-A-0001 Rev P11 – Proposed MRO/FBO GA Plan

c)           Drawing Number 1501-GTA-26-00-GA-A-0002 Rev P02 – Proposed MRO GA Plan

d)          Drawing Number 1501-GTA-26-00-GA-A-0003 Rev P02 – Proposed WH GA Plan

e)           Drawing Number 1501-GTA-26-00-GA-A-0004 Rev P02 – Proposed NH & Paintshop GA Plan

f)            Drawing Number 1501-GTA-26-RF-GA-A-0001 Rev P03 – Roof Plan

g)           Drawing Number 1501-GTA-3Z-00-LP-A-0003 Rev P02 – Site Plan

h)          Drawing Number 1501-GTA-ZZ-00-LP-A-0001 Rev 05 – Red Line Plan

i)            Drawing Number 1501-GTA-26-XX-GA-A-1001 Rev P04 – Proposed FBO Plans

j)            Drawing Number 1501-GTA-26-XX-SE-A-0001 Rev P04 – Proposed MRO Elevations

k)           Drawing Number 1501-GTA-26-XX-SE-A-0002 Rev P01 – Proposed MRO Site Elevations

l)            Drawing Number 1501-GTA-26-XX-SE-A-1001 Rev P02 – Proposed FBO Elevations

 

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

 

3.      Within 12 months of the commencement of the development a Public Transport Strategy, addressing how public transport can be used to improve the accessibility the Airport in accordance with Policy IN2 of the Darlington Local Plan 2016 - 2036, shall be submitted to the Local Planning Authority for its written approval.

 

REASON - To improve sustainable transport connectivity for Teesside International Airport

 

4.      Prior to the first occupation of any building hereby permitted, the recommendations of the Public Transport Strategy approved under condition 3 shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

 

REASON - To improve sustainable transport connectivity for Teesside International Airport

 

5.      Prior to the commencement of the development a vehicle swept path analysis shall be submitted to and approved in writing by the Local Planning Authority. The analysis shall support the movement framework for emergency vehicles, refuse and service vehicles for the internal network and, where appropriate, in respect of the off-site highway proposals and the development shall not be carried out otherwise than in complete accordance with the approved details

 

             REASON - In the interests of highway safety

 

6.      Prior to the first occupation of the site, full and precise details of vehicles access (Roundabout arm and Priority Junction) shall be submitted to and approved in writing by the Local Planning Authority. Details shall include carriageway alignment/geometry and details of connectivity to the existing footway/cycleway on St Georges Way, crossing points, signage and tactile paving in accordance with DfT Guidance Note LtN 1/20 or as otherwise agreed with the Highways Authority. The development shall not be carried out otherwise than in complete accordance with the agreed scheme which shall be constructed prior to first occupation of the site unless otherwise agreed in writing with the Local Planning Authority.

 

REASON - In the interests of highway safety and in order to promote the use of public and sustainable modes of transport

 

7.      Prior to the commencement of the development, a site-specific Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan 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 construction phase 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 the amenity of the area and highway safety.

 

8.      The electric vehicle charging points shown on the approved plans shall be a minimum of a single phase 13 amp socket. The charging points shall be in place prior to the first occupation of the development and shall remain during the lifetime of the development

 

REASON - To comply with policy IN4 of the Darlington Local Plan 2016 - 2036

 

9.      Prior to the first occupation of the development hereby approved, a Travel Plan (TP) shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority and National Highways. The Travel Plan shall be added to the ModeshiftStars Community / Modeshift Stars Business site and the Travel Plan shall be continued in accordance with the details contained therein, including attaining Bronze Standard with 12 months of the commencement of the use unless otherwise agreed in writing by the Local Planning Authority

 

REASON - To ensure that the A66 continues to serve its purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980, and in the interests of road safety and to reduce single occupancy car travel and to encourage and promote sustainable transport

 

10.  Within the day-time period (07:00 – 23:00) all aircraft maintenance activities within the MRO hangers shall be undertaken with the doors closed whenever possible.

 

REASON - In the interest of the amenity of the surrounding area

 

11.  During the night-time period (23:00 – 07:00) the doors to the MRO hangers shall be kept closed at all times except when being used to access the building.

 

REASON - In the interest of the amenity of the surrounding area.

 

12.  The paint spray booth inside Narrow Body Hanger 4 shall not be used outside of the times 07:00-23:00 for the spraying of aircraft.

 

REASON - In the interest of the amenity of the surrounding area.

 

13.  No maintenance activities which produce a noise audible beyond the site boundary shall be undertaken during the night-time period (23:00 -07:00).

 

REASON - In the interest of the amenity of the surrounding area

 

14.  No tear-down activities or dismantling of aircraft shall take place outside of the designated ‘tear-down’ area and any such activities within the designated area shall not take place outside the hours of 08:00-1800 Monday to Friday.

 

REASON - In the interest of the amenity of the surrounding area

 

15.  No aircraft mounted APUs shall be operated on stationary aircraft any further north in the proposed development than the position shown in figure 5.1 & 5.2 of the Anderson Acoustics noise assessment (dated December 2022) submitted with the application unless the aircraft is inside a hanger building.

 

REASON - In the interest of the amenity of the surrounding area

 

16.  Prior to the installation of any fixed external plant, equipment or machinery associated with the development hereby approved, a noise impact assessment shall be carried out by a suitably qualified acoustic consultant/engineer (appointed by the applicant) to assess the noise rating level in accordance with BS4142: – ‘Method for rating and assessing industrial and commercial sound.’ The rating level (LAr,Tr), as defined in BS4142, from external plant, machinery or equipment associated with the development (whether operating individually or when all plant is operating simultaneously) shall not exceed the day-time and night-time criteria set out in the table in paragraph 5.5 of the Anderson Acoustics noise assessment (dated December 2022) when assessed at dwellings on ‘The Crescent’. If deemed necessary by the Local Planning Authority appropriate noise mitigation measures shall be implemented prior to the plant, equipment or machinery first becoming operational and thereafter shall be retained, operated and maintained in accordance with the approval for the lifetime of the development.

 

REASON - In the interest of the amenity of the surrounding area

 

17.  No engine testing is permitted within the red-line boundary associated shown on Drawing Number 1501-GTA-ZZ-00-LP-A-0001 Rev P05. Engine tests will still be permitted elsewhere on the airport site with the permission of air-traffic control in accordance with current operating procedures for the airport.

 

REASON - In the interest of the amenity of the surrounding area.

 

18.  No construction 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 the amenity of the area.

 

19.  No stockpiles of waste from the dismantling of aircraft shall be stored anywhere onsite other than within the designated aircraft ‘tear down’ area.

 

REASON - In the interests of the visual appearance of the site and the wider surrounding area.

 

20.  Prior to the commencement of the development and any site investigation works or at a time agreed in writing by the Local Planning Authority a Phase 2 Site Investigation Strategy (Sampling and Analysis Plan) shall be designed and documented by a "suitably competent person(s)" in accordance with published technical guidance (e.g. BS10175 and CLR11) and be submitted to and agreed in writing with the Local Planning Authority, unless the Local Planning Authority dispenses with the requirement specifically and in writing.  The Phase 2 Site Investigation Strategy (Sampling and Analysis Plan) shall be sufficient to fully and effectively characterise and evaluate the nature and extent of any potential contamination sources, hazards and impacts.  No alterations to the agreed Phase 2 Site Investigation Strategy or associated works shall be carried out without the prior written agreement of the Local Planning Authority.

 

REASON - The site may be contaminated as a result of past or current uses and/or is within 250 metres of a site which has been landfilled and the Local Planning Authority wishes to ensure that the proposed development can be implemented and occupied with adequate regard to environmental and public protection.

 

21.  Prior to the commencement of the development or at a time agreed in writing by the Local Planning Authority a Phase 2 Site Investigation works shall be conducted, supervised and documented by a “suitably competent person(s)” and carried out in accordance with the approved Phase 2 Site Investigation Strategy (Sampling and Analysis Plan).  A Phase 2 Site Investigation and Risk Assessment Report prepared by a “suitably competent person(s)”, in accordance with published technical guidance (e.g. BS10175 and CLR11) and shall be submitted to and agreed in writing with the Local Planning Authority unless the Local Planning Authority dispenses with the requirement specifically and in writing.

 

REASON - The site may be contaminated as a result of past or current uses and/or is within 250 metres of a site which has been landfilled and the Local Planning Authority wishes to ensure that the proposed development can be implemented and occupied with adequate regard to environmental and public protection

 

22.        Prior to the commencement of the development or at a time agreed in writing by the Local Planning Authority a Phase 3 Remediation and Verification Strategy shall be prepared by a "suitably competent person(s)" to address all human health and environmental risks associated with contamination identified in the Phase 2 Site Investigation and Risk Assessment. The Remediation and Verification Strategy which shall include an options appraisal and ensure that the site is suitable for its new use and shall be submitted to and agreed in writing with the Local Planning Authority, unless the Local Planning Authority dispenses with the requirement specifically and in writing. No alterations to the Remediation and Verification Strategy or associated works shall be carried out without the prior written agreement of the Local Planning Authority. The Phase 3 Remediation and Verification works shall be conducted, supervised and documented by a "suitably competent person(s)" and in accordance with the approved Phase 3 Remediation and Verification Strategy.

 

REASON - The site may be contaminated as a result of past or current uses and/or is within 250 metres of a site which has been landfilled and the Local Planning Authority wishes to ensure that the proposed development can be implemented and occupied with adequate regard to environmental and public protection.

 

23.  Any contamination not considered in the Phase 3 Remediation and Verification Strategy but identified during subsequent construction/remediation works shall be subject to further risk assessment and remediation proposals agreed in writing with the Local Planning Authority and the development completed in accordance with any further agreed amended specification of works.

 

REASON - The site may be contaminated as a result of past or current uses and/or is within 250 metres of a site which has been landfilled and the Local Planning Authority wishes to ensure that the proposed development can be implemented and occupied with adequate regard to environmental and public protection

 

24.  A Phase 4 Verification and Completion Report shall be complied and reported by a "suitably competent person(s)", documenting the purpose, objectives, investigation and risk assessment findings, remediation methodologies and validation results obtained to demonstrate the completeness and effectiveness of all approved remediation works conducted.  The Phase 4 Verification and Completion Report and shall be submitted and agreed in writing with the Local Planning Authority within 2-months of completion of the development unless the Local Planning Authority dispenses with the requirement specifically and in writing.  The development site or agreed phase of development site, shall not be occupied until all of the approved investigation, risk assessment, remediation and verification requirements relevant to the site (or part thereof) have been completed, reported and approved in writing by the Local Planning Authority.

 

REASON - The site may be contaminated as a result of past or current uses and/or is within 250 metres of a site which has been landfilled and the Local Planning Authority wishes to ensure that the proposed development can be implemented and occupied with adequate regard to environmental and public protection

 

25.  The development shall not be carried out otherwise than in complete accordance with the document entitled “Teesside International Airport, Willis Aviation Village, External Lighting Report” produced by LY MEP Building Services Consultants Limited dated October 2022 unless otherwise agreed in writing by the Local Planning Authority

 

REASON - In the interests of the visual appearance of the development and the surrounding area

 

26.  Notwithstanding condition 25, external lighting associated with the proposed extended external aircraft apron must be switched off when there are no activities taking place in this area which require illumination.

 

             REASON - In the interests of the amenity of the local area.

 

27.  Development shall not commence until a detailed scheme for the disposal of foul water from the development hereby approved has been submitted to and approved in writing by the Local Planning Authority in consultation with Northumbrian Water, the Lead Local Flood Authority and the Environment Agency. Thereafter the development shall take place in accordance with the approved details.

 

REASON - To prevent the increased risk of flooding from any sources and to protect the local water environment in accordance with the National Planning Policy Framework 2021

 

28.  No construction, excluding any demolition and ground preparation works shall commence on site until a further Instrument Flight Procedures (IFP) assessment has been carried out to prove that there is no impact on the IFP’s, or mitigation has been agreed with the Airport Authority and submitted to and approved in writing by the Local Planning Authority.

 

REASON - To avoid structures on the application site endangering the safe movement of aircraft and the operation of Teesside International Airport.

 

29.  No construction, excluding any demolition and ground preparation works shall commence on site until the Terma Radar and VHFTx sites have been relocated as agreed with Teesside International Airport.

 

REASON - To ensure the development does not endanger the safe movement of aircraft or the operation of Teesside International Airport through interference with communication, navigational aids and surveillance equipment

 

30.  No solar panels shall be installed until a glint and glare assessment has been submitted to and approved in writing by the Local Planning Authority.

 

REASON - To ensure the development does not endanger the safe movement of aircraft or the operation of Teesside International Airport through interference with communication, navigation and surveillance equipment or glint and glare issues.

 

31.  No building shall be occupied within any part of the site until a Highways Operational Management Plan (HOMP) covering any Use Class E, B2 and B8 operations has been submitted to and approved in writing by the Local Planning Authority in liaison with the Local Highway Authority and National Highways. The HOMP shall include but not be limited to the shift change times associated with the development. The shift change times for occupiers within the development will need to be off-set by at least one hour from morning and afternoon peak hour traffic.

 

REASON - To ensure that the A66 continues to serve its purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980, in the interests of road safety.

 

32.  No development shall commence until a Written Scheme of Investigation setting out a phased programme of archaeological work in accordance with 'Standards for All Archaeological Work in County Durham And Darlington' 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.

 

REASON - To safeguard any archaeological interest in the site.

 

33.  No part of an individual phase of the development as set out in the agreed programme of archaeological works shall 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 safeguard any archaeological interest in the site.

 

34.  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)           Detailed design of the surface water management system.

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

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

d)          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 Policy DC2 of the Darlington Local Plan 2016 – 2036 and the National Planning Policy Framework 2021

 

35.  The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) & Drainage Strategy dated 13th October 2022.

 

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

 

36.  The development hereby permitted shall be constructed to BREEAM ‘Very Good’ standard or better as set out in the Design and Access Statement dated October 2022 submitted with the application.

 

REASON – To comply with the requirements of Local Plan Policy DC1.

 

37.  Prior to the first occupation of any building hereby permitted, a Statement shall be submitted to and approved by the local planning authority detailing the measures necessary for providing broadband connectivity including ducts to each premises within the development hereby approved, unless otherwise agreed in writing by the local planning authority.  The approved infrastructure shall be laid out in accordance with the agreed details at the same time as other services during the construction process and be available for use on the first occupation of each building unless otherwise agreed in writing by the local planning authority.

 

REASON - To ensure that the development is provided with high quality broadband services enhancing its attractiveness, in accordance with Policy IN8 of the Local Plan.

 

38.  The development shall not be carried out otherwise than in complete accordance with the mitigation measures and tree protection plan contained within the document entitled “Arboricultural Survey Arboricultural Impact Assessment Arboricultural Method Statement Tree Protection Plan” produced by Elliott Consultancy Limited dated October 2022

 

REASON - In the interests of the visual appearance of the development and the surrounding area

 

39.  The development shall not be carried out otherwise than in complete accordance with the recommendation set out within the approved document entitled “Report ID INCA 2022 – 50. Preliminary Ecological Assessment & Biodiversity Metrics” produced by Philip Roxby & Ian Bond dated December 2022 (received by the Council on 16th February 2023) and the Landscape Strategy (Report JBA LS 02 Ver 1”, including the need to ensure habitats to the west and north of the site are protected from additional light pollution through an appropriate mitigation strategy, unless otherwise agreed in writing by the Local Planning Authority

 

REASON - To ensure the proposed development meets the biodiversity net gain requirements set out in the National Planning Policy Framework 2021 and policy ENV8 of the Darlington Local Plan.

 

40.  The submitted landscaping scheme shall be fully implemented concurrently with the carrying out of the development, or within such extended period which 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 - In the interests of the visual amenities of the area.

 

41.  The cycle parking provision hereby approved shall be in place prior to the first occupation of the development and shall remain in situ during the lifetime of the development.

 

REASON - To encourage the use of sustainable modes of transport.