North Yorkshire Council
Community Development Services
Richmond (Yorks) Area Committee
9 October 2025
ZD25/00245/VAR- VARIATION OF CONDITION 2 ATTACHED TO PLANNING REFERENCE ZD24/00303/VAR TO RELOCATE THE BUILDING AND MINOR ELEVATIONAL AND SPECIFICATION CHANGES AFFECTING EXTERNAL APPEARANCE AND HARD AND SOFT LANDSCAPING AREAS AND REMOVAL OF CONDITION 22 PARTS B AND D ONLY AT LAND TO THE EAST OF 42-44, RICHMOND ROAD, CATTERICK GARRISON, NORTH YORKSHIRE
On Behalf Of: North Yorkshire Council
Report of the Head of Development Management – Community Development Services
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1.0 Purpose of the Report 1.1. To determine a planning application for Variation of Condition 2 Attached to Planning Reference ZD24/00303/VAR to relocate the building and minor elevational and specification changes affecting external appearance and hard and soft landscaping areas and removal of Condition 22 Parts B and D only at land To The East Of 42-44 Richmond Road, Catterick Garrison. 1.1. This application falls outside the current Scheme of Delegation, as it has been submitted on behalf of the Council and does not meet any exception criteria. |
2.0 SUMMARY
RECOMMENDATION: That planning permission be GRANTED subject to conditions listed below.
2.1. Following the submission of a successful funding bid to HM Government for Levelling Up Funding (LUF) and the submission of application ref. ZD23/00564/FULL, Full Planning Permission was granted in March 2024 for the erection of a new community building, multi-use space, covered external canopy and creation of public square and mini-plaza, off Shute Road, Catterick Garrison. This application seeks a variation of Condition 2 attached to planning permission ZD24/00303/VAR (a subsequent amendment to the original scheme) to relocate the approved community building approximately 1.8 m to the East. The application proposes minor elevational and specification changes—including replacement of zinc cladding with anthracite-grey powder-coated steel, simplification of fenestration, omission of rooflights/vents and alterations to hard and soft landscaping. Two smaller play areas (“Hedgehog” and “Squirrel”) are to be omitted and the “Active Play” area reduced in size. The proposal also includes removal of Parts B and D of Condition 22 (signalised junction improvements and redundant crossover removal).
2.2. The site lies within Catterick Garrison town centre, immediately east of 42–44 Richmond Road and north of the former Richmond Road parade. It covers approximately 7.2 ha of mixed urban land, including newly cleared western plots and Coronation Park woodland to the east. Vehicular and pedestrian access is via Shute Road and Richmond Road, and the Princes Gate Shopping Centre, Tesco, Aldi and the Leisure Centre are all within easy walking distance.
2.3. The key issues for the consideration of this S73 application are that of the principle of the proposed changes, namely repositioning of the building and omission/reduction in some of the play spaces to be provided in Coronation Park. Other relevant key issues are that of design, highway safety and neighbour amenity as the scheme proposes alterations to materials and elevational details, off-site highway works and the introduction of Air Source Heat Pumps (as opposed to Ground Source Heat Pumps, as originally approved).
2.4. Further to an assessment of the changes against relevant Local and National Planning Policy, as well as formal consultation with consultees, is it considered that although the scheme would deliver fewer/smaller play spaces within Coronation Park than originally approved, it would continue to deliver a visually high quality scheme that would provide a significant economic and community ‘hub’ as part of the wider regeneration aspirations for this part of Catterick Garrison Town Centre. In weighing up all material planning issues, the scheme is considered to be in accordance with policies CP1, CP2, CP3, CP4, CP7, CP9, CP11, CP12 and CP13 of the Development Plan and the NPPF.
Figure 1: Location Plan
3.0 Preliminary Matters
3.1. Access to the case file on Public Access can be found here:- Planning Documents
3.2. There are nine relevant applications for this application. These applications are detailed below.
ZD23/00564/FULL – Full Planning Permission for Proposed Development to Erect a New Community Building Including Food Preparation Areas and Attached Multi-use Space 1912 sq m (use class E and F1), a Covered External Canopy 444 sq.m, Creation of new Public Square and Mini-Plaza (1724 sq m), Car Parking and Delivery Bay, External Plant Room, Bin Store and Covered Cycle Shelter, 6.0m High Lighting Columns and Building Mounted Lighting, 2.0m High Perimeter Fencing and Gates, Removal of Trees, Associated Earthworks, Hard and Soft Landscaping and to Include Demolition of Buildings on Site. APPROVED 25.03.2024
ZD24/00233/DIS - Discharge of Condition 3 Attached to Planning Permission ZD23/00564/FULL. APPROVED 23.05.2024.
ZD24/00314/NMA - Non Material Amendment to Planning Permission ZD23/00564/FULL for Alteration to the Description of Development on the Approval Notice to: Full Planning Permission to Erect a New Community Building Including Food Preparation Areas and Attached Multi-Use Space (Use Class E and F1), a Covered External Canopy 444 Sq M, Creation of New Public Square and Mini-Plaza (1724 Sq M), Car Parking and Delivery Bay, External Plant Room, Bin Store and Covered Cycle Shelter, 6.0 M High Uplighting Columns and Building Mounted Lighting, 2.0M High Perimeter and Gates, Removal of Trees, Associated Earth Works, Hard and Soft Landscaping and to Include Demolition of Buildings. APPROVED 19.07.2024.
ZD24/00303/VAR- Variation of Conditions 2, 15, 17, 19, 20 Attached to Planning Permission ZD23/00564/FULL to Alter and Increase the Amount of Office Space in the Building. This in Turn Affects Conditions Relating to Approved Drawings and Strategies Dealing with Waste and Acoustics. APPROVED 25.09.2024
ZD24/00395/DIS- Discharge condition no's 5(a) demolition and 6(a) demolition on approved planning permission referenced ZD23/00564/FULL and ZD24/00303/VAR. APPROVED 14.08.2024
ZD24/00615/DIS- Discharge of conditions 13 and 14 in connection with application number ZD24/00303/VAR. APPROVED 07.01.2025
ZD24/00744/DIS- Discharge of Condition 5 (construction environmental management plan (CEMP: Biodiversity), Part Discharge of Condition 6 (Construction Environmental Management Plan) and Part Discharge of Condition 9 (a landscape and ecological management plan (LEMP) of Application relating to Planning Number ZD24/00303/VAR (Variation of Conditions 2, 15, 17, 19, 20 Attached to Planning Permission ZD23/00564/FULL to Alter and Increase the Amount of Office Space in the Building. This in Turn Affects Conditions Relating to Approved Drawings and Strategies Dealing with Waste and Acoustics) (Landscape and Ecological Management Plan and Construction Environmental Management Plan added on 09/05/2025). PART-APPROVAL 25.06.2025, except for details of the construction workers parking (which was stated at 50/55 people in the application and therefore onsite parking would currently be insufficient leading to parking off-site).
ZD25/00281/DIS- Discharge of Condition 11 (external surfaces material samples) Condition 13 (play area and cycle parking scheme details) and Condition 14 (layout of the proposed seating areas) attached to planning permission ZD24/00303/VAR. APPROVED 19.09.2025
ZD25/00303/DIS- Discharge of Part A and Part C of Condition 22 (highway works) attached to planning permission ZD24/00303/VAR. APPROVED 29.07.2025
4.0 Site and Surroundings
4.1 The application site is located within Catterick Garrison Town Centre, which lies approximately 3 miles to the west of the A1, connected by the A6055 and A3136 (Catterick Road), linking the Town Centre to key settlements within the three main Sub Areas of the Spatial Strategy.
4.2. The application site itself comprises approximately 7.2 ha of land, which includes an area of established open woodland and parkland to the east (known as Coronation Park). In the western section of the site is Shute Road including buildings 26-27, 28, 32-34 and part of a disused supermarket that have been demolished as part of the proposals. The area immediately north of no. 26-27 (now demolished) is currently grassed and there is an existing footpath to the south of 28 Shute Road that provides a link to existing routes within the park.
4.3. The Princes Gate Shopping Centre, Tesco supermarket and Catterick Leisure Centre are located within the vicinity (west), as well as Aldi supermarket which lies to the immediate south of the western part of the application site. All are within walking distance of the application site.
4.4. The application site is openly accessible by foot and by vehicles, with access to Shute Road possible from two points along the eastern side of Richmond Road. Vehicular access to the existing car park on the western side of Shute Road is not possible from Richmond Road.
4.5 The agent has confirmed that it would not be necessary to remove any trees in order to facilitate the proposed changes.
5.0 Description of Proposal
5.1. This application seeks a variation of planning decision ref. ZD24/00303/VAR on land to the east of 42-44 Richmond Road, Catterick Garrison.
5.2. Amendments to Conditions 2 are proposed and would involve the following changes to the scheme:
· Repositioning of Proposed Building- Due to the complexity associated with diverting a live HV mains cable in the Northern side of the footpath running along Shute Lane the applicant proposes to move the new Community building and associated structures 1.8m to the East.
· Omission of Play Spaces/Areas- Two of the smaller play areas are to be omitted- the “Hedgehog” play area to the North and the “Squirrel” Play area to the south of the sub-station. Additionally, it is proposed to reduce in size the Active Play area to the Southeast of the square as well as some of the extent of the play surfacing.
· Alterations within the Public Realm- Omission of natural stone paving to the proposed public square and plaza spaces to be replaced with concrete block paving (to be found elsewhere as already approved). Alterations of seating, bollards and furniture.
· Carbon Saving- Ground Source Heat Pump to Air Source.
· Other Material Changes- Approved Zinc standing seam cladding to be replaced with powder coated steel alternative (Anthracite Grey), ‘simplified’ fenestration design to the North gable of the Events Space omitting the vertical “Brise-Soleil” feature. The application also proposes the omission of rooflights/vents over stairs.
5.3. As a result of the proposed changes as outlined above, in addition to proposed plans, an updated Acoustic Report has been submitted for consideration, at the request of Environmental Health as part of the consultation process.
5.4. Also proposed is the amendment of Condition 22 of decision ref. ZD24/00303/VAR (parts B and D only). The condition was worded as follows:
Prior to commencement of development, excluding demolition and restoration works, a programme for the delivery of off (and on) site highways works as listed A to D below including its interaction with delivery of the other identified schemes shall be submitted to and approved in writing by the Local Planning Authority. Each item of the off-site highway works must be completed in accordance with the approved engineering details and programme.
A. The realignment/ narrowing of the carriageway of Shute Road and widening of
the footways. The introduction of informal crossing facilities, street trees and lighting
improvements.
B. Improvements to the signalised junction of A6136 (Richmond Road) and Gough
Road to improve pedestrian crossing facilities.
C. The upgrade of the existing puffin crossing to the to the south of the southern
Shute Road/ A6136 (Richmond Road) junction to a toucan crossing to improve
cycle crossing facilities. This will be supported by localised cycle infrastructure
improvements on the eastern side of A6136 (Richmond Road).
D. Localised works to the footway and kerb line outside 32-34 Richmond Road to
remove the redundant vehicle crossover.
For each scheme of highway works listed above, no excavation or other groundworks or the depositing of material on site in connection with the construction of any of the schemes or any structure or apparatus which will lie beneath that scheme shall take place, until full detailed engineering drawings of all aspects of that scheme including any structures which affect or form part of the scheme have
been submitted to and approved in writing by the Local Planning Authority. Each off (and on) site highways works shall be completed in full accordance with the approved details.
An independent Stage 2 Road Safety Audit carried out in accordance with GG119 - Road Safety Audits or any superseding regulations must be included in the submission and the design proposals must be amended in accordance with the recommendations of the submitted Safety Audit prior to the commencement of each highways works.
Reason: To ensure that the design is appropriate in the interests of the safety and convenience of highway users.
5.5. The request to vary condition has come about due to ongoing discussions with the Highway Authority and it being decided that the existing crossing arrangement performs well and that any changes made would offer limited improvements for pedestrians (part B). In terms of Part D, the area (outside the HMPE and within the applicant’s control) to the southwest of Nos. 36-38 Shute Road was incorporated into the landscaping proposals at the top of the proposed pedestrian ramp linking Shute Road and Richmond Road. To deliver the consented arrangement the existing dropped kerb crossing of the footway required removal. However, following further design development and discussions with stakeholders, the design of this space has been amended to retain the existing loop arrangement for use by vehicles visiting the neighbouring fish and chip shop. Therefore, the removal of the dropped kerb is no-longer required.
6.0 Planning Policy and Guidance
6.1. Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that all planning authorities must determine each application under the Planning Acts in accordance with Development Plan so far as material to the application unless material considerations indicate otherwise.
Adopted Development Plan
6.2. The Adopted Development Plan for this site is:
- Richmondshire Local Plan 2012-2028 Core Strategy, adopted 2014
- Saved Local Plan Policy 23 of the Richmondshire Local Plan 1999-2006
- The Minerals & Waste Joint Plan 2015 – 2030 adopted 2022
Emerging Development Plan – Material Consideration
Guidance - Material Considerations
6.3. Relevant guidance for this application is:
- National Planning Policy Framework
- National Planning Practice Guidance
- National Design Guide 2021
7.0 Consultation Responses
7.1. The following consultation responses have been received and have been summarised below.
Hipswell Parish Council: No objections.
Scotton Parish Council: No response received.
The Byways and Bridleways Trust: No response received.
LLFA: No objections or comments to make.
Natural England: No response received.
NHS: No response received.
NYC Arboricultural Officer: No response received.
NYC Archaeology: No objection and no comments to make.
NY Building Control Partnership: No response received.
NYC Climate Change Officer: No response received.
NYC Ecology: Having reviewed the information submitted, it does not appear that the proposed amendments will result in any changes to the ecological impact and mitigation identified as part of the main approved application.
NYC Economic Development Manager: The variations included in this application do not affect the generic positive economic benefit of the development, our response on the original application still stands and therefore we have no further comment to make.
NYC Environmental Health: The updated report confirms there will be 3 no. Mitsubishi CAHV-R450YA-HPB Ecodan Air Source Heat Pumps (ASHP) situated in an external plant compound constructed of a 2.4 high metre solid timber fence and gates, the compound will be located at ground floor level adjacent to the southern façade of the building. A BS4142:2014 assessment was carried out to assess the effect of plant noise emissions on the nearest noise sensitive residences. The report highlights that the rating level calculated at the boundary of the nearest existing noise sensitive premises, will not exceed 45 dBA LAeq during the daytime (07:00 - 23:00 hours) and 41 dBA LAeq during the night-time (23:00 - 07:00 hours) and would therefore meet planning condition 20 attached to planning reference ZD23/00564/FULL. The report concludes that taking into consideration the new plant equipment there will be no adverse impact on residential amenity.
The Environmental Health Service therefore has no objection to the proposal or any further comments to make
NYC Highways: No objection.
National Highways: No objection.
NYC PRoW: No response received.
Police Designing Out Crime Officer: No comments to make on the changes.
Waste and Streetscene Manager: No response received.
Yorkshire Water: Further to receiving additional confirmation on proposed landscaping details in relation to existing drainage infrastructure, Yorkshire Water now confirm no objections to the variation of condition 2 and the removal of parts B and D of condition 22.
Yorkshire Wildlife Trust: No response received.
British Horse Society: No response received.
North Yorkshire Local Access Forum: No response received.
Local Access Forum: No comments to make.
The Ramblers: No response received.
No local representations have been received from residents or businesses.
8.0 Environment Impact Assessment (EIA)
8.1. As with the scheme already approved, this development falls within Schedule 2 Category 10(b) Urban Development Projects of The Environmental Impact Assessment Regulations 2017 (as amended) and exceeds threshold (iii) due to the site being over 5ha. As such the Council as Local Planning Authority have screened the development and found that it is not EIA development and no Environmental Statement is required to be submitted with the application. The Screening Checklist which acts as the report and decision is available to view on the Council’s website for decision ref. ZD23/00564/FULL. The changes hereby proposed do not alter the Screening Decision and it is still effective for this Committee Decision. No conditions are required to rule of a likely significant environmental effect.
9.0 Main Issues
9.1. The key considerations in the assessment of this application are:
- Principle of Proposed Changes
- Design Alterations
- Highway Safety
- Amenity
- Landscaping
10.0 ASSESSMENT
Principle of Development
10.1. As set out in section 5.0, Planning Permission was granted for the erection of a new community building with multi-use space, covered external canopy, creation of public square and mini-plaza and associated car parking all off Shute Road, Catterick Garrison in March 2024. This scheme was then amended by virtue of application ref. ZD24/00303/VAR, approved in September 2024 making changes to the community buildings and spaces within could be used. The majority of the scheme is to remain as approved, however, this application seeks to reposition the building approximately 1.8m to the Southeast and make a small number of material changes to the buildings themselves and the surrounding public realm.
10.2. Policy CP11 (Supporting Community, Cultural and Recreation Assets) states that support will be given to development which helps to create additional community and recreational assets (land and buildings) that helps to improve community well-being and encourages social interaction. This S73 application does propose the omission of two of the play areas that were to be created within Coronation Park/around the building- namely, the ‘Hedgehog’ and ‘Squirrel’ Play Parks, as well as a reduction in area of the ‘Active Play’ area. The amendment comes further to a “Value Engineering exercise”, which is usually carried out in order to determine more cost-effective ways of achieving the original objective or outcome, which in this case would result in the loss of some play space (as well as other changes to material finishes, etc.) Core Policy CP11 does not specify a precise or optimum amount of formalised play area, which in any case was largely due to take place within the existing Coronation Park itself. Whilst any reduction to the facilities originally approved would be unfortunate, Officers are of the view that the benefits of the wider scheme coming forward outweigh the moderate loss and that a high quality community scheme can still be delivered overall. What is more, whilst acknowledging that this is a Committee decision, it is also worth noting that it is unlikely that the original Officer recommendation would have been to refuse the application in the first instance, had the formalised play areas been in this reduced form, as hereby proposed.
10.3. Full support of the changes has been offered on behalf of NYC Economic Development, and overall, the amended scheme would therefore still accord with the expectations of both CP7 (Promoting a Sustainable Economy) and CP11 (Supporting Community, Cultural and Recreational Assets).
Design Alterations
10.4. The application proposes some external alterations to materials with the use of powder-coated aluminium (finished in Anthracite Grey colour) in place the Zinc standing seam cladding as originally proposed which would take on a similar appearance. Other changes would include the omission of roof lights/vents over stairs and the ‘Brise Soleil” (an architectural feature used to offer shade) that was to be located to the northern elevation of the Multi-Event space and changes to hard surfacing materials and “street furniture”. However, all changes proposed are considered to be in keeping with the approved design and would be of a modern, muted appearance. The overall massing, scale and slight repositioning of the buildings would not significantly deviate from the approved scheme and the revisions are found to comply with the expectations of Core Policy CP13 of the Local Plan.
Highway Safety
10.5. This application proposes a variation of Condition 2 of decision ref. ZD25/00245/VAR to allow for changes to be made to the approved buildings and certain aspects of the surrounding area. However, the application also proposes the removal of parts B and D of Condition 22, which required improvements to the signalised junction of A6136 (Richmond Road) and Gough Road to improve pedestrian crossing facilities and localised works to the footway and kerb line outside 32-34 Richmond Road to remove the redundant vehicle crossover. The agent has not detailed the reasons for the proposed removal of these parts of the condition but states they are no longer required.
10.6. Further to discussions with the Local Highway Authority (LHA), who have confirmed ‘no objections’ to the application, it has become apparent that through further investigation, it would not be possible to physically accommodate the works. Whilst the condition in full was deemed to be necessary at the time planning permission was originally granted, the LHA have since concluded that the current position is the most appropriate system.
10.7. The Council entered into a Collaboration Agreement and Agreement for Lease with the Defence Infrastructure Organisation as confirmed by the Executive meeting resolution on 12th December 2023 and therefore has already undertaken to take responsibility for delivering the monitoring of the Travel Plan and implementation of a Traffic Regulation Order (TRO) which was and still is required in planning terms as part of the scheme. Whilst approval of this application would grant a new planning permission, this would still form part of the requirements of the Collaboration Agreement. As this application proposes changes to off-site works to be provided, it is therefore worth noting that the secured funding is to go towards monitoring of the Travel Plan (£5,000) and amendments to waiting restrictions on the highway requiring a separate Traffic Regulation Order (TRO) (£2,500) off Shute Road and therefore is not affected by this proposal, which relates to omission of works around the existing junction(s) on the A6136 (Richmond/Gough Road) only.
Amenity
10.8. There are residential properties within the vicinity of the application site, with first floor accommodation above existing business premises, the nearest of which is located above the Eastern District Taylors Retail Shop at no. 6 Shute Road. The NPPF states that significant adverse impacts due to a new development should be avoided and other adverse impact should be mitigated and reduced to a minimum. Based upon the findings of the Acoustic Assessment that was carried out and updated to specifically reflect the changes hereby proposed, it was concluded that the sound levels arising from the activities of the proposed development, including the Air Source Heat Pumps now proposed as part of this scheme, would not result in an adverse impact and would therefore comply with the requirements of the NPPF.
10.9. The Council’s Environmental Health Officers have considered the report also and confirmed that the potential impact on amenity and the likelihood of the development to cause a nuisance to be limited. Overall, there are no objections to the application and subject to the condition as previously imposed (with regards to noise and hours of operation), the impact of residential amenity and the amenity of the local area is considered to be low and within acceptable parameters. The development is found to comply with Policy CP3 in respect of noise and residential amenity.
Landscaping
10.10. Landscaping would largely remain as already approved and the agent has confirmed that no further tree removal would be required. However, the proposals do involve the repositioning of the buildings and further to consultation, Yorkshire Water have raised an objection to the application as currently proposed. This is due to the submitted plans indicating that new tree planting would be within 5 metres of the public sewer network. The matter has been raised with the agent dealing with the application and in turn, additional information on landscaping was provided, including confirmation that there are no changes proposed to landscaping within the stand-off areas for Yorkshire Water infrastructure. A formal updated consultation response on behalf of Yorkshire Water has now been received, confirming no objections to the variation of condition 2 and the removal of parts B and D of condition 22.
Other Changes
10.11. The proposed amendments would not result in any changes to the ecological impact and mitigation identified as part of the main approved application. However, as the obligations set down as part of conditions 5 and 9 of the original permission (relating to the submission of a Construction Environmental Management Plan [CEMP- biodiversity] and a Landscape and Ecological Management Plan [LEMP]) have now been submitted and approved, should this application to vary the permission be approved, then the condition would need to be reworded to one of compliance.
10.12. Similarly, details required by conditions 13 and 14 of decision ref. ZD24/00303/VAR, requiring a cycle parking scheme and a detailed layout of parkland furniture have already been approved as part of application ref. ZD24/00615/DIS. Therefore, should the pending variation be approved, it is recommended that the wording of these conditions is amended to ensure the development is carried out in accordance with those details.
11.0 PLANNING BALANCE AND CONCLUSION
11.1. Planning Permission was granted in March 2024 for the original scheme, which included a new community building, multi-use space, covered external canopy and creation of public square and mini-plaza, off Shute Road, Catterick Garrison. This scheme was then amended by virtue of application ref. ZD24/00303/VAR, approved in September 2024 making change to the community buildings and spaces within could be used. The majority of the scheme is to remain as approved, however, this application seeks to reposition the building approximately 1.8m to the Southeast and make a small number of material changes to the buildings themselves and the surrounding public realm.
11.2. Some of those changes would involve a reduction in the number of play areas to be provided, as well as area within the ‘Active Play’ section of the park. This is regrettable, but deemed necessary as the project team strive to make decisions on how the allocated money is used in order to deliver the scheme as a whole.
11.3. External changes to elevations/materials as well as ‘furniture’ within the public realm would still allow for a high quality scheme to be delivered and technical statements to noise have been updated to (with particular regard to the introduction of Air Source Heating as opposed to Ground Source) do not adversely impact upon the amenity of the surrounding properties. No technical comments or objections have been raised in relation to the proposed changes.
11.4. Comments have been received on behalf of the Economic Development Manager at NYC, confirming that the change would not affect the positive benefits to be derived from the development, which amongst other things, seeks to provide greater opportunities for local businesses, including new start-ups to operate from.
11.5. Overall, this revised scheme would continue to provide a mixture of internal and external community and office space and is considered to be incompliance with the expectations of relevant policies within the Richmondshire Local Plan, which are supportive of the development of the development of mixed-use sites and the creation and enhancement of community, cultural and recreational assets.
12.0 RECOMMENDATION
12.1 That Planning Permission be GRANTED, subject to the conditions listed below.
Recommended conditions:
The development hereby permitted shall be begun on or before 25th March 2027.
Reason: To comply with the provisions of Section 51 of the Planning and Compulsory Purchase Act 2004.
Condition 2 Approved Plans
a) application form and certificates
b) site Location plan ref. NY2205-APP-XX-ZZ-DR-A-000005 Rev. P3
c) General Arrangement Site Plan, ref. NY2205-APP-XX-00-DR-A-000090, rev. P6
d) Proposed Site Plan Sheet 2, ref. NY2205-APP-XX-00-DR-A-000092, rev. P7
e) External works and Hard landscaping Plan sheet 1, ref. NY2205-APP-XX-00-DR-A090100, rev. P7
f) External works and Hard landscaping Plan sheet 2, rev. P7
g) Catterick Community and Enterprise Centre- Ground Floor Plan, ref. NY2205-APPXX-00-DR-A-010100 rev. P13
h) Catterick Community and Enterprise Centre- First Floor Plan, NY2205-APP-XX-00-DR-A-010101 rev. P15
i) Catterick Community and Enterprise Centre- Second Floor Plan, ref. NY2205-APPXX-00-DR-A-010102 rev. P14
j) Catterick Community and Enterprise Centre- Roof Plan, ref. NY2205-APP-XX-00-DR-A-010103 rev. P7
k) North and East Elevation CCEC, rev. NY2205-APP-XX-00-DR-A-010200 rev. P14
l) South and West Elevations CCEC and Multi-Purpose Space, rev. NY2205-APP-XX00-DR-A-010201 rev. P13
m) East Elevation CCEC and Multi-Purpose Space ref. NY2205-APP-XX-00-DR-A010202 rev. P13
n) Waste Management Strategy, ref. NY2205-APP-XX-ZZ-DR-A-007110 rev. P3
o) Proposed Block Plan, ref. NY2205-APP-XX-ZZ-DR-A-090114, rev. P4
p) Proposed Site Plan - Coloured ref. NY2205-APP-XX-ZZ-DR-A-090117 rev. P4
q) Proposed Access and Connectivity Works within Coronation Park Sheet 1 ref. NY2205-APP-XX-ZZ-DR-A-090120 rev. P3
r) Proposed Access and Connectivity Works within Coronation Park Sheet 2 ref. NY2205-APP-XX-ZZ-DR-A-090121 rev. P3
s) Proposed Tracking, ref. NY2205-APP-XX-ZZ-DR-A-090123 rev. P1
t) Landscape General Arrangement ref. BHA_23_1008_APP_L 001 rev E
u) Landscape General Arrangement Detail Area A ref. BHA_23_1008_APP_L 002 rev.E
v) Landscape General Arrangement Detail Area B ref. BHA_23_1008_APP_L 003 rev. E
w) Landscape General Softworks Layout Sheets 1 of 5, ref. BHA_23_1008_APP_L 004 rev. F
x) Landscape General Softworks Layout Sheet 2 of 5 ref. BHA_23_1008_APP_L 005 rev. F
y) Landscape General Softworks Layout Sheet 3 of 5 ref. BHA_23_1008_APP_L 006 rev. E
z) Landscape General Softworks Layout Sheet 4 of 5 ref. BHA_23_1008_APP_L 007 rev. G
aa) Landscape General Softworks Layout Sheet 5 of 5 ref. BHA_23_1008_APP_L 008 rev. G
bb) Play Area Strategy - Play Area Location Plan ref. BHA_23_1008_APP_L 009 rev. G
cc) Play Area Strategy - Detail Areas - Squirrel ref. BHA_23_1008_APP_L 010 rev. F
dd) Play Area Strategy - Detail Areas - Hedgehog, Café, Junior ref. BHA_23_1008_APP_L 011 rev. F
ee) Play Area Strategy - Detail Areas - Active ref. BHA_23_1008_APP_L 012 rev. F
ff) Play Area Strategy - Detail Area - Woodland & Skate Park ref. BHA_23_1008_APP_L 013 rev. E
gg) External Levels Plan ref. NY2205-APP-90-DR-C-2400 rev. P03
hh) Surface Water Management Plan ref. NY2205-APP-90-DR-C-3500 rev. P03
ii) Drainage Layout ref. NY2205-APP-92-DR-C-2500 rev. P03
jj) External Lighting ref. NY2205 APP-XX-00-DR-E-000609 rev. P2
kk) Road Lighting Layout - Catterick LUF Project 1, rev. B
ll) Arboricultural Impact Assessment, ref. SF3409 - AIA, rev. A
mm) Tree Constraints Plan, ref. SF3409-TC01, rev. A
nn) Woodland Management Plan, ref. SF3409-WMP01, rev. A
oo) Waste Management Strategy, ref. NY2205-APP-XX-00-RP-A-005, ref. P2
pp) Photographs ref. NY2205-APP-XX-00-RP-A-002, ref. P2
qq) Design and Access Statement, ref. NY2205-APP-XX-00-RP-A-006, ref. P04
rr) Archaeological Desk Based Assessment, rev. A
ss) Heritage Impact Assessment, rev. 3
tt) Acoustic Appraisal Report, ref. J004544-7264-LK-04, dated 23rd May 2024
uu) Flood Risk Assessment, ref. NY2205-APP-00-XX-RP-C-1001, rev. P03
vv) Preliminary Ecological Appraisal, EcIA Issued December 2023
ww) Energy Statement, ref. NY2205-APP-XX-00-RP-M-001, dated 17th May 2024
xx) Ventilation and Extraction Statement, rev. B
yy) Arboricultural Survey Report:BS5837:2012, rev. A
zz) SuDS Maintenance Report, ref. NY2205-APP-92-XX-RP-C-1002, rev. P01
aaa) Engineering Desk Study, ref. 20257-R-001-V02, rev. V01
bbb) Method of Demolition, dated in system December 2023
ccc) DEFRA Biodiversity Metric Auditing and Accounting Tool Spreadsheet SF3409
ddd) Biodiversity Net Gain Assessment Report, November 2023
eee) Proposed Boundary Treatment Plan ref. NY2205-APP-XX-ZZ-DR-A-090127, rev. P1
fff) Ground Investigation Report, version 2, dated 14th December 2023, by Soil and Structures Ltd.
ggg) Transport Statement, dated 9th May 2024
hhh) Proposed Site Plan Sheet 1, ref. NY2205-APP-XX-00-DR-A-000091, rev. P7
Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
Pre-Commencement
Condition 3 – Compliance (Historic Building Survey)
The development shall be carried out in strict accordance with the Written Scheme of Investigation for Historic Building Record, approved as part of application ref. ZD24/00233/DIS on 23 May 2024.
No demolition/development shall take place other than in accordance with the
approved Written Scheme of Investigation.
The development shall not be occupied until the Historic Building Record has been
completed in accordance with the programme set out in the approved Written
Scheme of Investigation and the provision made for analysis, publication and
dissemination of results and archive deposition has been secured.
Reason: This condition is imposed in accordance with Section 16 of the National
Planning Policy Framework as the building is of historic interest.
Condition 4- Tree Protection
Before any materials are brought onto the site or any development is commenced,
the developer shall implement the approved specification for root protection area
(Smeeden Foreman Arboricultural Report dated August 2023) fencing and ground
protection measures in line with the requirements of British Standard BS 5837: 2012
Trees in Relation to Construction Recommendations, or any subsequent
amendments to that document, around the trees or shrubs or planting to be
retained, as indicated on the approved plan and for the entire area as specified in
accordance with BS 5837:2012. The developer shall maintain such fences and
ground protection until all development the subject of this permission is completed
unless an alternative phasing timetable is first agreed in writing with the Local
Planning Authority.
Reason: In the interests of good arboricultural practice and ensuring existing trees
are adequately protected from works associated with the development.
Condition 5- Ecology (discharge required)
The development shall be carried out in accordance with the submitted Construction Environmental Management Plan (biodiversity), approved under application refs. ZD24/00395/DIS and ZD24/00744/DIS.
Reason: To ensure that adequate steps are taken throughout the course of the development process to mitigate the impacts on ecology and biodiversity and achieve an overall biodiversity net gain.
Condition 6- Construction Environmental Management Plan (discharge required)
The development shall take place in complete accordance with the Construction Environmental Management Plan documents approved via approval of details permission reference ZD24/00744/DIS; other than construction workers parking.
Within 3 months of the date of this decision notice details of construction workers parking shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development will take place in complete accordance with the approved parking details.
In all respects, no construction works or deliveries shall take place outside 8.00 a.m. to 6.00 p.m. on weekdays excluding bank holidays and 9.00 a.m. to 1.00 p.m. on Saturdays, without the first written consent of the Local Planning Authority.
Reason: In the interest of highway safety and amenity.
Condition 7 – Access Arrangements
The development must not be brought into use until the access to the site has been set out and constructed in accordance with the 'Specification for Housing and Industrial Estate Roads and Private Street Works" published by the Local Highway Authority or any
such other specification agreed in writing with the Local Highway Authority and the following requirements:
- Any gates or barriers must be erected a minimum distance of 6 metres back from the carriageway of the existing highway and must not be able to swing over the existing or proposed highway.
- Provision to prevent surface water from the site/plot discharging onto the existing or proposed highway must be constructed and maintained thereafter to prevent such discharges.
- Measures to enable vehicles to enter and leave the site in a forward gear. All works must accord with the approved details.
Reason: To ensure a satisfactory means of access to the site from the public highway in the interests of highway safety and the convenience of all highway users.
Condition 8- Play Areas (discharge required)
Prior to the first use/occupation of the building or first use of any proposed play
areas, a permanent lighting design strategy which has consideration for biodiversity
and residential amenity shall be submitted to and approved in writing by the local
planning authority. The strategy shall: a) identify those areas/features on site that
are sensitive to lighting and b) show how and where external lighting will be
installed (through the provision of appropriate lighting contour plans and technical
specifications) so that it can be clearly demonstrated that sensitive areas/features
will not be impacted by lighting. Specific reference to an affected species.
All external lighting shall be installed in accordance with the specifications and
locations set out in the strategy, and these shall be maintained thereafter in
accordance with the strategy. Under no circumstances should any other external
lighting be installed without prior consent from the local planning authority.
Reason: To ensure that new lighting minimises light pollution in the interests of
residential amenity and is also sensitive to ecological interests.
Condition 9 – LEMP (compliance)
The development hereby approved shall be carried out in strict accordance with the LEMP prepared by Barton Howe Associates has been updated (March 2025) and approved as part of application ref. ZD24/00744/DIS.
Reason: This condition is necessary to ensure the protection of wildlife and
management of supporting habitat.
Condition 10- Drainage (compliance)
No piped discharge of surface water from the application site shall take place until works to provide a satisfactory outfall for surface water have been completed, in accordance with the approved plans and documents listed under condition 2 of this decision notice.
Reason: To ensure that the site is properly drained and surface water is not discharged to the foul sewerage system which will prevent overloading.
Condition 11- Materials (discharge required)
No materials shall be used in the construction of the external surfaces of the buildings and structures hereby permitted until details of such materials (with samples as appropriate) have first been submitted to and approved in writing by the Local Planning Authority.
Reason: In the interests of the appearance of the proposed development and to reserve the rights of the Local Planning Authority with regard to this matter.
Condition 12- Landscaping (compliance)
The approved hard landscaping and external areas shall be installed/ completed in full prior to first occupation of the buildings hereby approved unless a phasing strategy is first submitted to and agreed in writing by the local planning authority.
The soft landscaping will be planted and laid out in the first planting season following commencement of development within the areas identified within the approved ‘Softworks Layout Sheets 1-5’, as stated in Condition 2, unless an alternative timetable is first agreed in writing with the Local Planning Authority. All soft landscaping areas must be complete and planted at the latest in the planting season following first occupation of the development hereby approved.
Any trees or plants which are damaged, die or become diseased within 5 years of planting or from 5 years from the first occupation of the development, whichever is the later shall be replaced like for like.
Reason: To ensure high quality landscaping is delivered as part of the development having regard to Policies CP2, CP3 and CP4 of the Richmondshire Local Plan 2012-2028 Core Strategy adopted 2014.
Condition 13 – Cycle Parking (compliance)
Cycle parking shall be provided in accordance with details provided and approved as part of application ref. ZD24/00615/DIS, which included a cycle parking scheme for play areas and details of short stay visitor cycle parking to be provided outside the building(s).
The approved scheme for cycle parking for play areas shall be delivered prior to first use of the play areas to which they are designated to serve and the approved short stay and visitor cycle parking erected/installed prior to the first use/occupation of the building(s) herby approved.
Once the play areas and buildings are first used/occupied the associated cycle
parking areas shall be retained, maintained and clear from any obstruction for the
lifetime of development.
Reason: To facilitate sustainable travel and health communities and ensure
appropriate on-site facilities in the interests of highway safety and the general
amenity of the development.
Condition 14- Parkland Furniture
The development hereby approved shall be carried out in strict accordance with details approved as part of application ref. ZD24/00615/DIS with regards to street furniture and retained as such thereafter.
Reason: To reserve the rights of the Local Planning Authority with regard to the use and development of this area of land within the site, in interests of the residential amenity, accessibility and mitigating anti-social behaviour.
Condition 15- Uses (compliance)
The building(s) hereby approved shall be used solely for the uses falling within Use Class’s E(b), E(d), E(f), F1 and F2; other than the first and second floors which shall additionally be used for Class E(g)(i) of the Town & Country Planning (Use Classes) Order 1987 (as amended) or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification); without the first express permission of the Local Planning Authority in writing.
Reason : These uses are considered sustainable uses for this Town Centre location and to ensure a mixture of both economic and community uses are retained.
Condition 16- Separate Drainage Systems (compliance)
The site shall be developed with separate systems of drainage for foul and surface water on and off site.
Reason: In the interest of satisfactory and sustainable drainage.
Condition 17- Refuse/recycling (compliance)
The development hereby approved shall be carried out in accordance with the approved Waste Management Strategy, (ref. NY2205-APP-XX-ZZ-DR-A-007110 rev. P3), by Align Property Partners. Thereafter the development shall be carried out in accordance with the approved details and the storage/recycling facilities shall thereafter be retained for their approved purpose unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure the provision of adequate refuse/recycling storage/collection facilities having regard to the general appearance of the development together with the amenities of neighbouring residential properties.
Condition 18- Ecological Measures (compliance and possible discharge)
The recommendations of the Ecological Appraisal accompanying the application shall be carried out in association with the development, including the need for additional surveys that may arise as the development progresses, as set out in Table 13 (Ecological Impacts: Summary), by Smeeden Foreman Ltd, dated December 2023, the results of which shall be submitted to and approved in writing by the Planning Authority prior to the tree works being carried out.
Reason: In the interests of minimising the ecological and landscape impact of the development and maximising the scope for ecological enhancement.
Condition 19- Drainage (compliance)
The drainage system shall be delivered in complete accordance with the approved details listed below and shall be completed in full prior to the first occupation or use of the area they are designed to drain.
a) Surface Water Management Plan ref. NY2205-APP-90-DR-C-3500 rev. P02
b) Drainage Layout ref. NY2205-APP-92-DR-C-2500 rev. P02
c) Flood Risk Assessment, ref. NY2205-APP-00-XX-RP-C-1001, rev. P02
d) Waste Management Strategy, ref. NY2205-APP-XX-ZZ-DR-A-007110 rev. P3
Once built/delivered, the drainage systems shall be maintained and managed in complete accordance with the details set out in the approved SuDS Maintenance Report, ref. NY2205-APP-92-XX-RP-C-1002, rev. P01.
Reason: To ensure that the development is built to the submitted drainage design; to prevent the increased risk of flooding; to ensure the provision of adequate and sustainable means of drainage in the interests of amenity.
Condition 20- Noise (compliance)
The development hereby approved shall be built in complete accordance with the ‘Stage 3 Acoustic Appraisal Report, ref. J004544-7264-LK-04, dated 23rd May 2024, by Philip Dunbavin Acoustics Ltd that was submitted with this application.
Once built, buildings and outside spaces shall operate as follows :
1. The hours of use of the multi-use events space and external canopy area shall be restricted to 07:00 and 23:00 hours.
2. There shall be no amplified music within the external canopy area.
3. Noise associated with plant and machinery incorporated within the development shall be controlled, such that the Rating Level measured or calculated at the boundary of the nearest existing noise sensitive premises, shall not exceed 45 dBA LAeq during the daytime (07:00 – 23:00 hours) and 41 dBA LAeq during the night-time (23:00 – 07:00 hours).
Reason: to protect the amenity and quality of life of nearby residents.
Condition 21- Energy (compliance)
The development hereby permitted shall be carried out in accordance with the submitted Energy Statement and associated appendices (ref. NY2205-APP-XX-00-RP-M-001, dated 17th May 2024), in order to exceed the minimum standards prevailing through Part L of the Building Regulations to the maximum level that is feasible and viable for this particular development.
All technologies/ equipment as proposed in the approved Energy Statement shall be delivered in full working condition prior to first occupation of the building(s) hereby approved and shall thereafter wards be retained and maintained for their viable lifetime.
Reason: In the interests of securing a sustainable form of development.
Condition 22- Highway Works (compliance)
The development hereby approved shall be carried out in strict accordance with the details that were submitted and approved as part of application ref. ZD25/00303/DIS, specifically Parts A and C of condition 22 (highway works)..
Reason: To ensure that the design is appropriate in the interests of the safety and
convenience of highway users.
Condition 23- Car Parking (compliance)
No part of the development must be brought into use until the parking (car and
bicycle), manoeuvring, turning and servicing areas for all users have been
constructed in accordance with the details approved in writing by the Local Planning
Authority. Once created these areas must be maintained clear of any obstruction
and retained for their intended purpose for the lifetime of the development.
Reason: To provide for appropriate on-site vehicle facilities in the interests of
highway safety and the general amenity of the development
Condition 24- Car Parking Management Plan (discharge required)
Prior to the first occupation of the development, a Car Parking Management Plan
must be submitted to and approved in writing by the Local Planning Authority. As a
minimum the management plan will include:
- Details of how the on-site car parking will be allocated to the different users/
tenants/visitors of the development and how this allocation will be secured/
managed.
- Details of the car parking arrangements for those attending events, including
details of how these arrangements will be communicated to attendees.
- A programme for the delivery of any proposed physical works.
- Effective measures for the on-going monitoring and review of the Car Parking
Management Plan for the lifetime of the development.
- Effective mechanisms to achieve the objectives of the Car Parking Management
Plan by both present and future occupiers of the development.
The development must be carried out and operated in accordance with the
approved Car Parking Management Plan. Those parts of the Approved Car Parking
Management Plan that are identified therein as being capable of implementation
after occupation must be implemented in accordance with the timetable contained
therein and must continue to be implemented for the lifetime of the development.
Reason: In the interests of highway safety and the general amenity of the
development.
Condition 25- Highway Works (compliance)
The development must not be brought into use until the access to the site has been
set out and constructed in accordance with the 'Specification for Housing and
Industrial Estate Roads and Private Street Works" published by the Local Highway
Authority or any such other specification agreed in writing with the Local Highway
Authority and the following requirements:
- Any gates or barriers must be erected a minimum distance of 6 metres back from
the carriageway of the existing highway and must not be able to swing over the
existing or proposed highway.
- Provision to prevent surface water from the site/plot discharging onto the existing
or proposed highway must be constructed and maintained thereafter to prevent
such discharges.
- Measures to enable vehicles to enter and leave the site in a forward gear. All
works must accord with the approved details.
Reason: To ensure a satisfactory means of access to the site from the public
highway in the interests of highway safety and the convenience of all highway
users.
Condition 26- Travel Plan (discharge required)
Prior to the first occupation of the development, a Travel Plan must be submitted to
and approved in writing by the Local Planning Authority. The Travel Plan will include:
- Agreed targets to promote sustainable travel and reduce vehicle trips and
emissions within specified timescales and a programme for delivery.
- A programme for the delivery of any proposed physical works.
- Effective measures for the on-going monitoring and review of the travel plan.
- A commitment to delivering the Travel Plan objectives for a period of at least five
years from first occupation of the development.
- Effective mechanisms to achieve the objectives of the Travel Plan by both present
and future occupiers of the development.
The development must be carried out and operated in accordance with the
approved Travel Plan.
Those parts of the Approved Travel Plan that are identified therein as being capable
of implementation after occupation must be implemented in accordance with the
timetable contained therein and must continue to be implemented for the lifetime of
the development.
Reason: To establish measures to encourage more sustainable non-car modes of transport.
Target Determination Date: 19.08.2025
Case Officer: Caroline Walton, Caroline.Walton@northyorks.gov.uk