Six industrial units at Former Crombie's Site, Middlesbrough

The site and surroundings

The site was a former builder’s yard in an industrial area, with commercial premises nearby and homes directly behind it.

“The application site is approximately 0.09 hectares. It is located on the east side of Emmerson Street, south of the junction with Stonehouse Street. The site is located in an industrial area with a builders yard as the established use, which includes single storey buildings to the north, a storage/distribution unit attached to the south and a cash and carry/retail units to the front.”

“The site previously comprised a builder’s yard with a number of single storey buildings on the site. Some buildings remain in place while others have been demolished.”

Officer report

Earlier planning history

An earlier application for six industrial units was refused and its appeal was dismissed; this application proposed a revised scheme.

“23/0291/FUL – Erection of 6no. Industrial units for Use Class B2 & B8 (demolition of existing buildings) Refused 12th February 2024 Appeal Dismissed 7th November 2024”

Officer report

What officers recommended

Officers recommended approval because the revised scheme reduced its scale, improved parking and servicing, and was considered suitable for the area without significant harm.

“The application relates to the proposed development of 6 industrial units and associated parking at the former Crombie's Site on Emmerson Street. It is noted that an application for a development of the same nature was refused in February 2024 and a subsequent appeal dismissed later in the same year. This application is for a revised scheme, including changes to the scale of the units and the proposed parking and servicing arrangements.”

“During the application process, following comments from consultees and the case officer, revised plans were received. The revised plans reduced the depth of the units which in turn reduces the height of the building at its highest point. The revised plans also included more details in relation to a servicing area at the site and parking. The revised details are the subject of this report.”

Officer report

Consultation and objections

Three nearby residents objected about the buildings’ height and appearance, noise, pollution, odour, rodents, parking, access, flooding, sunlight and possible antisocial behaviour.

“Following a consultation exercise three objections were received from residents. The comments are summarised below. a) Overbearing/too high when viewed from residential properties b) Unsightly design and materials c) Bins will smell/increase in odour d) Will result in rats e) Increase in noise from cars, deliveries, shutters, equipment f) Increase in pollution g) Final use unknown h) Car park will lead to drug activities and prostitution i) Car park will allow people access…”

“Environmental Health - MBC The proposed use as industrial units is on an industrial site but the nearest residential property is approximately 15 metres away. Therefore noise from the use of the proposed site could cause disturbance to the nearest residential properties. If approved a noise assessment is required by condition.”

Officer report

Who spoke

The agent said the redesign addressed earlier objections, would remove antisocial behaviour from the site and could support six businesses and employment.

Members’ discussion

A member raised concerns about large vehicles, and was told the forecourt was flexible and the units were unlikely to receive large vehicles.

“A Member raised concerns over the use of large vehicles accessing the site it was advised that the forecourt was of flexible use and due to the size of the units it would be unlikely that large vehicles would be servicing them.”

Minutes

The committee’s decision

The committee approved the application subject to the conditions set out for the development.

“ORDERED that the application be Approved subject to the conditions detailed in the report.”

Minutes

Conditions attached

The conditions covered parking, opening hours, deliveries, boundary treatment, noise, drainage, materials and refuse storage.

“Boundary Treatment and Gates The development hereby approved shall not be occupied/brought into use until details of a boundary treatment and gate to enclose the parking area have been submitted to and approved in writing by the local planning authority, and thereafter erected on site. The approved boundary treatment and gate must be retained on site for the lifetime of the development.”

“Commercial Premises Noise Assessment A BS: 4142 noise assessment shall be submitted to and approved in writing by the Local Planning Authority before the use hereby commences. The assessment shall identify noise levels at the site along with the noise which will be generated at the development and its impact upon neighbouring premises.”

Officer report