| Conditions / Reason for Refusal: |
01
The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990.
02
The permission hereby granted shall relate to the area shown outlined in red on the approved site plan and the development shall only take place in accordance with the submitted details and specifications as shown on the approved plans (as set out below)
(Drawing numbers location plan TCM 1000-39, site plan TCM 1000-04 and 1000-31, entrance plan TCM 1000-47, proposed elevations front clubhouse TCM 1000-48, side clubhouse TCM 1000-46, site plan barns TCM 1000-35, TCM 1000-28 Rev A, sections barns TCM 1000-34, floorplans barn 1 TCM 1000-20, floorplans and elevations barn 4 TCM 1000-28 Rev A, floorplans barn 1 TCM 1000-20, elevations barn 1 TCM 1000-28, landscape plan TCM 1000-60, Lighting Plan TCM 1000-63)(received 10 October 2025, 10 November 2025).
Reason
To define the permission and for the avoidance of doubt.
Materials
03
The materials to be used in the construction of the external surfaces of the development hereby permitted shall be in accordance with the details provided in the submitted application form/shown on drawing (elevations proposed elevations front clubhouse TCM 1000-48, side clubhouse TCM 1000-46, floorplans and elevations barn 4 TCM 1000-28 Rev A, elevations barn 1 TCM 1000-28). The development shall thereafter be carried out in accordance with these details.
Reason
In order to ensure a satisfactory appearance in the interests of visual amenity and in accordance with Core Strategy Policy CS28 Sustainable Design.
Highways
04
Before the development is brought into use the car parking area shown on the 100-31 site plan shall be provided, marked out and thereafter maintained for car parking.
Reason
To define the permission and for the avoidance of doubt.
Environmental Health
05
Prior to the development commencing a revised Construction Environmental Management Plan (CEMP) shall be submitted to and agreed in writing with the Local Planning Authority. The plan shall describe in detail the actions that will be taken to minimise adverse impacts on occupiers of nearby properties and shall provide information in respect of the following matters:
• Site Management
- Contact details of site manager
- Complaints procedure
- Roles and responsibilities
• Site Access, Storage and Movement of Materials
- Location details of storage areas
- Location of on site parking and turning provision
• Dust, Debris and Mud
- Screening and hoarding
- Preventative measures
- Dust monitoring
• Noise and Vibration Control
- Silencing of vehicles, plant and machinery.
- Operational hours (to include site opening hours, operational hours of workers, and delivery of goods hours).
The agreed CEMP shall be adhered to throughout the construction of the development.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with part 15 of the NPPF and Supplementary Planning Document No.2 Air Quality & Emissions.
Landscaping
06
The approved Landscape scheme relevant to each part of the development (ref Landscape Plan TCM 1000-60) shall be implemented in the next available planting season following the first use of the relevant development and maintained to ensure healthy establishment. Any plants dying, removed or destroyed within five years of planting shall be replaced the following planting season.
Reason
To ensure the tree works are carried out in a manner which will maintain the health and appearance of the trees in the interests of the visual amenities of the area and in accordance with the Local Plan.
Lighting
07
The development shall be completed in accidence with the approved lighting scheme (ref Lighting Plan 1000-63, low level lighting bollards 10W).
Reason
In order to minimise light spill to the surroundings.
08
The C1 hotel use shall be retained in the applicant’s ownership and shall only to be used in conjunction with activities directly connected with the existing golf club, and shall not be used as an open hotel use, unconnected with the existing golf club.
Reason
In order to clarify the permission and as the conversion has been considered in accordance with the submitted supporting details to enhance the existing recreational facility.
Informatives
Environmental Health
01
In conjunction with condition 04 the following shall apply:
• All machinery and vehicles employed on the site shall be fitted with effective silencers of a type appropriate to their specification and at all times the noise emitted by vehicles, plant, machinery or otherwise arising from on-site activities, shall be minimised in accordance with the guidance provided in British Standard 5228 Code of Practice; 'Noise Control on Construction and Open Sites', and Minerals Planning Guidance Note 11 (1993) 'The Control of Noise at Surface Mineral Workings'.
• At all times during the carrying out of operations authorised or required under this permission, best practicable means shall be employed to minimise dust. Such measures may include water bowsers, sprayers whether mobile or fixed, or similar equipment. At such times when due to site conditions the prevention of dust nuisance by these means is considered by the Planning Authority in consultations with the site operator to be impracticable, then movements of soils and overburden shall be temporarily curtailed until such times as the site/weather conditions improve such as to permit a resumption.
• Effective steps shall be taken by the operator to prevent the deposition of mud, dust and other materials on the adjoining public highway caused by vehicles visiting and leaving the site. Any accidental deposition of dust, slurry, mud or any other material from the site, on the public highway shall be removed immediately by the developer.
02
Nature conservation protection under UK and EU legislation is irrespective of the planning system and the applicant should therefore ensure that any activity undertaken, regardless of the need for any planning consent, complies with the appropriate wildlife legislation. If any protected species are found on the site then work should halt immediately and an appropriately qualified ecologist should be consulted. For definitive information primary legislative sources should be consulted.
Furthermore, vegetation removal should be undertaken outside of the bird breeding season, March to September inclusive. If any clearance work is to be carried out within this period, a nest search by a suitably qualified ecologist should be undertaken immediately preceding the works. If any active nests are present, work which may cause destruction of nests or, disturbance to the resident birds must cease until the young have fledged.
Public Right of Way
03
The developer should ensure that the TransPennine Trail will be protected at all times during construction and the Trail will not be used for storage of materials or parking of construction vehicles.
POSITIVE AND PROACTIVE STATEMENT
During the determination of the application, the Local Planning Authority worked with the applicant to consider what amendments were necessary to make the scheme acceptable. The applicant agreed to amend the scheme so that it was in accordance with the principles of the National Planning Policy Framework.
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