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No.Condition Text
1.No development shall take place until details of the scale, layout and appearance of the buildings, the means of access thereto and the landscaping of the site (hereinafter called the 'reserved matters') have been submitted to and approved in writing by the Local Planning Authority and approved in writing. The development shall be implemented in accordance with the approved details. Reason:- To comply with section 92 of the Town and Country Planning Act 1990 (as amended).
2.The development shall not commence and no reserved matters submissions or submissions of details to comply with conditions shall be made until a plan is submitted to and approved in writing by the Local Planning Authority, clearly identifying the different phases of the development to which reserved matters applications and details required pursuant to condition(s) shall subsequently be made. No phase of the development shall commence until all relevant reserved matters and details prior to commencement conditions are approved in respect of that phase. Reason:- To ensure that full details of the relevant phase of the development are submitted for approval. This is a pre-commencement condition as a phasing plan for the re-development of this site is considered pivotal in assessing the individual merits of separate reserved matters applications.
3.Applications for the approval of reserved matters, referred to in condition 1, shall be made to the Local Planning Authority before the expiration of eight years from the date of this permission. Reason:- To comply with section 92 of the Town and Country Planning Act 1990 (as amended). An extended time frame for submission has been suggested given the complexity of the re-development and the different time frames at which plots (and phases) will become vacant.
4.All reserved matters in relation to any phase of the development, referred to in condition 1, shall be submitted at the same time. Reason:- Given the sensitive nature of the site it is important that all aspects of the development are considered together.
5.The development hereby permitted shall be begun before the expiration of 10 years from the date of this permission or before the expiration of two years from the date of approval of the last of the reserved matters referred to in condition 1 to be approved, whichever is the later. Reason:- In order to comply with section 92 of the Town and Country Planning Act 1990 (as amended). An extended time frame for implementation has been suggested given the complexity of the re-development and the different time frames at which plots (and phases) will become vacant.
6.The development hereby permitted shall be informed by the principles detailed within the submitted: - Design and Access Statement, dated January 2016; - Design Guide, dated January 2016; - Indicative Proposed Site Plan, drawing no. SK005 (Rev D); - Proposed Site Accesses, drawing no. 152022/A/01; - Indicated Proposed Site Plan Permeation, drawing no. SK022 (Rev A); - Sustainable Design and Construction Statement, dated February 2016; - Framework Energy Strategy, dated April 2016; - Landscape Strategy, dated January 2016 inclusive of drawing nos. 15-127-01 and 15-127-02; and - Drainage Scheme, outlined in drawing no. 15-125/300 (Rev P1) No application for approval of reserved matters (or other matters submitted for approval pursuant to planning condition) which would entail any material deviation from the above shall be made unless otherwise provided for by conditions elsewhere within this permission. Reason:- To ensure that the development is carried out in accordance the plans, design guide and other documents that form the basis of consideration of this scheme. To furthermore comply with the development plan policies in which this outline planning application has been considered.
7.The finished floor level of the proposed development shall be no lower than 1.76m above ordnance datum. Reason:- To prevent internal flooding, ensure the safety of future occupiers of the development and to comply with policies CP15, CP17, DC48, DC49 and DC61 of the Development Control Policies Development Plan Document and policies 5.3, 5.12 and 7.13 of the London Plan.
8.Units 12 and 13, as labelled on the drawing titled 'Indicative Proposed Site Plan', drawing no. SK005 (Rev D), shall be no higher than 16.2m above ordnance datum. Reason:- In the interest of ensuring a sufficient clearance to the overhead power lines in this locality and in accordance with National Grid guidelines for development with proximity to such assets.
9.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, the development shall only be occupied by B1c, B2 and B8 uses, as detailed within the Town and Country Planning (Use Classes) Order 1987 (as amended) (or any provision equivalent to that Class in any Statutory Instrument revoking and/or re-enacting that Order). Reason:- The application has been assessed in context of these suggested uses and in view that this is a strategic industrial designation it is considered appropriate to restrict the permitted uses as such. This restriction is furthermore to comply with policy DC9 of the Development Control Policies Development Plan Document. Applications for alternative uses would be considered on their individual merits.
10.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by a plan showing provision of car parking spaces for that phase, to be agreed in writing with the Local Planning Authority, but no more than the appropriate maximum standard detailed within policy DC33 of the Development Control Policies Development Plan Document. The car parking size, provision of Blue Badge spaces and provision of electric vehicle charging points shall comply with the stipulations of policy 6.13 and table 6.2 of the London Plan. Thereafter such provision shall be made permanently available for use, unless otherwise agreed in writing with the Local Planning Authority. Reason:- To ensure that car parking accommodation is made permanently available within the development and appropriate provision is made for Blue Badge parking and electric vehicle charging points, in the interests of highway safety and that the development accords with development accords with policy DC33 of the Development Control Policies Development Plan Document and policy 6.13 of the London Plan.
11.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by a plan showing provision of cycle parking and facilities for cyclists to use. The cycle parking provision shall accord with the maximum standards outlined within table 6.3 of the London Plan and comply with the stipulations of policy 6.9. Thereafter such provision shall be made permanently available for use, unless otherwise agreed in writing with the Local Planning Authority. Reason:- To ensure that cycle parking accommodation is made permanently available within the development and that the development accords with policy DC35 of the Development Control Policies Development Plan Document and policy 6.9 of the London Plan.
12.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by a travel plan. The travel plan shall seek to promote sustainable travel to and from site and shall consider the development to which the reserved matters relate and also the re-development of the site as a whole. The travel plan shall be submitted to the Local Planning Authority for approval in writing and implemented as approved. The travel plan shall be updated on a yearly basis in discussion with the Highway Authority and Transport for London. Reason:- The applicant as part of this application has submitted a Framework Travel Plan which includes a number of initiatives and mitigation measures to ease the potential impact on highway safety and efficiency. Submission and approval of a formal travel plan will seek to ensure that such measures are actively encouraged. The submission of the travel plan is to ensure compliance with policies CP10, DC32 and DC61 of the Development Control Policies Development Plan Document and policies 2.8, 6.1, 6.3, 6.11 and 6.12 of the London Plan.
13.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by a delivery and service plan for that phase to be agreed in writing with the Local Planning Authority. The plan shall aim to effectively manage the impact of vehicles accessing the development site and should follow TfL's best practice guidance and endeavour to ensure deliveries are carried our outside of peak hours. The plan shall also include details of: a) parking of vehicles of site personnel and visitors; b) storage of plant and materials; c) a piling method statement (detailing the depth and type of piling proposed) d) siting and design of temporary buildings; e) scheme for security fencing/hoardings, depicting a readily visible 24-hour contact number for queries or emergencies; f) details of disposal of waste arising from the construction programme, including final disposal points. The burning of waste on the site at any time is specifically precluded. The plan shall be implemented as approved. Reason:- In the interests of highway safety and efficiency, nearby amenity, ecology and to comply with polices CP10, DC32 and DC61 of the Development Control Policies Development Plan Document and policies 2.8, 6.1, 6.3, 6.11 and 6.12 of the London Plan.
14.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by a construction logistics plan for that phase to be agreed in writing with the Local Planning Authority. The plan shall aim to identify the cumulative impacts of construction traffic for the area in terms of likely additional trips and mitigation required. The plan should show that construction vehicle movements would be optimised to avoid the am and pm traffic peaks and reduce highway impact on the TLRN in the vicinity of the site. The plan shall be implemented as approved. Reason:- In the interests of highway safety and efficiency and to comply with polices CP10, DC32 and DC61 of the Development Control Policies Development Plan Document and policies 2.8, 6.1, 6.3, 6.11 and 6.12 of the London Plan.
15.Before the development hereby permitted is first commenced, vehicle cleansing facilities to prevent mud being deposited onto the public highway during operations shall be provided on site in accordance with details to be first submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be retained thereafter and used at relevant entrances to the site throughout the duration of construction works. If mud or other debris originating from the site is deposited in the public highway, all on-site operations shall cease until it has been removed. The submission shall provide: a) A plan showing where vehicles will be parked within the site to be inspected for mud and debris and cleaned if required. The plan should show where construction traffic will access and exit the site from the public highway. b) A description of how the parking area will be surfaced, drained and cleaned to prevent mud, debris and muddy water being tracked onto the public highway. c) A description of how vehicles will be checked before leaving the site - this applies to the vehicle wheels, the underside of vehicles, mud flaps and wheel arches. d) A description of how vehicles will be cleaned. e) A description of how dirty/ muddy water be dealt with after being washing off the vehicles; and f) A description of any contingency plan to be used in the event of a break-down of the wheel washing arrangements or evidence that approved practices are failing. Reason:- Insufficient information has been supplied with the application in relation to wheel washing facilities. Submission of details prior to commencement will ensure that the facilities provided prevent materials from the site being deposited on the adjoining public highway, in the interests of highway safety and the amenity of the surrounding area and to comply with policies CP10, CP15, DC32 and DC61 of the Development Control Policies Development Plan Document and policies 2.8, 6.1, 6.3, 6.11, 6.12 and 7.4 of the London Plan.
16.All building operations in connection with the construction of external walls, roof, and foundations; site excavation or other external site works; works involving the use of plant or machinery; the erection of scaffolding; the delivery of materials; the removal of materials and spoil from the site, and the playing of amplified music shall only take place between the hours of 8.00am and 6.00pm Monday to Friday, and between 8.00am and 1.00pm on Saturdays and not at all on Sundays and Bank Holidays/Public Holidays. Reason:- To protect nearby residential amenity, and in order that the development accords with the Development Control Policies Development Plan Document Policy DC61.
17.The necessary agreement, notice or licence to enable the proposed alterations to the Public Highway shall be entered into prior to the occupation of development. Reason:- In the interests of ensuring good design and ensuring public safety and to comply with Development Control Policies Development Plan Document Policies CP10, CP17 and DC61.
18.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by an ecological management plan for that phase to be agreed in writing with the Local Planning Authority. The plan shall outline the measures which are proposed to protect habitat and species, during the construction phase of the development. Particular consideration should be given to Rainham Creek and the Inner Thames Marshes Site of Special Scientific Interest and measures to protect these areas from run-off and damage. The plan shall include details of times and periods of working, additional ecological surveys to be undertaken, proposed protective fencing, dust and noise suppressions measures and training which will be given to on-site personnel with regard to ecology. The plan shall be implemented as approved. Reason:- In the interests of ecology and preventing undue impact on nearby ecological designations and to comply with policies CP15, CP16, DC58, DC59, DC60 and DC61 and policies 7.19 and 7.21 of the London Plan.
19.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by an ecological management/enhancement plan for that phase to be agreed in writing with the Local Planning Authority. The plan shall outline the measures which are proposed, to support the landscaping scheme for the phase, to maximise biodiversity value. The plan shall be implemented as approved. Reason:- In the interests of ecology and landscape value and to comply with policies CP15, CP16, CP17, DC58, DC59, DC60 and DC61 and policies 7.19 and 7.21 of the London Plan.
20.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by an air quality assessment. The assessment shall assess the existing air quality in the study area (baseline) and include a prediction of future air quality without the development in place (future baseline). The assessment shall then predict and assess the air quality with the development in place and identify mitigation measures, as appropriate. The assessment shall include a review of impacts in context of national, regional and local policies, the basis of determining the significant of impacts, details of assessment methods, model verification and identification of sensitive locations assessed. Any mitigation and/or monitoring proposed and thereafter approved shall be implemented on-site. The assessment shall be submitted to the Local Planning Authority for approval in writing and any mitigation measures suggested, implemented as approved. Reason:- In the interests of public amenity, ensuring that the development does not result in significant environmental impacts and to comply with polices CP15, CP16, CP17, DC52, DC58, DC59, DC60 and DC61 of the Development Control Policies Development Plan Document and policies 7.4, 7.14, 7.19 and 7.21 of the London Plan.
21.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by a scheme for the lighting of all external areas of the site including parking areas and pedestrian routes within and at the entrances to the site. The plan shall include details to show that consideration has been given to nature conservation interests as well as highway safety and public amenity and shall be submitted to the Local Planning Authority for approval in writing. The lighting plan shall be implemented as approved. Reason:- In the interests of public amenity, ensuring that the development does not result in significant environmental impacts and to comply with polices CP15, CP16, CP17, DC56, DC58, DC59 and DC61 of the Development Control Policies Development Plan Document and policies 7.3, 7.4, 7.5 and 7.19 of the London Plan.
22.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by a drainage strategy for both surface water and foul water to be approved in writing by the Local Planning Authority. The strategy shall be based on the Drainage Scheme, and sustainable drainage systems outlined in drawing no. 15-125/300 (Rev P1) and information presented with the submitted Flood Risk Assessment. The strategy shall detail all on and/or off site drainage works proposed. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred in the strategy have been completed. The strategy shall be implemented as approved. Reason:- Insufficient information has been supplied with the application to demonstrate how foul and surface water drainage would be managed. Submission of a strategy prior to the commencement of the development will ensure that sewage flooding does not occur, that sufficient capacity is made available to cope with the new development and to ensure that the development accords with policies CP15, DC48, DC49, DC51, DC58, DC59 and DC61 of the Development Control Policies Development Plan Document and policies 5.3, 5.12, 5.13, 5.14, 7.13 and 7.19 of the London Plan.
23.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by a sustainability and energy statement to be approved in writing by the Local Planning Authority. The strategy shall provide details of how the development would meet the highest standards of sustainable design and construction; incorporate measures identified in policy 5.3 of the London Plan; and demonstrate that the scheme will achieve an overall 35% reduction in regulated carbon emissions, including a regulated carbon emissions reduction of 20% from onsite renewable energy technologies, in accordance with the Framework Energy Strategy by Watkins Payne, dated April 2016, and policy 5.2 of the London Plan. The development shall be implemented in accordance with the approved details. Reason:- In the interests of sustainable development, achieving aspirations for a reduction in carbon dioxide emissions and to ensure that the development accords with policies CP15, CP17, DC49, DC50, DC52 and DC61 of the Development Control Policies Development Plan Document and policies 5.2, 5.3, 5.7 and 7.14 of the London Plan.
24.Any application for reserved matters in relation to any phase of the development (as identified in accordance with condition 2) shall be accompanied by a scheme/details of how principles and practices of the Secured by Design award scheme are proposed to be adopted within the development. The scheme shall include, but not be limited to, details on proposed boundary treatments and site security measures and shall be submitted to the Local Planning Authority for approval in writing. The development shall be implemented in accordance with the approved details. Reason:- Insufficient information has been supplied with the application to determine whether the proposals meet Secured by Design standards. Submission of such details is in the interest of crime prevention and community safety and guidance contained in policies CP17, DC49, DC61 and DC63 of the Development Control Policies Development Plan Document and policies 5.3, 7.3, 7.4, 7.5 and 7.13 of the London Plan.
25.No development shall take place until the following contaminated land reports (as applicable) are submitted to and approved in writing by the Local Planning Authority: a) A Phase II (Site Investigation) Report as the Phase I Report confirms the possibility of a significant risk to any sensitive receptors. This is an intrusive site investigation including factors such as chemical testing, quantitative risk assessment and a description of the site ground conditions. An updated Site Conceptual Model should be included showing all the potential pollutant linkages and an assessment of risk to identified receptors. b) A Phase III (Remediation Strategy) Report if the Phase II Report confirms the presence of a significant pollutant linkage requiring remediation. A detailed remediation scheme to bring the site to a condition suitable for the indented use by removing unacceptable risks to all receptors must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works, site management procedures and procedures for dealing with previously unidentified contamination. The scheme must ensure that the site will not quality as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. c) Following completion of the measures identified in the approved remediation scheme, a 'Validation Report' that demonstrates the effectiveness of the remediation carried out, any requirement for longer-term monitoring of contaminant linkages, maintenance and arrangements for contingency action, must be produced and submitted to the Local Planning Authority for approval in writing. d) If during development works any contamination should be encountered which was not previously identified and is derived from a different source and/or of a different type to those included in the contamination proposals, then revised contamination proposals shall be submitted to the Local Planning Authority detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved. Reason:- To protect those engaged in construction and occupation of the development from potential contamination and in order that the development complies with policy DC53 of the Development Control Policies Development Plan Document.
26.A fee is required when submitting details pursuant to the discharge of conditions. In order to comply with the Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012, which came into force from 22.11.2012, a fee of £97 per request or £28 where the related permission was for extending or altering a dwellinghouse, is needed.
27.The Applicant is advised that planning approval does not constitute approval for changes to the public highway. Highway Authority approval will only be given after suitable details have been submitted, considered and agreed. Any proposals which involve building over the public highway as managed by the London Borough of Havering, will require a licence and the applicant must contact StreetCare, Traffic & Engineering on 01708 433750 to commence the Submission/ Licence Approval process. Should this application be granted planning permission, the developer, their representatives and contractors are advised that this does not discharge the requirements under the New Roads and Street Works Act 1991 and the Traffic Management Act 2004. Formal notifications and approval will be needed for any highway works (including temporary works) required during the construction of the development. The developer is advised that if construction materials are proposed to be kept on the highway during construction works then they will need to apply for a license from the Council.
28.Due to the presence of National Grid apparatus in proximity to the application site, the applicant is advised to contact National Grid before any works are carried out to ensure that the aforementioned apparatus is not affected by the development.
29.In aiming to satisfy the secure by design condition of this permission, the applicant should seek the advice of the Police's Designing Out Crime advice service. This service is available free of charge and officers can be contacted on 02082173813 or at docomailbox.ne@met.police.uk.
30.The site is closely linked to areas containing Giant Hogweed (Heracleum mantegazzianum), an invasive plant, the spread of which is prohibited under the Wildlife and Countryside Act. Due care should be taken to prevent its spread during operations relating to the proposals.
31.Request is made that the applicant works with RSPB Rainham Marshes to ensure that issues of water quality and water level management, which have a bearing on the management of the SSSI, are addressed as detailed plans and drainage strategies for the site are developed.
32.A Groundwater Risk Management Permit from Thames Water would be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. Thames Water would expect the developer to demonstrate what measures would be proposed to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water's Risk Management Team on 02035779483 or at wwqriskmanagement@thameswater.co.uk.
33.The planning obligations recommended in this report have been subject to the statutory tests set out in Regulation 122 of the Community Infrastructure Levy Regulations 2010 and the obligations are considered to have satisfied the following criteria:- a) Necessary to make the development acceptable in planning terms; b) Directly related to the development; and c) Fairly and reasonably related in scale and kind to the development.
34.Statement Required by Article 35 (2) of the Town and Country Planning (Development Management Procedure) (England) Order 2015: No significant problems were identified during the consideration of the application, and therefore it has been determined in accordance with paragraphs 186-187 of the National Planning Policy Framework 2012.