| No. | Condition Text |
|---|
| 1. | The development hereby permitted shall not be carried out otherwise than in complete accordance with the approved plans (as set out on page one of this decision notice).
Reason:- For the avoidance of doubt and to ensure that the development is carried out as approved. |
| 2. | Before the developments hereby approved is occupied or use commenced, the materials used on the external surfaces of the development must match those used on the external surfaces of the existing building. This applies unless differences are shown on the drawings hereby approved or are required by other conditions on this permission.
Reason: To ensure the development is carried out in accordance with the consent sought, has an acceptable design and complies with Policy 26 of the Havering Local Plan (2021). |
| 3. | The boundary development shown on the drawing '26-010/3 F' submitted as part of the application shall be retained permanently in accordance with the approved details to the satisfaction of the Local Planning Authority.
Reason: To protect the visual amenities of the development and prevent undue overlooking of adjoining properties. |
| 4. | The scheme of hard and soft landscaping as shown on the drawing '26-010 / 3 F'' submitted as part of the application shall be implemented in accordance with the approved details and retained permanently to the satisfaction of the Local Planning Authority.
Reason:- To ensure that the development achieves a satisfactory level of landscape quality. |
| 5. | Any windows located in a wall or roof slope forming a side elevation of the development hereby approved shall only be glazed in obscure glass, with the glass to be obscure to at least Level 4 on the Pilkington Levels of Privacy, and fixed shut, except for any top hung fan light, which shall be a minimum of 1.7 metres above internal finished floor level prior to the first use or occupation of the development hereby permitted and the development shall be retained as such thereafter in perpetuity. In the case of multiple or double-glazed units at least one layer of glass in the relevant units shall be glazed in obscure glass to at least Level 4 on the Pilkington scale.
Reason: To protect the amenities of neighbouring occupiers and ensure the development complies with policy 7 of the Havering Local Plan (2021). |
| 6. | Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, nor any Statutory Instrument which amends, removes or replaces that Order, no window or other opening (other than those shown on the submitted and approved plans) shall be formed in the flank walls of the development hereby permitted without the receipt of a specific planning permission for it from the Local Planning Authority.
Reason: To protect against the amenities of neighbouring occupiers and ensure the development complies with Policy 7 of the Havering Local Plan (2021). |
| 7. | Prior to the first occupation of the residential unit hereby approved, a scheme of sound insulation between the commercial ground floor and proposed residential unit above shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall achieve a standard 5dB better than Approved Document E and be implemented prior to occupation and retained thereafter.
Reason: To protect the amenity of future occupiers from noise associated with the commercial use. |
| 8. | The cycling facilities shown on the drawing '26-010/3 F' submitted as part of the application shall be carried out in accordance with the approved details and retained permanently to the satisfaction of the Local Planning Authority.
Reason:- In the interests of providing a wide range of facilities for non-motor car residents and sustainability. |
| 9. | The refuse and recycling facilities shown on the drawing '26-010/3 F' submitted as part of the application shall be carried out in accordance with the approved details and retained permanently to the satisfaction of the Local Planning Authority.
Reason:- In the interests of managing refuse and recycling at the site appropriately. |
| 10. | 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 residential amenity. |
| 11. | The ground floor commercial unit hereby approved shall not be used for the purposes hereby permitted other than between the hours of 6am and 10pm Mondays to Sundays without the prior consent in writing of the Local Planning Authority.
Reason:- To enable the Local Planning Authority to retain control in the interests of amenity. |
| 12. | No deliveries shall be taken at or despatched from the site outside the hours of 07.00-19:00 Monday to Friday and 08.00-13.00 hours on Saturdays unless agreed in writing with the Local Planning Authority. No deliveries shall take place on Sundays, Bank or Public Holidays.
Reason: In order to protect amenity of the area. |
| 13. | No refuse collection shall take place outside the hours of 07.00-19.00 Monday to Friday and 08.00-13.00 hours on Saturdays nor at any time on Sundays, Bank or Public Holidays.
Reason: In order to protect amenity of the area. |
| 14. | No works shall take place in relation to any of the development hereby approved (except works required to secure compliance with this condition) until the following Contaminated Land reports (as applicable) are submitted to and approved in writing by the Local Planning Authority:
a) A Phase I (Desktop Study) Report documenting the history of this site, its surrounding area and the likelihood of contaminant/s, their type and extent incorporating a Site Conceptual Model.
b) A Phase II (Site Investigation) Report if 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.
c) A Phase III (Risk Management Strategy) Report if the Phase II Report confirms the presence of a significant pollutant linkage requiring remediation. The report will comprise two parts:
Part A - Remediation Scheme which will be fully implemented before it is first occupied. Any variation to the scheme shall be agreed in writing to the Local Planning Authority in advance of works being undertaken. The Remediation Scheme is to include consideration and proposals to deal with situations where, during works on site, contamination is encountered which has not previously been identified. Any further contamination shall be fully assessed and an appropriate remediation scheme submitted to the Local Planning Authority for written approval.
Part B - Following completion of the remediation works a 'Validation Report' must be submitted demonstrating that the works have been carried out satisfactorily and remediation targets have been achieved.
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 LPA; and
e) If during development work, site contaminants are found in areas previously expected to be clean, then their remediation shall be carried out in line with the agreed contamination proposals.
For further guidance see the leaflet titled, 'Land Contamination and the Planning Process'.
Reason:- Insufficient information has been supplied with the application to judge the risk arising from contamination. Submission of an assessment prior to commencement will ensure the safety of the occupants of the development hereby permitted and the public generally. |
| 15. | All dwellings hereby approved shall comply with Regulation 36 (2)(b) and Part G2 of the Building Regulations - Water Efficiency.
Reason: In order to comply with Policy SI 5 of the London Plan. |
| 16. | All hard surfaces hereby approved as part of the development (including any sub-base) shall be made of porous materials or provision shall be made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the application site.
Reason:- In order to ensure no water run-off from the hard surface which would contribute to risk of flooding. |
| 17. | Any boilers installed in the dwelling(s) hereby approved shall be Ultra-Low NOx boilers with maximum NOx Emissions less than 40 mg/kWh. Where any installations do not meet this emissions standard it should not be operated without the fitting of suitable NOx abatement equipment or technology as determined by a specialist to ensure comparable emissions. The installation of the boilers shall be carried out in strict accordance with these details and shall thereafter be permanently retained.
If the heating strategy is to be provided by an Air Source Heat Pump, or similar, they shall be designed to comply with the provisions of the Microgeneration Installation Standard: MCS 020 "MCS Planning Standards for Permitted Development Installations of Wind Turbines and Air Source Heat Pumps on Domestic Premises". The air source heat pumps shall be provided on site prior to first occupation of the dwellings. Any installation not meeting this standard will require a separate application for planning permission.
Reason: To reduce impact on building emissions on local air quality and to ensure any air source heat pumps installed maintain amenity. |
| 18. | The proposal is liable for the Mayor of London Community Infrastructure Levy (CIL). The Mayoral CIL levy rate for Havering is 25/m² and is chargeable for each additional square metre of residential gross internal [floor] (GIA). Based upon the information supplied with the application, £1,322.50 would be payable due to a new property with a net gross internal floor area of 52.9m² of GIA, however this may be adjusted subject to indexation.
The proposal is also liable for Havering Council's CIL. Havering's CIL charging rate for residential is £125m² (Zone A for each additional square metre of GIA. Based upon the information supplied with the application, £6,612.50 would be payable, subject to indexation.
These charges are levied under s.206 of the Planning Act 2008. CIL is payable within 60 days of commencement of development. A Liability Notice will be sent to the applicant (or anyone else who has assumed liability) shortly and you are required to notify the Council of the commencement of the development before works begin. Further details with regard to CIL are available from the Council's website. |
| 19. | Before occupation of the residential units hereby approved, it is a requirement to have the property/properties officially Street Named and Numbered by our Street Naming and Numbering Team. Official Street Naming and Numbering will ensure that that Council has record of the property/properties so that future occupants can access our services. Registration will also ensure that emergency services, Land Registry and the Royal Mail have accurate address details. Proof of having officially gone through the Street Naming and Numbering process may also be required for the connection of utilities. For further details on how to apply for registration see:
https://www.havering.gov.uk/Pages/Services/Street-names-and-numbering.aspx |
| 20. | The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material planning considerations, including planning policies and any representations which were received. It subsequently determined to grant planning permission in accordance with the National Planning Policy requirement that applications for sustainable development are approved where possible. A detailed analysis of the scheme is set out in the report on the application prepared by officers. |
| 21. | You are reminded that this decision notice only addresses requirements under Planning Legislation. You also need to check that whether or not the development requires consent under the Building Regulations, as this is an entirely separate process. Further information on the requirements of the Building Regulations can be found at: https://www.havering.gov.uk/building-control |
| 22. | You are reminded that this decision notice only addresses requirements under Planning Legislation. It does not give consent for any permanent or temporary changes to the public highway, the use of the public highway for the storage of materials or placing of apparatus associated with the construction or other processes, nor does it permit the discharge of surface water onto the public highway. You are encouraged to check whether or not works or activities necessitate separate consents under the requirements of other, non-planning, legislation at the earliest opportunity by emailing environmentbusinesssupport@havering.gov.uk for further information. Unauthorised work on or use of the public highway and a failure to prevent the discharge of surface water on to the public highway are all an offence. |
| 23. | You are reminded that this decision notice only addresses requirements under Planning Legislation. You also need to check whether or not the development necessitates an agreement under the requirements of the Party Wall etc. Act 1996, as this is an entirely separate process. Further guidance on the Party Wall etc. Act 1996 can be found at: https://www.gov.uk/housing-local-and-community/party-walls |
| 24. | The applicant is advised that if the proposed development would be located within 6m of a UK Power Network substation, then they are notifiable under the Party Wall etc. Act 1996. The applicant should provide details of the proposed works and liaise with the company to ensure that appropriate protective measures and mitigation solutions are agreed in accordance with the Act.
The applicant would be responsible for any costs associated with any appropriate measures required.
Any Party Wall Notice should be served on UK Power Networks at its registered office: UK Power Networks, Newington House, 237 Southwark Bridge Road, London, SE1 6NP.
The applicant is also advised:
1. The distance between buildings and substations should be greater than seven metres or as far as is practically possible.
2. Care should be taken to ensure that footings of new buildings are kept separated from substation structures.
3. Buildings should be designed so that rooms of high occupancy, i.e. bedrooms and living rooms, do not overlook or have windows opening out over the substation. Minimum distance for this should be at least 10m.
4. If noise attenuation methods are found to be necessary, UK Power Networks would expect to recover their costs from the developer.
5. UK Power Networks require 24 hour vehicular access to their substations. Consideration for this should be taken during the design stage of the development.
6. The development may have a detrimental impact on UK Power Networks' right of access to and from the substation. If in doubt, the applicant can seek advice from their Property and Consents team at Barton Road, Bury St Edmunds, Suffolk, IP32 7BG.
7. No building materials should be left in a position where they might compromise the security of the substation or could be used as climbing aids to get over the substation surround.
8. There are underground cables on the site associated with the substation and these run in close proximity to the proposed development. Prior to commencement of works, accurate records should be obtained from UK Power Networks Plan Provision Department at UK Power Networks, Fore Hamlet, Ipswich, IP3 8AA.
9. All works should be undertaken with due regard to Health & Safety Guidance notes HS(G)47 Avoiding Danger from Underground Services. This document is available from local HSE offices. Should any diversion works be necessary as a result of the development, then enquires should be made to UK Power Networks Customer Connections department. The address is UK Power Networks, Metropolitan House, Darkes Lane, Potters Bar, Herts, EN6 1AG. |
