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No.Condition Text
1.The development to which this permission relates must be commenced not later than three years from the date of this permission. 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).
2.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.
3.Notwithstanding the details shown on the approved plans, no above ground works shall take place in relation to any of the development hereby approved until a written specification of all external materials to be used in the construction of the building(s) shall be submitted to and approved in writing by the Local Planning Authority and thereafter the development shall be constructed with the approved materials. Reason:- Insufficient information has been supplied with the application to judge the appropriateness of the materials to be used. Submission of a written specification prior to above ground works will ensure that the appearance of the proposed development will harmonise with the character of the surrounding area and comply with Policy 26 of the Local Plan 2021.
4.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.
5.Prior to the first occupation of the dwellings hereby permitted, a scheme of hard and soft landscaping, together with measures for the protection in the course of development of the existing trees and shrubs on/adjoining site to be retained, shall be carried out in accordance with the approved plans including Drawing 03687P_TCP_01 and the Landscape Masterplan GUA-DR-L004 Rev P05 & P06. All planting, seeding or turfing comprised within the scheme shall be carried out in the first planting season following completion of the development and any trees or plants which within a period of 5 years from completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local Planning Authority. Reason:- To ensure that the development accords with the Local Plan Policy 27. It will also ensure accordance with Section 197 of the Town and Country Planning Act 1990.
6.The proposed development shall be implemented in accordance with the Arboricultural Impact Assessment & Method Statement (Reference: 03687 Rv3) of June 2024, including any recommendations. Reason:- To ensure that the development accords with the Local Plan Policies 26 and 27. It will also ensure accordance with Section 197 of the Town and Country Planning Act 1990.
7.The proposed development shall be implemented in accordance with the Flood risk assessment and drainage strategy, Ref 4977-PEEL-ICS-XX-RP-C-07.001_Rev_B, dated May 2024, prepared by Infrastruct CS Ltd, including any recommendations and maintained in perpetuity in accordance with this strategy. Reason: To improve flood resilience of the proposed dwellings and in order that the development accords with the Local Plan Policy 32 and the National Planning Policy Framework.
8.Before the building(s) hereby permitted is first occupied, the area set aside for car parking shall be laid out, surfaced and retained in perpetuity thereafter, shall only be used as parking by residents of the development and shall not be used for any other purpose. Reason:- To ensure that car parking accommodation is made permanently available to the standards adopted by the Local Planning Authority in the interest of highway safety, and that the development accords with the Local Plan policy 24 and the London Plan Policy T6.1.
9.Prior to the first occupation of the dwellings hereby permitted, all boundary treatment shall be carried out in accordance with the approved plans, including Drawing No. 0100 Revision 15 and the Landscape Masterplans and retained permanently thereafter to the satisfaction of the Local Planning Authority. Reason:- To protect the visual amenities of the development, prevent undue overlooking of adjoining property and ensure that the development accords with the Local Plan policies 7, 26 and 27.
10.Notwithstanding the details on the approved plans and prior to the first occupation of the dwellings hereby permitted, provision shall be made for the storage of refuse and recycling arising from site in accordance to details which shall previously be submitted to and agreed in writing by the Local Planning Authority. Reason:- In the interests of amenity of occupiers of the development and also the visual amenity of the development and the locality generally, and in order that the development accords with Policy 7 of the Local Plan 2021.
11.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, no window or other opening (other than those shown on the submitted and approved plan,) shall be formed in the flank walls of the buildings hereby permitted, unless specific permission under the provisions of the Town and Country Planning Act 1990 has first been sought and obtained in writing from the Local Planning Authority. Reason:- In order to ensure a satisfactory development that will not result in any loss of privacy or damage to the environment of neighbouring properties which exist or may be proposed in the future, and in order that the development accords with the Local Plan policies 7 and 26.
12.No works shall take place in relation to any of the development hereby approved until a Construction Method Statement to control the adverse impact of the development on the amenity of the public and nearby occupiers is submitted to and approved in writing by the Local Planning Authority. The Construction Method statement shall include details of: a. The site access point(s) of all vehicles to the site during the construction phase b. parking of vehicles of site personnel and visitors; c. storage of plant and materials; d. Wheel washing facilities. e. Measures to monitor and control the emission of dust and dirt during construction. f. measures for minimising the impact of noise and, if appropriate, vibration arising from construction activities; g. predicted noise and, if appropriate, vibration levels for construction using methodologies and at points agreed with the Local Planning Authority; h. a scheme for monitoring noise and, if appropriate, vibration levels using methodologies and at points agreed with the Local Planning Authority; i. siting and design of temporary buildings if required; j. scheme for security fencing/hoardings, depicting a readily visible 24-hour contact number for queries or emergencies; k. 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 prohibited. And the development shall be carried out in accordance with the approved scheme and statement. Reason: Insufficient information has been supplied with the application in relation to the proposed construction methodology. Submission of details prior to commencement will ensure that the method of construction protects residential amenity. It will also ensure that the development accords with Local Plan policy 23, 24 and 34 and London Plan (2021) Policy T7.
13.Prior to the first occupation of the dwellings hereby permitted, a full and detailed application for the Secured by Design award scheme shall be submitted to the Local Planning Authority and the Metropolitan Police NE Designing Out Crime Office, setting out how secured by Design Accreditation will be achieved. Once approved in writing by the Local Planning Authority in consultation with the Metropolitan Police Designing Out Crime Officers, the development shall be carried out in accordance with the agreed details. Reason:- Insufficient information has been supplied with the application to judge whether the proposals meet Secured by Design standards. Submission of a full and detailed application prior to the first occupation of the dwellings hereby permitted is in the interest of creating safer, sustainable communities and to reflect guidance in Local Plan 2021 and the NPPF.
14.If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until a remediation strategy detailing how this unsuspected contamination shall be dealt with has been submitted to and approved in writing by the local planning authority. The remediation strategy shall be implemented as approved. Reason: To ensure that any previously unidentified contamination found at the site is investigated and satisfactorily addressed in order to protect those engaged in construction and occupation of the development from potential contamination.
15.Demolition and/or removal of trees, hedgerows, shrubs or shall be undertaken between October and February inclusive. If this is not possible then a suitably qualified ecologist shall check the areas concerned prior to demolition and/or vegetation clearance works to ensure that no nesting or nest-building birds are present. If any nesting birds are present then the demolition and/or vegetation shall not be removed until the fledglings have left the nest. Reason: All wild birds, their nests and young are protected during the nesting period under The Wildlife and Countryside Act 1981 (as amended), the NPPF 2023 and Policy 30 of the Local Plan 2021..
16.Any boilers installed in the development 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.. Following installation emissions certificates shall be submitted to the local planning authority to verify boiler emission. Reason: To minimise the impact of building emissions on local air quality in accordance with Policy 33 of the Local Plan.
17.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.
18.At least 1 of the dwellings hereby approved shall be constructed to comply with Part M4(3)(2)(a) of the Building Regulations - Wheelchair Adaptable Dwellings. The remainder of the dwellings hereby approved shall be constructed to comply with Part M4(2) of the Building Regulations - Accessible and Adaptable Dwellings. Reason: In order to comply with Policy 7 of the Local Plan 2021 and Policies D7 and GG1 of the London Plan.
19.All residential parking spaces within the development hereby approved shall include provision of infrastructure for electric or Ultra-Low Emission vehicles, of which a minimum of 2 spaces shall have active charging facilities, with passive provision for all remaining spaces. Such provision is to be made prior to the first occupation of the dwellings hereby permitted. Reason: Provision prior to first occupation of the proposed dwellings hereby permitted will ensure that the development adequately incorporates measures to allow the use of electric vehicles by future occupiers in accordance with Policy T6.1 of the London Plan.
20.Prior to the commencement of any development an assessment shall be undertaken of the impact of noise emanating from the railway line upon the development, for both the internal noise climate and external amenity spaces. Reference should be made to the "good" standard to be found in the World Health Organisation Guidelines for Community Noise 1999 and BS8233:2014 Guidance on Sound Insulation and Noise Reduction for Buildings. Reference should also be made to the Acoustics Ventilation & Overheating Residential Design Guide 2020. Following this, a scheme detailing measures, which are to protect occupants from transport noise shall be submitted to and approved in writing by the Local Planning Authority. It shall be implemented and validated prior to occupation. Reason: To protect residents against the impact of noise from the local environment.
21.The hereby approved Air Quality Assessment dated July 2022 including all mitigation measures shall be fully implemented prior to the first occupation of the development permitted. Reason: To protect the health of future occupants, neighbours, those engaged in construction, and to comply with the national air quality objectives within the designated Air Quality Management Area in accordance with the Local Plan Policy 33.
22.Notwithstanding the details on the approved plans, prior to the first occupation of the development, balcony details shall, including details of proposed privacy screens, shall be submitted to and approved in writing by the Local Planning Authority. The screens shall be provided in accordance with the approved details and retained in position for the lifetime of the development. Reason: In the interests of privacy, and in order that the development accords with the Local Plan policy 7.
23.The proposed development shall be implemented in accordance with the Energy and Sustainability Report dated November 2022, including any recommendations. Reason: In the interests of energy efficiency and sustainability in accordance with Policy 36 of the Local Plan 2021.
24.Statement Required by Article 35 (2) of the Town and Country Planning (Development Management Procedure) (England) Order 2015: In accordance with paragraph 38 of the National Planning Policy Framework 2018, improvements required to make the proposal acceptable were negotiated with the agent/applicant following several virtual meetings. The revisions and additional details involved the justification for the loss of community facility, reconfiguration of the layout especially at the ground floor level to provide quality family homes, rearrange the car parking spaces; bicycle and bin stores were reconfigured and repositioned; redesigning of the facade. The amendments were subsequently submitted on 26th June 2024.
25.The proposal is liable for the Mayor of London Community Infrastructure Levy (CIL). The Mayoral CIL levy rate for Havering is £25/m and is chargeable for each additional square metre of residential gross internal [floor] (GIA). Based upon the information supplied with the application, £14,025 would be payable due to result in a new residential property 561m² 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, £70,125 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. You are also advised to visit the planning portal website where you can download the appropriate document templates at http://www.planningportal.gov.uk/planning/applications/howtoapply/whattosubmit/cil
26.Changes to the public highway (including permanent or temporary access) - 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. If new or amended access is required (whether temporary or permanent), there may be a requirement for the diversion or protection of third party utility plant or highway authority assets and it is recommended that early involvement with the relevant statutory undertaker takes place. The applicant must contact Engineering Services on 01708 433751 to discuss the scheme and commence the relevant highway approvals process. Please note that unauthorised work on the highway is an offence. Highway legislation - The developer (including their representatives and contractors) is advised that planning consent does not discharge the requirements of 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 of any nature) required during the construction of the development. Please note that unauthorised work on the highway is an offence. Temporary use of the public highway - 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 licence from the Council. If the developer required scaffolding, hoarding or mobile cranes to be used on the highway, a licence is required and Street Management should be contacted to make the necessary arrangements. Please note that unauthorised use of the highway for construction works is an offence. Surface water management - The developer is advised that surface water from the development in both its temporary and permanent states should not be discharged onto the highway. Failure to prevent such is an offence.
27.Before occupation of the residential/ commercial unit(s) 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
28.In promoting the delivery of safer, stronger, sustainable places the Local Planning Authority fully supports the adoption of the principles and practices of the Secured by Design Award Scheme and Designing against Crime. Your attention is drawn to the free professional service provided by the Metropolitan Police Designing Out Crime Officers for North East London, whose can be contacted via DOCOMailbox.NE@met.police.uk or 0208 217 3813. They are able to provide qualified advice on incorporating crime prevention measures into new developments.