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.Prior to the commencement of the development hereby approved, the developer or contractor must be signed up to the NRMM register. The development site must be entered onto the register alongside all the NRMM equipment details. The register must be kept up-to-date for the duration of the construction of development. It is to be ensured that all NRMM complies with the requirements of the directive. An inventory of all NRMM to be kept on-site stating the emission limits for all equipment. Reason: Being a major development in Greater London, but outside the Non-Road Mobile Machinery (NRMM) Central Activity Zone, NRMM used on site must meet Stage IIIA of EU Directive 97/68/EC as a minimum. From 1st September 2020 the minimum requirement for any NRMM used on site within Greater London will rise to Stage IIIB of the Directive.
4.Prior to commencement of development details of any remedial works to trees that are to be retained on site shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details of any remedial works. Reason: To ensure satisfactory landscape treatment of the site which will enhance the character and appearance of the site and the area. To comply with Policies DC60 and DC61 of LBH's 'Development Plan Document' 2008.
5.Prior to the commencement of the development, a Dust Monitoring Scheme for the duration of the demolition and construction phase of the development hereby approved, shall be submitted for the written approval of the Local Planning Authority. The scheme shall detail: * Determination of existing (baseline) pollution levels; * Type of monitoring to be undertaken; * Number, classification and location of monitors; * Duration of monitoring; * QA/QC Procedures; * Site action levels; and * Reporting method. a) Following the completion of measures identified in the approved Dust Monitoring Scheme, a "Dust Monitoring Report" that demonstrates the effectiveness of the dust monitoring carried out must be produced, and is subject to the approval of the Local Planning Authority. The development shall be carried out in accordance with the approved scheme. Reason: To ensure that the construction activities do not give rise to any exceedances of the national air quality objectives/limit values for PM10 and/or PM2.5, or any exceedances of recognised threshold criteria for dust deposition/soiling.
6.Prior to occupation of the new car park hereby approved, the car parking area outlined in blue on Plan 122735-IBI-WS-ZZ-PL-A-100-005 Rev. P6 shall be cordoned off and not available for use as car parking. Reason: To ensure the College operates in a sustainable manner, and that the development accords with the Development Control Policies Development Plan Document Policy DC33 and the London Plan 2021
7.Before development is commenced, a scheme shall be submitted to and approved in writing by the Local Planning Authority making provision for a Construction Method Statement to control the adverse impact of the development on the amenity of the public and nearby occupiers. The Construction Method statement shall include details of: a) parking of vehicles of site personnel and visitors; b) storage of plant and materials; c) measures for minimising the impact of noise and, if appropriate, vibration arising from construction activities; d) predicted noise and, if appropriate, vibration levels for construction using methodologies and at points agreed with the Local Planning Authority; e) scheme for monitoring noise and if appropriate, vibration levels using methodologies and at points agreed with the Local Planning Authorities; f) siting and design of temporary buildings; g) scheme for security fencing/hoardings, depicting a readily visible 24-hour contact number for queries or emergencies; h) 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 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 Policy DC61 of the LBH's 'Development Plan Document' 2008.
8.No part of the development shall be occupied until the vehicle cross-over from the site onto Ardleigh Green Road has been widened in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The cross-over shall be permanently retained thereafter. Reason: In the interests of highway safety, and in order that the development accords with the Development Control Policies Development Plan Document Policy DC32.
9.All necessary agreements, notices or licences to enable the proposed alterations to the Public Highway required by condition 8 shall be entered into prior to the commencement of development. Reason: In the interests of ensuring good design and ensuring public safety and to comply with policies CP10, CP17, and DC61 of the Core Strategy and Development Control Policies DPD
10.Before the permanent car park is brought into use, a minimum of 10% active electric charging points (minimum 18 charging points) and 50% of the remainder (minimum 84 passive points) electric passive charging points shall be provided in the car park, in accordance with details that shall have previously been submitted to and approved in writing by the Local Planning Authority. Reason: To promote sustainable transport modes, developments should be designed to amongst other things enable "charging of plug-in and other ultra-low emission vehicles" to encourage the use of electric vehicles, in accordance with paragraph 110 of the National Planning Policy Framework.
11.No lighting shall be provided within the car park, unless otherwise submitted (including a lighting management strategy) to and approved in writing by the Local Planning Authority. The lighting shall be installed, maintained and operated in accordance with the approved details unless the Local Planning Authority gives its written consent to the variation. Reason: To ensure amenity impacts for neighbouring residential properties are considered and to secure adequate ecological mitigation and enhancement, including with regards to protected species, and in accordance with policies CP15, CP16 and DC61 from LBH's 'Development Plan Document' 2008
12.A lighting management scheme shall be submitted to and approved in writing by the local planning authority prior to the installation of any external lighting. The scheme shall identify those features on site that are particularly sensitive for bats and that are likely to cause disturbance along important routes used for foraging; and show how and where external lighting will be installed (through the provision of appropriate lighting plans, and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory. All external lighting shall be installed in accordance with the specifications and locations set out in the scheme and maintained thereafter in accordance with the scheme. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority. Reason: To allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017, the Wildlife & Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats & species).
13.Provision shall be made within the site for at least 40 disabled car parking spaces in accordance with the approved plans. Prior to their provision on site, a detailed plan of the disabled parking bays within the College the car park shall be submitted to and approved in writing by the Local Planning Authority. Parking spaces designated for use by disabled people should be 2.4m wide by 4.8m long with a zone 1.2m wide provided between designated spaces and at the rear outside the traffic zone, to enable a disabled driver or passenger to get in or out of a vehicle and access the boot safely. Thereafter this provision shall be made permanently available for use before the new permanent car park is brought into use, unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure adequate on-site parking is available for people with a disability and to comply with the requirements of the London Plan 2021.
14.From the time of commencement of any works connected with this planning permission to full implementation, no more than 400 car parking spaces shall be operational at any one time. Reason: to ensure the College operates in a sustainable manner.
15.Prior to the bringing into use of the new permanent car park, details of a landscape buffer to be provided shall be submitted to and approved in writing by the Local Planning Authority. The landscape buffer should use suitable mature plants that sufficiently provide a buffer between the residential dwellings along Birch Crescent, Russets and Brindle and the car park and the submitted scheme shall comprise a scheme of hard and soft landscaping, which shall include indications of all existing trees and shrubs on the site, and details of any to be retained, together with measures for the protection in the course of development. 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: Insufficient information has been supplied with the application to judge the appropriateness of the hard and soft landscaping proposed. Submission of a scheme prior to commencement will ensure that the development accords with the Development Control Policies Development Plan Document Policy DC61. It will also ensure accordance with Section 197 of the Town and Country Planning Act 1990
16.The works hereby approved shall be carried out in accordance with the details set out in the Tree Protection Plan submitted as part of this application. Reason: To ensure that the development accords with the Development Control Policies Development Plan Document Policy DC61. It will also ensure accordance with Section 197 of the Town and Country Planning Act 1990.
17.The new fencing and gates hereby approved shall be powder coated and finished black or an alternative colour to be agreed in writing by the Local Planning Authority prior to any installation of fencing/gates., or a similar dark colour. Reason: To ensure the development has an acceptable appearance and to accord with Development Control Policies Development Plan Document Policy DC61.
18.Notwithstanding the submitted information, prior to first use of the development hereby permitted, a framework travel plan, shall be submitted to, and approved in writing by the local planning authority. The travel plan shall be implemented in accordance with the approved details from the commencement of the use on site and retained thereafter. Reason: To safeguard the amenities of neighbouring residents and to ensure that highway safety is not prejudiced.
19.2.1 metre by 2.1 metre pedestrian visibility splays shall be provided on either side of the proposed accesses, set back to the boundary of the public footway. There should be no obstruction of object higher than 0.6 metres within the visibility splay. Reason: Insufficient information has been supplied with the application to adequately demonstrate that the safety of pedestrians at access points has been fully safeguarded. The requirement will ensure pedestrian safety.
20.All mitigation and enhancement measures and/or works shall be carried out in accordance with the details contained in the Preliminary Ecological Appraisal (RPS, May 2021) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination. This may include the appointment of an appropriately competent person e.g. an ecological clerk of works (ECoW) to provide on-site ecological expertise during construction. The appointed person shall undertake all activities, and works shall be carried out, in accordance with the approved details. Reason: To conserve and enhance protected and Priority species and allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats & species), and in accordance with Policy CP15 and Policy CP16 from LBH's 'Development Plan
21.A Biodiversity Enhancement Layout, providing the finalised details and locations of the enhancement measures contained within the Preliminary Ecological Appraisal (RPS, May 2021) and Proposed Landscape Plan (Intelligence Buildings Infrastructure, May 2021), shall be submitted to and approved in writing by the local planning authority. The enhancement measures shall be implemented in accordance with the approved details and all features shall be retained in that manner thereafter. Reason: To enhance Protected and Priority Species and allow the LPA to discharge its duties under the s40 of the NERC Act 2006 (Priority habitats & species) and in accordance with Policy CP15 and Policy CP16 from LBH's 'Development Plan Document' 2008. In order to secure adequate ecological mitigation and enhancement, including with regards to protected species, and in accordance with Policy CP15 and Policy CP16 from LBH's 'Development Plan Document' 2008.
22.The area set aside for car parking shall be laid out and surfaced to the satisfaction of the Local Planning Authority and retained permanently thereafter for the accommodation of vehicles visiting the site 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 Development Control Policies Development Plan Document Policy DC33 and the London Plan 2021
23.The car park shall use permeable materials for the surface. No above ground works shall take place in relation to any of the development hereby approved until details of all materials to be used in the construction of the car park are 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 samples or details prior to commencement of above ground works will ensure that the proposed development will comply with the London Plan 2021
24.The new car park hereby permitted shall only be used during normal operating hours of the New City College Havering, Ardleigh Green Campus between 7.30am to 6.30pm Monday to Friday and at no other time including public holidays. Reason: In interests of amenity, and in order that the development accords with Development Control Policies Development Plan Document Policy DC61
25.No development shall take place, other than excavation, until details of works for the effective management of surface water, including surface water attenuation and storage, has first been submitted to the Local Planning Authority in writing to be agreed. The submitted details shall include details of SuDS and their management and maintenance. The development shall be carried out in accordance with the details so agreed and shall be retained as such thereafter. Reason: To ensure that the development is properly drained in accordance with Policy DC49 and Policy 51 and CP15 of LBH's 'Development Plan Document' 2008 and LBH's SPD on 'Sustainable Design Construction' 2009.
26.Prior to the use of the carpark hereby permitted, a phased scheme outlining the cycle storage areas shall be provided and laid out and surfaced to the satisfaction of the Local Planning Authority to provide a secure cycle parking stores/stands provided for the college use. The safe, secure and accessible areas as marked on the plans shall be retained permanently thereafter for the accommodation of cycle parking spaces associated with the site. Reason: To ensure that cycle parking spaces are made permanently available to the standards adopted by the Local Planning Authority in the interest of highway safety, and that the development accords with Policy DC35 of LBH's 'Development Plan Document' 2008.
27.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, and in order that the development accords with the Development Control Policies Development Plan Document Policy DC61.
28.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, (as amended); a fee of £116 per request or £34 where the related permission was for extending or altering a dwellinghouse is needed
29.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 as required (whether temporary or permanent) there may be a requirement for the diversion or protection of third party utility plant 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.
30.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. If the developer requires scaffolding, hoarding or mobile cranes to be used on the highway, a license is required and Streetcare should be contacted on 01708 434343 to make the necessary arrangements. Please note that unauthorised works on the highway is an offence.
31.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.
32.The applicant's attention is drawn to the provisions of both the Wildlife and Countryside Act 1981, and the Countryside & Rights of Way Act 2000. Under the 2000 Act, it is an offence both to intentionally or recklessly destroy a bat roost, regardless of whether the bat is in the roost at the time of inspection. All trees should therefore be thoroughly checked for the existence of bat roosts prior to any works taking place. If in doubt, the applicant is advised to contact the Bat Conservation Trust at Quadrant House, 250 Kennington Lane, London, SE11 5RD. Their telephone number is 0845 1300 228.
33.The presence of European protected species, such as bats, is a material consideration in the planning process and the potential impacts that a proposed development may have on them should be considered at all stages of the process. Occasionally European protected species, such as bats, can be found during the course of development even when the site appears unlikely to support them. In the event that this occurs, it is advised that the developer stops work immediately and seeks the advice of the local authority ecologist and/or the relevant statutory nature conservation organisation (e.g. Natural England). Developers should note that it is a criminal offence to deliberately kill, injure or capture bats, or to deliberately disturb them or to damage or destroy their breeding sites and resting places (roosts). Further works may require a licence to proceed and failure to stop may result in prosecution.
34.Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. The contact number is 08000093921 so to ensure that the surface water discharge from the site shall not be detrimental to the existing sewage system. A Trade Effluent Consent will be required for any Effluent discharge other than a 'Domestic Discharge'. Any discharge without this consent is illegal and may result in prosecution. Applications should be made at http://www.thameswater.co.uk/business/9993.htm or alternatively to Waste Water Quality, Crossness STW, Belvedere Road, Abbeywood, London. SE2 9AQ. Telephone: 020 3577 9200. A Groundwater Risk Management Permit from Thames Water will 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. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water's Risk Management Team by telephoning 02035779483 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality. With regard to water supply, this comes within the area supplied by the Essex and Suffolk Water Company. For your information the address to write to is -Essex and Suffolk Water Company, Sandon Valley House, Canon Barns Road, East Hanningfield, Essex CM3 8BD Tel - (03457) 820999.
35.Statement pursuant to Article 31 of the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012. The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework In accordance with para 38 of the National Planning Policy Framework 2021
36.The applicant is encouraged to submit an updated Travel Plan to the Local Planning Authority.to bronze level accreditation. The Travel Plan should provide final figures for parking, cycling etc and at minimum include details such as indicating a named individual to serve as a travel plan champion, indication of their time dedicated towards carrying out the activities and initiatives, an Action Plan with measures that the school will take to promote active and sustainable travel with a timeline and commitment (3 - 5 year period). The school can use the online software iTRACE London (optional).
37.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 works on the highway is an offence.