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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.Prior to installation and notwithstanding the details on the approved plans and the application form, a schedule with clear photographs of the types and colour of the materials to be used in the external finishes (including the external walls and roof materials to be used in the construction of the building and the colour of the painted metal gate and metal railings on the northern and eastern boundaries of the site) shall be submitted to and agreed 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.
3.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.
4.Before the dwellings and offices hereby permitted are first occupied, the car parking provision as shown on drawing No. 7359/PLA/16 Revision H shall be laid out and implemented to the full satisfaction of the Local Planning Authority and thereafter this car parking provision shall remain unobstructed and permanently available for use, unless otherwise agreed with the Local Planning Authority. 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 Policy 24 of the Havering Local Plan and Policies T6, T6.1 and T6.2 of the London Plan.
5.Prior to the first occupation of the dwellings and offices hereby permitted, the proposed cycle stores shown on Drawing No. 7359/PLA/16 Revision H and the Design and Access Statement dated November 2023 Revision H shall be implemented in full, operated in strict accordance with the approved plans to the satisfaction of the Local Planning Authority and permanently retained thereafter, unless otherwise agreed in writing with the Local Planning Authority. Reason:- In the interests of providing a wide range of facilities for non-motor car residents and sustainability.
6.Prior to the first occupation of the dwellings and offices hereby permitted, the refuse and recycling facilities shown on Drawing No. 7359/PLA/16 Revision H and the Design and Access Statement dated November 2023 Revision H shall be implemented in full, operated in strict accordance with the approved plans to the satisfaction of the Local Planning Authority and permanently retained thereafter, unless otherwise agreed in writing with the Local Planning Authority. Reason:- Reason: To protect the amenity of occupiers of the development and also the locality generally and ensure that the development accords with Policy 35 of the Havering Local Plan.
7.Prior to the first occupation of the dwellings hereby approved, a scheme of hard and soft landscaping, which shall include details of a maintenance regime and 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 shall be submitted to and approved by the Local Planning Authority. 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:- Reason: Insufficient information has been supplied with the application to judge the appropriateness of the hard and soft landscaping proposed and a maintenance regime. Submission of a scheme prior to first occupation of the dwellings hereby approved will ensure that the development achieves a satisfactory level of landscape quality.
8.Prior to the first occupation of the development hereby approved, the proposed boundary treatments and gates shown on Drawing No. 7359/PLA/16 Revision H, 7359/PLA/19 Revision H, 7359/PLA/20 Revision H, 7359/PLA/21.1 Revision H, 7359/PLA/21.2 Revision H, 7359/PLA/21.3 Revision H and the Design and Access Statement dated November 2023 Revision H shall be carried out in strict accordance with the approved plans to the satisfaction of the Local Planning Authority and retained permanently thereafter, unless otherwise agreed in writing with the Local Planning Authority. Reason: To protect the visual amenities of the development and prevent undue overlooking of adjoining property.
9.The proposed development shall be implemented in accordance with the Curtins Drainage Strategy 180-182 & 168 Main road, Romford dated 23 January 2023, Curtins Ref: 083042-CUR-XX-XX-RP-C-92000 Revision V04, including any recommendations and maintained in perpetuity in accordance with this strategy, unless otherwise agreed in writing with the Local Planning Authority. Reason: To minimise the risk of flooding.
10.Prior to the first occupation of the proposed dwellings hereby approved, the external lighting shown on Drawing No.'s 7359/PLA/28 Revision H and 7359/PLA/29 Revision H shall be implemented in full, operated in strict accordance with the approved plans and permanently maintained, unless otherwise agreed in writing with the Local Planning Authority. Reason: In the interests of security and residential amenity and in order that the development accords with Policies 7 and 34 of the Havering Local Plan.
11.The proposed development shall be implemented in accordance with the Amber Construction Services Ltd Construction Management Plan Revision D dated October 2023, including any recommendations, unless otherwise agreed in writing with the Local Planning Authority. Reason: To ensure that the method of construction protects residential amenity.
12.The proposed development shall be implemented in accordance with the Caneparo Associates, Amber Construction Services Ltd, Car Park Management Plan dated February 2023, File ref: R02-TB-Car Park Management Plan (230202) unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of pedestrian and highway safety and in order that the development accords with Policy 24 of the Havering Local Plan and Policies T6 and T6.1 of the London Plan.
13.The proposed development shall be implemented in accordance with Caneparo Associates, Amber Construction Services Ltd, Delivery & Servicing Management Plan dated February 2023 unless otherwise agreed in writing by the Local Planning Authority. 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.
14.The scheme to control noise and vibration from the local transport network shall be carried out in accordance with the noise report provided by KP Acoustics (dated 10 January 2023) submitted with this application and shall be implemented, as a minimum, before the hereby permitted use commences. Such a scheme as approved shall be implemented prior to first occupation and thereafter retained and maintained in accordance with such details, unless otherwise agreed in writing with the Local Planning Authority. Reason: To protect the amenity of noise sensitive premises from noise from the local transport network.
15.Notwithstanding the details on the approved plans and prior to the first occupation of Flat 1 shown on Drawing No.'s 7359/PLA/17 Revision H and 7359/PLA/21 Revision H, screens (with a minimum height of 2 metres) shall be fitted to the western elevation of the first floor rear amenity area of Flat 1 at first floor level and on the western flank of the pedestrian access to Flat 1 at second floor level, the details of which are to 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 to protect the amenity of neighbouring properties.
16.Notwithstanding the details on the approved plans and prior to the first occupation of the proposed dwellings hereby permitted, opaque toughened glass screens (with a minimum height of 2 metres) shall be fitted on the flanks and in between the second floor front terraces of Flats 1-7 shown on Drawing No.'s 7359/PLA/17 Revision H, 7359/PLA/19 Revision H, 7359/PLA/20 Revision H, 7359/PLA/21 Revision H, 7359/PLA/21.1 Revision H, 7359/PLA/21.2 Revision H, the details of which are to 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 to protect the amenity of neighbouring properties.
17.Prior to the first occupation of the development hereby approved, the proposed 1.5 metre high metal fencing with metal trellis on the perimeter of the first floor rear terraces of Flats 1-4 and on the perimeter of the second floor rear terrace of Flat 5 shown on Drawing No.'s 7359/PLA/17 Revision H, 7359/PLA/21 Revision H, 7359/PLA/22 Revision H, 7359/PLA/24 Revision H and 7359/PLA/26 Revision H shall be implemented in full and in strict accordance with the approved plans and retained permanently thereafter to the satisfaction of the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority. Reason: To protect the visual amenities of the development and prevent undue overlooking of adjoining property.
18.Prior to above ground works (excluding any site set up works), 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, demonstrating how Secured by Design Certification will be achieved for this scheme. 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: In the interest of creating safer, sustainable communities.
19.No demolition or development shall take place until a scheme of on-site heritage interpretation prepared by a recognised specialist is approved by the Local Planning Authority in writing. The scheme should include details of content, materials, location, installation and long-term maintenance. This condition will not be satisfied until the agreed scheme is in place. Reason: To acknowledge the location's heritage and its local history connections in the public realm.
20.To mitigate the effects of external environmental noise within the proposed residential units (with the windows closed) the following internal noise levels shall be achieved: Activity Location 7am to 11pm (Day) 11pm to 7am (Night) Resting Living room 35dB LAeq, 16 hrs- Dining room/area 40dB LAeq, 16 hrs- Sleeping Bedroom 35dB LAeq, 16 hrs 30dB LAeq, 8 hrs A test shall be carried out prior to the discharge of this condition to show that the required noise levels have been met. The results shall be submitted to the Local Planning Authority for approval prior to the commenced use of the residential units. Reason: Insufficient information has been supplied with the application to show that the required noise levels have been met. Submission of this detail prior to commenced use of the residential units will mitigate the effects of external environmental noise within the proposed residential units.
21.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 wall(s) of the building(s) 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 Policy 7 of the Havering Local Plan.
22.The proposed W.C. windows on the rear elevation of Flats 1-4 as shown on Drawing No. 7359/PLA/17 Revision H and 7359/PLA/21 Revision H shall be permanently glazed with obscure glass not less than level 4 on the standard scale of obscurity and shall thereafter be maintained. Reason:- In the interests of privacy.
23.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.
24.Unless detailed justification can be provided to the Local Planning Authority all 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 Havering Local Plan and Policy D7 of the London Plan.
25.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.
26.The development hereby approved shall be provided with air source heat pumps, which shall be designed to comply with "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. Reason: In the interests of sustainability and amenity.
27.Prior to the first occupation of the development hereby approved, seven residential parking spaces and one office parking space shall be provided with active vehicle charging facilities for electric or Ultra-Low Emission vehicles. Reason: Provision prior to first occupation of the proposed dwellings and offices 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.
28.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, improvements required to make the proposal acceptable were negotiated with GL Hearn via email in July, August and November 2023. The revisions involved providing spandrel panels, reducing the depth of the brise soleil, reducing the height of the brick wall and railings and gates, adding a laurel hedge and deleting the extract ducting. The amendments were subsequently submitted on 8th September and 10th November 2023.
29.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, £13,330 would be payable due to result in a new residential properties with a net addition of 533.2 square metres of gross internal floor space, 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, £66,650 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
30.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
31.The Local Planning Authority wishes to see presentation and interpretation of the site's heritage, in keeping with national and London Plan policy on heritage.
32.INFORMATIVE 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.
33.The applicant is advised that extract ducting requires separate consent.