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No.Condition Text
1.The development to which this permission relates must be commenced no later than three years from the date of this permission. In this regard: a) Written notification of the date commencement shall be sent to the Local Planning Authority within seven days of such commencement. 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 be carried out in complete accordance with plans, particulars and specifications submitted and hereby approved: - Site Location Plan - Drawing No. 16-101-PL001 (Rev B) - Site Layout Plan - Drawing No. 16-101-PL002 (Rev E) - Floor Plans - Drawing No. 16-101-PL003 (Rev B) - Elevations - Drawing No. 16-101-PL004 (Rev C) - Elevations - Drawing No. 16-101-PL005 (Rev C) - Section - Drawing No. 16-101-PL006 (Rev C) - External Finishes Plan - Drawing No. 16-101-PL007 (Rev D) - Roof Plan - Drawing No. 16-101-PL011 (Rev B) - Landscaping Details - Drawing No. 1454a-02 Sht.1 (Rev E) Reason: The Local Planning Authority consider it essential that the whole of the development is carried out and that no departure whatsoever is made from the details approved, since the development would not necessarily be acceptable if partly carried out or carried out differently in any degree from the details submitted. Also, in order that the development accords with policy DC61 of the LDF Development Control Policies Development Plan Document.
3.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, the development shall only be occupied by B1, 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 policies CP3 and DC9 of the Development Control Policies Development Plan Document. Applications for alternative uses would be considered on their individual merits.
4.The development hereby permitted shall be constructed in materials to match those referenced on the approved plans referred in condition 2 of this decision notice. The development shall be constructed as approved. Reason: To safeguard the appearance of the development and the character of the immediate area and in order that the development accords with policies CP17, DC61 and DC62 of the Development Control Policies Development Plan Document; and policies 2.13, 7.2, 7.4, 7.5 and 7.6 of the London Plan.
5.Prior to occupation of the development hereby permitted a design code for signs, logos and adverts shall be submitted to the Local Planning Authority for approval in writing. The scheme shall outline the size, design and materiality of all signs, logos and adverts proposed to be installed together with details of maximum font size and any stipulations with regard to type face. The development shall be constructed in accordance with the details approved. Reason: To safeguard the appearance of the development and the character of the immediate area and in order that the development accords with policies CP17, DC61 and DC62 of the Development Control Policies Development Plan Document; and policies 2.13, 7.2, 7.4, 7.5 and 7.6 of the London Plan.
6.The development hereby permitted shall be undertaken in accordance with the mitigation and management measures outlined within the submitted Ecological Mitigation and Management Plan, dated 20/06/2016. Reason: The application has the potential to impact on ecological value and nearby areas designated of local ecological interest. Ensuring that the potential impacts are suitably mitigated and managed in accordance with the details suggested as part of this application will seek to ensure compliance with policies CP16, DC58, DC59, DC60 and DC61 of the Development Control Policies Development Plan Document; and policies 7.19 and 7.21 of the London Plan.
7.The development hereby permitted shall be undertaken in accordance with the submitted Landscape Management Plan, dated 20/06/2016. Reason: The submitted landscape management plan outlines a number of mitigation measures to ensure that the proposed landscape scheme for the site establishes and that any trees planted which become diseased or dies within a period of five years are duly replaced. Compliance with the aforementioned plan is to ensure that the development accords with policies CP15, CP16, CP17, DC58, DC59, DC60 and DC61 of the Development Control Policies Development Plan Document; and policies 7.4, 7.5, 7.19 and 7.21 of the London Plan.
8.The development hereby permitted shall be undertaken in accordance with the mitigation measures outlined in the submitted Air Quality Assessment, dated April 2016. Reason: The submitted air quality assessment outlines a number of mitigation measures which seek to ensure that the development does not result in significant air quality impacts. Ensuring that the potential impacts are suitably mitigated and managed in accordance with the details suggested as part of this will seek to ensure compliance with policies CP15, DC52 and DC61 of the Development Control Policies Development Plan Document; and policy 7.14 of the London Plan.
9.The development hereby permitted shall be undertaken in accordance with the details outlined in the submitted External LED Lighting Assessment Report, dated 19/10/2016, inclusive of drawing titled 'Site Plan - Plot 8 - External Lighting Lux Levels', drawing no. 2330-EX-003, dated Feb 2016. No external lighting other than shown on the aforementioned shall be installed on site without the prior written approval of the Local Planning Authority. Reason: This application has been assessed on the basis of a submitted external lighting arrangement. The lighting proposed to be installed is considered to comply with policies CP15, CP16, CP17, DC49, DC50, DC56, DC58, DC59, DC61 and DC63 of the Development Control Policies Development Plan Document; and policies 5.3, 5.7, 7.4, 7.5, 7.6, 7.13 and 7.19 of the London Plan. Any deviation to the submitted details could adversely impact on nearby amenity and accordingly this restrictive condition is to prevent any undue impact.
10.The development hereby permitted shall be undertaken in accordance with the details outlined in the submitted Energy Strategy (Rev 2), dated 17/06/2016, inclusive of the details of the proposed location of the solar panels as shown on drawing titled 'Roof Plan', Drawing No. 16-101-PL011 (Rev B), dated 23/03/2016. 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.
11.The development hereby permitted shall be undertaken in accordance with the details outlined in the submitted Flood Risk Assessment and Drainage Strategy, dated April 2016, inclusive of the proposed drainage strategy as shown on drawing titled 'Proposed Drainage Strategy', drawing no. 112635/0009, dated 18/03/2016. Reason: In the interests of ensuring that foul and surface water is effectively managed, that underground storage water capacity is created and that the development does not give rise to additional flood risk in the locality. To furthermore comply 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.
12.Before the development hereby permitted is first occupied, the area set aside for car parking shall be laid out and surfaced to the satisfaction of the Local Planning Authority. The provision of car parking together with the allocation of Blue Badge spaces and Electric Vehicle Charging Points shall comply with that detailed on drawing titled 'Plot 8 - Innovative Village Site Layout Plan', drawing no. PL 002 (Rev E), dated 24/06/2016. Reason: To ensure that car parking accommodation is made permanently available, in the interest of highway safety, and that the development accords with policies DC33 of the Development Control Policies Development Plan Document and policy 6.13 and table 6.2 of the London Plan.
13.Before the development hereby permitted is first occupied, a plan showing provision of cycle parking and facilities for cyclists to use shall be submitted to the Local Planning Authority for approval in writing. 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 in terms of design. 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.
14.The development hereby permitted shall be undertaken in accordance with the principles outlined in documents titled 'Secured by Design Principles and Practices - Plot 8'; and 'CCTV Recommendations', ref: MP12072016; and shown on drawings titled 'Innovation Village, Secured By Design', drawing no. 16-101-015, dated 07/10/2016; and 'Typical Cycle Store Details - Unit 1', drawing no. 30849-EL-407, dated 16/06/2016. The development shall be implemented in accordance with the approved details. Reason: To ensure that the development is constructed to Secured by Design standards, 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.
15.The development hereby permitted shall be undertaken in accordance with the Framework Travel Plan submitted with this application, dated June 2016. The travel plan shall be monitored and updated, as per that detailed in section 8.0, 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. Ensuring that the applicant promotes, monitors and updates the travel plan, throughout the life of the development, will seek to ensure the development accords 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.
16.The development hereby permitted shall be undertaken in accordance with the submitted Geo-Environmental Interpretative Report, dated 20/05/16; and Remediation Method Statement, dated 20/05/16. Following completion of the measures identified in the aforementioned method statement, 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, shall be produced and submitted to the Local Planning Authority for approval in writing. 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. 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.
17.Prior to occupation of the development hereby permitted a scheme for new plant or machinery shall be submitted to and approved in writing by the Local Planning Authority to achieve the following standard - Noise levels expressed as the equivalent continuous sound level LAeq (1 hour) when calculated at the boundary with the nearest noise sensitive property shall not exceed LA90 -10dB. Plant and machinery shall be maintained thereafter in accordance with the approved scheme. Reason: Insufficient information has been supplied with the application to assess the actual noise levels of the plant or machinery to be used on site. Submission of this detail prior to occupation of the development will prevent noise nuisance to adjoining properties in accordance with policies CP15, DC55 and DC61 of the Development Control Policies Development Plan Document and policy 7.15 of the London Plan.
18.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 7.00am and 7.00pm Monday to Friday; 8.00am and 6.00pm on Saturdays; and 8.00am and 2.00pm on Sundays. Reason: To protect nearby residential amenity, and in order that the development accords with the Development Control Policies Development Plan Document Policy DC61.
19.No development shall take place until a delivery and service plan for the development has been submitted to and approved in writing by 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 include details of: a) parking of vehicles of site personnel and visitors; b) details of the proposed type of plant and equipment likely to be utilised during construction; c) storage of plant and materials; d) a piling method statement (detailing the depth and type of piling proposed); e) details of the design of the foundations and other works proposed below existing ground level including the proposed depth of excavations; f) siting and design of temporary buildings; and g) scheme for security fencing/hoardings, depicting a readily visible 24-hour contact number for queries or emergencies; 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.
20.No development shall take place until a construction logistics plan for the development has been submitted to and approved in writing by the Local Planning Authority. The plan shall aim to identify the cumulative impacts of construction traffic in the area and demonstrate how construction vehicle movements would be optimised to avoid the am and pm traffic peaks and reduce highway impact on the TLRN. 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.
21.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.
22.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.
23.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.
24.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.
25.As the site is located adjacent to Network Rail's operational railway infrastructure, Network Rail strongly recommends that the applicant contacts assetprotectionanglia@networkrail.co.uk before any works are carried out to ensure that the aforementioned infrastructure is not affected by the development.
26.The developer shall enter into discussions with HS1 and their Engineer, Network Rail (High Speed), before any works are carried out on-site. The applicant is reminded that HS1 has a right of access to a 5m maintenance strip along the HS1 fence line.
27.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.
28.It would be expected that any applications submitted for advertisement consent would follow principles established by the design code for signs and logos, required to be submitted and approved in writing by the Local Planning Authority prior to occupation of the development, pursuant to condition 5 of this decision.
29.The proposal is liable for the Mayor of London Community Infrastructure Levy (CIL). Based upon the information supplied with the application, the CIL payable would be £33,900 (this figure may go up or down, subject to indexation). 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.
30.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.
31.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.