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No.Condition Text
1.The development hereby authorised in the DETAILED permission, as depicted in red on approved plan (AL) 000001 rev. 4 and (AL) 000002 rev. 4 must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect. 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 commencement of development within any phase of the OUTLINE permission, details of the appearance, landscaping, layout, scale and access (hereinafter called "the reserved matters") for the part of the site identified as outline on Drawing Nos. (AL) 000001 rev. 4 and (AL) 000002 rev. 4 shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out as approved. REASON: The application is in outline only, and these details remain to be submitted and approved.
3.All applications for the approval of Reserved Matters within the OUTLINE part of the permission, as depicted in approved plan (AL) 000001 rev. 4 and (AL) 000002 rev. 4, shall be made to the Local Planning Authority no later than the expiration of 5 years from the date of this permission, and the development hereby authorised must be begun not later than whichever is the later of the following dates, failing which the permission shall be of no effect: a) The expiration of three years from the date of this permission. Or b) The expiration of two years from the final date of approval of any of the reserved matters. REASON: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
4.The development hereby permitted shall not be carried out otherwise than in complete accordance with the approved plans (as set out on pages 1-3 of this decision notice). REASON: For the avoidance of doubt and to ensure that the development is carried out as approved. 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.
5.The OUTLINE component of the development shall be carried out in accordance with the approved Parameter Plans listed below: (AL) 00 00 09 Rev. 08; (AL) 00 00 10 Rev. 09; (AL) 00 00 18 Rev. 03. . REASON: For the avoidance of doubt and in the interests of proper planning and to ensure the development keeps within the parameters assessed pursuant to the Environmental Impact Assessment for the Development.
6.The development shall be carried out in accordance with the phasing plan in drawing number (AL) 00 00 18 Rev. 03 or other revised phasing plan that has been submitted to and approved in writing by the relevant Local Planning Authority. No phase of the development shall commence until the relevant pre-commencement conditions are approved in respect of that phase. REASON: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004)
7.Notwithstanding the information submitted with this application, details shall be submitted with any Reserved Matters application relating to Block F for the Option A or Option B access point within the application boundary for approval by the Local Planning Authority. The approved access will then be implemented in accordance with the approved details (or such details as may be subsequently approved by the Local Planning Authority), prior to completion of the ground floor slab level of Block F. REASON: Access arrangements must be identified prior to the commencement of development to ensure an inclusive environment, a safe, attractive and functional accessway to the development and to promote the use of sustainable forms of transport.
8.No development shall take place in Phases 2 to 5 and Block F of Phase 1 of the development until detailed drawings and specifications showing the following in respect of that phase have been submitted to and approved in writing by the Local Planning Authority in conjunction with TfL: (a) access through the site during works and upon completion of works in relation to any phasing, including the connections with any completed phases, and connections to the surrounding area and its network of cycle paths and footpaths; (b) any temporary works, including any boundary treatment around later phases; and (c) submission of revised modelling, potentially including additional mitigation works. Provisions for pedestrians shall be fully accessible to all including people with disabilities. The development shall only be implemented in line with the approved details and shall be maintained thereafter. REASON: Access arrangements must be identified prior to the commencement of development to ensure an inclusive environment.
9.The houses hereby approved shall be constructed in accordance with the Design Codes document by Ethos Design + Architecture (March 2021 - Rev. December 2021 - Rev. February 2022). No changes to the Design Code shall occur without prior approval by the Local Planning Authority. 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.
10.Unless details are provided and approved as part of the reserved matters submission(s) no above ground works, within each phase of phases 2 to 5 and Block F, shall take place until a drawing showing the existing and proposed site levels of the application site and the finished floor levels of the proposed dwellings have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. REASON: To ensure a satisfactory standard of external appearance and ensure a satisfactory standard of living for both existing and future occupiers.
11.The maximum number of dwellings to be constructed on the application site pursuant to the development is restricted to a maximum of 972 dwellings. The maximum number achievable may be less subject to detailed consideration of the reserved matters and requirement to achieve an acceptable mix of unit sizes and types, good standards of residential quality for future occupiers and acceptable amenity impacts to neighbouring properties. REASON: To ensure a satisfactory standard of external appearance and ensure a satisfactory standard of living for both existing and future occupiers
12.The maximum number of dwellings to be constructed on the application site pursuant to the DETAILED component of the development is restricted to a maximum of 146 dwellings. The mix of the residential units in the DETAILED component of the development shall be as follows:- (a) 70 x 1-bedroom units; (b) 68 x 2-bedroom units; and (c) 8 x 3-bedroom units. REASON: To ensure a satisfactory housing and tenure mix and a satisfactory standard of living for both existing and future occupiers
13.The maximum number of dwellings to be constructed on the application site pursuant to the OUTLINE component of the development is restricted to a maximum of 826 dwellings. REASON: To ensure compliance with number of permitted units for the site, to enable a satisfactory housing and tenure mixand a satisfactory standard of living for both existing and future occupiers.
14.Where any application is made to discharge a condition on a partial basis (i.e. in relation to a phase or part of), the submission shall be accompanied by a statement setting out the relationship of such details to previous phases, or part of, the details of which have already been determined, and subsequent phases as appropriate. The statement shall demonstrate compliance and compatibility with the various details, strategies, drawings and other documents approved pursuant to this planning permission. REASON: To ensure that the scheme is implemented on a comprehensive and sustainable basis.
15.Notwithstanding the information submitted with this application, no above ground development shall take place in any phase of the development until details of all external materials to be used in connection with [the phase] be submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority and retained as such in perpetuity. This detail shall include the following: -Samples of bricks, joints and cladding, (annotated plans at a scale of not less than 1:20 unless otherwise agreed in writing with the Local Planning Authority); · -External windows, balconies, winter gardens, doors, screen, louvres and balustrading (annotated plans at a scale of not less than 1:10 unless otherwise agreed in writing with the Local Planning Authority); -Depth of window reveals, colonnades and soffits (annotated plans at a scale of not less than 1:20 unless otherwise agreed in writing with the Local Planning Authority); -Shop fronts, entrances and openings (annotated plans at a scale of not less than 1:20 unless otherwise agreed in writing with the Local Planning Authority); -Surface materials for car parking areas, shared space and associated circulation spaces; Such details must demonstrate compatibility with the approved drawings and Design Code. Thereafter the development shall be constructed with the approved materials and in accordance with the approved details. REASON: To ensure a satisfactory standard of external appearance.
16.No above ground works shall take place within a relevant phase until a detailed accessibility statement and management plan (including a programme for implementation) [for the phase] has been submitted to the relevant Local Authority outlining those measures proposed to ensure an accessible and inclusive environment, both internally and externally, including but not limited to, pedestrian routes, lift specifications, accessible toilet provision, access points and crossings along with blue badge spaces. Such a statement is to be approved in writing by the Local Planning Authority before above ground works shall take place. The development shall not be carried out otherwise than in accordance with the approved details. REASON: Access arrangements must be identified prior to above ground works taking place to ensure an inclusive environment.
17.Prior to the commencement of the fit out works of non-residential elements within a relevant phase, a detailed accessibility statement and management plan (including a programme for implementation) [for that phase] must be submitted to the relevant Local Planning Authority outlining those measures proposed to ensure an accessible and inclusive environment, both internally and externally, including but not limited to, pedestrian routes, lift specifications and accessible toilet provision as appropriate. The statement is to be approved in writing by the relevant Local Planning Authority prior to the commencement of fit out works and implemented prior to the use being accessible by the general public. REASON: Access arrangements must be identified prior to above ground works taking place to ensure an inclusive environment.
18.No above ground works shall take place within a relevant phase until a detailed accessibility statement [for that phase] is submitted [for that phase] to and approved in writing by the relevant Local Planning Authority. The statement shall outline those measures proposed to ensure that an accessible and inclusive environment is provided, including access points to the public realm and levels. The development shall be carried out in accordance with the approved statement and thereafter retained. REASON: Appropriate access arrangements must be identified to ensure an inclusive environment.
19.Prior to commencement of the development, other than site clearance and preparation of each phase of the development, a site wide Car and Cycle Parking Management Plan shall be submitted to and approved in writing by the relevant Local Planning Authority, and must include at least the following details: ·The proposed allocation of and arrangements for the management of parking spaces including disabled parking bays serving the residential development; ·The provision of Electric Vehicle Charging Points (EVCP) including both active (of at least 20% of overall spaces) and passive (remaining spaces) provision for both the residential and office parking areas in accordance with adopted London Plan Guidance; ·The safety and security measures to be incorporated within to ensure the safety of car/cycle parking areas; and The car and cycle parking shall be provided and managed in accordance with the approved strategy for the life of the development, or as otherwise agreed in writing by the Local Planning Authority. REASON: Car and cycle parking management must be identified prior to commencement of the development to ensure that sufficient off-street parking areas are provided and appropriately allocated and not to prejudice the free flow of traffic or conditions of general safety along the adjoining highway. To promote sustainable transport modes, developments should be designed to [amongst other things] enable charging of plug-in and other ultra-low emission vehicles", in accordance with paragraph 112 of the National Planning Policy Framework and Policy T6 of the London Plan.
20.There shall be no construction of any unit within a block until details of cycle parking, including its external appearance, location and the means of secure storage proposed to serve that plot, have been submitted to and approved in writing by the relevant Local Planning Authority (in consultation with TfL), and subsequently there must be no occupation of that block until the cycle parking has been made available for occupiers use. The scheme shall be implemented in accordance with the approved details and shall be permanently retained thereafter and used for no other purpose. 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 T5 of the London Plan.
21.Prior to occupation of the first non-residential unit within each phase, details of cycle parking, including its external appearance, location and the means of secure storage proposed to serve that plot, shall be submitted to and approved in writing by the relevant Local Planning Authority, in consultation with Transport for London. The cycle parking should be provided as follows: 50% of the identified spaces are to be provided prior to the operation of the first relevant non-residential unit; and the final 50% of spaces will be made available prior to the operation of the final non-residential uses within the phase. The scheme shall be implemented in accordance with the approved details and shall be permanently retained thereafter and used for no other purpose. REASON: In order to encourage the use of cycling as a sustainable mode of transport.
22.No above ground works shall take place within a relevant phase until a detailed application for the Secured by Design award scheme [for that phase] has been submitted to and approved in writing by the Local Planning Authority and the Metropolitan Police NE Designing Out Crime Office. The application shall set 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 in order to achieve Secured by Design Certification, prior to occupation. REASON: In the interest of creating safer and sustainable communities.
23.All cycle parking equipment including stackers and any cycle lifts (elevators) shall be retained and maintained for the life of the development, and serviced at intervals according to manufacturer's instructions for the life time of the development. REASON: To ensure continuous access to functioning cycling infrastructure, for the encouragement of the sustainable mode of cycling.
24.Notwithstanding the plans hereby approved, no fewer than 10% of the total number of homes for each tenure within the Development (DETAILED and OUTLINE components) shall be constructed to be adaptable for residents who are wheelchair users to Building Regulations Optional Requirement Approved Document M4(3) Category 3: (Wheelchair user dwellings) (2015 edition) and 90% of the dwellings shall comply with Building Regulations Optional Requirement Approved Document M4(2) Category 2: Accessible and adaptable dwellings (2015 edition). Evidence of compliance shall be notified to the building control body appointed for the development in the appropriate Full Plans Application, or Building Notice, or Initial Notice to enable the building control body to check compliance. REASON: To ensure that accessible housing is provided.
25.Notwithstanding the plans hereby approved no development of any phase shall take place until full details on a suitable scaled plan showing a minimum of 10% M4(3) wheelchair accessible units [for that phase] have been submitted to and approved in writing by the Local Planning Authority. The development shall not be carried out other than in accordance with the approved scheme and the wheelchair units are kept accessible/adaptable in perpetuity Reason: To ensure that the development is capable of meeting 'Accessible and Adaptable Dwellings' standards and kept in the borough's wheelchair unit stock long term.
26.No residential unit within a block shall be occupied until full details of the communal amenity and open spaces, including children's play space within the relevant phase in which the block have been submitted to and approved in writing by the Local Planning Authority and made available for use. The Development will be implemented in accordance with the details approved and retained in perpetuity thereafter. The Development shall provide at least 3,650sq.m of communal amenity and open space (including any offsite provision). REASON: To ensure a satisfactory standard of communal amenity space.
27.*No more than 223 later living/extra care/residential units (Classes C2/C3) may be provided as part of the development. *No more than 648sq.m [GEA] of retail unit (Class E) shall be provided as part of the DETAILED component of the development. *No more than 149sq.m [GIA] of energy centre (sui generis) shall be provided as part of the DETAILED component of the development. *The maximum floorspace provided as part of the development shall not exceed the following Gross Internal Area (GIA): Use Class Total Amount Type of Use -Retail (Class E) 995sq.m 600sq.m Flexible Retail, 394sq.m Restaurant and neighbourhood centre -Non-residential institutions 3,088sq.m 2,759sq.m NHS Facilities, and assembly and leisure 329sq.m Gym and SPA (Ee/F2/ancillary C2) -Residential institutions (C2) 223 Units 23,221sq.m Later Living -Residential (C3) 972 Units 64,336sq.m Duplexes and flats -Energy centre (Sui Generis) 149sq.m Energy Centre -Others (Sui Generis) 739sq.m 536sq.m Substations and plant rooms, 106sq.m Bin compactor and office, 6sq.m Delivery station -Parking (blocks A, C, G) 5,131sq.m Parking Total 97,697sq.m 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.
28.Details of arrangements for storage and collection of refuse, for the development hereby approved, including location, design, screening, operation and the provision of facilities for the storage of recyclable materials shall be submitted to and approved in writing by the LPA as part of the relevant Reserved Matters approvals for each part of the Development and the development shall be carried out only in accordance with the details so approved and shall be retained thereafter. REASON: To ensure good design, to safeguard the amenity of the area and ensure that the development is sustainable and has adequate facilities, in accordance with the Environmental Impact Assessment, in accordance with relevant national (NPPF), London Plan and Local Plan policies.
29.Prior to occupation of any unit within a relevant phase, information on the proposed extent, location and detail of photovoltaic panels (PV), along with detail on how it accords with the approved energy strategy, is to be submitted to and approved in writing by the Local Planning Authority. Such PV shall subsequently be installed in accordance with the agreed details prior to first occupation of any unit/ block within the relevant phase. REASON: To avoid unacceptable glare to pilots and to ensure satisfactory compliance with the approved energy strategy.
30.Prior to occupation, the applicant must ensure PV installation has been maximised, solar insolation levels are provided, PV optimisers considered, and PV installation delivered. REASON: To ensure the sustainability of the development in accordance with Policy SI 2 of the London Plan
31.Prior to the submission of Reserved Matters applications for each phase, details shall be submitted to, and approved by the Local Planning Authority in writing (in consultation with the GLA), that both domestic and non-domestic buildings within the Development are designed to reduce potential overheating and reliance on air conditioning systems and demonstrate general accordance with the cooling hierarchy in accordance with CIBSE Guidance TM52 and TM49 (or any other guidance that replaces this). This should also include mitigation measures for any restrictions proposed, for example, by local air quality issues, ground floor apartments and single aspect units. Once approved, the agreed measures must be implemented prior to occupation of the development in that phase. The development shall be implemented in accordance with these details and retained in perpetuity thereafter. REASON: In order to avoid overheating and minimise cooling demand and to ensure that the development achieves a high level of sustainability.
32.Within one month of each block being occupied, a certificated Post Construction Review, or other verification process agreed with the Local Planning Authority, shall be provided to the Local Planning Authority to demonstrate that the agreed standards set out in the Energy Statement by Hodkinston Consultancy, dated December 2021 (or any relevant revised Strategy or Energy Addendum that has been approved by the Local Planning Authority, where appropriate) have been met for each phase of the development. This must also include that, for the non-residential elements, the actual cooling demand is better than the notional cooling demand, as modelled in SBEM compliant software. REASON: To ensure satisfactory compliance with the approved energy strategy.
33.Prior to any above ground works in the DETAILED part of the permission containing residential units, dynamic overheating modelling in accordance with CIBSE Guidance TM52 and TM49 (or any other guidance that replaces this) to identify the risk of overheating shall be submitted to and approved in writing by the Local Planning Authority (in consultation with the GLA). This should also include mitigation measures for any restrictions proposed, for example, by local air quality issues, ground floor apartments and single aspect units. Once approved, the agreed measures must be implemented prior to occupation of the Detailed part of the permission and retained in perpetuity thereafter. REASON: In order to avoid overheating and minimise cooling demand.
34.The development hereby permitted shall achieve an Urban Greening Factor of 0.4. Alternatively, a report shall be submitted to and approved in writing by the Local Planning Authority prior to submission of reserved matters of each phase of the development which demonstrates that an Urban Greening Factor of 0.4 cannot be achieved in that phase. The report shall give consideration to additional planting, intensive or semi-intensive green roofs, raingardens and planting. REASON: In the interest of biodiversity, sustainability and to ensure that green infrastructure is maximised on the site.
35.All ecological mitigation and enhancement measures and/or works shall be carried out in accordance with the details contained in the Preliminary Ecological Appraisal (Greengage, March 2021) and the Biodiversity Report/Biodiversity Net Gain Assessment (Greengage, revised December 2021) as already submitted with the application and agreed in principle with the local planning authority prior to determination. This should 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 UK Habitats Regulations, the Wildlife Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats and species) and s17 of the Crime and Disorder Act 1998.
36.No above ground works shall take place until a bats and nesting birds Method Statement is submitted to and approved in writing by the local planning authority. This will contain precautionary mitigation measures and/or works to reduce potential impacts to bats and nesting birds during the construction phase. The measures and/works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter. REASON: To conserve 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) as updated by the Environment Act 2021.
37.No above ground works shall take place within any phase until a Biodiversity Enhancement Strategy for protected and Priority species [for that phase] shall be submitted to and approved in writing by the local planning authority is submitted to and approved in writing by the Local Planning Authority. The content of the Biodiversity Enhancement Strategy for each phase shall include the following: a) Purpose and conservation objectives for the proposed enhancement measures; b) detailed designs to achieve stated objectives; c) locations of proposed enhancement measures by appropriate maps and plans; d) timetable for implementation demonstrating that works are aligned with the proposed phasing of development; e) persons responsible for implementing the enhancement measures; f) details of initial aftercare and long-term maintenance (where relevant). The works shall be implemented in accordance with the approved details and shall be retained in that manner thereafter. REASON: To enhance Protected and Priority Species/habitats and allow the LPA to discharge its duties under s40 of the NERC Act 2006 (Priority habitats and species).
38.No above ground works shall take place within a relevant phase until a Landscape and Ecological Management Plan (LEMP) [for each phase] is submitted to and approved in writing by the Local Planning Authority. The content of the LEMP shall include the following: a) Description and evaluation of features to be managed. b) Ecological trends and constraints on site that might influence management. c) Aims and objectives of management. d) Appropriate management options for achieving aims and objectives. e) Prescriptions for management actions. f) Presentation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period). g) Details of the body or organization responsible for implementation of the plan. h) Ongoing monitoring and remedial measures. The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details. REASON: To allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife and Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats and species).
39.A landscaping and public realm scheme for the public and private areas in the development shall be submitted to and approved in writing by the Local Planning Authority, prior to any above ground works. Notwithstanding the information submitted with this application, no above ground development within each phase shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority [for that phase] and those works shall be carried out as approved. These details shall include (but are not limited to): proposed finished levels or contours; means of enclosure; car parking layouts; use of permeable and semi-permeable paving to the car parking area hereby approved; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (e.g. drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); retained historic landscape features and proposals for restoration, where relevant. Any other landscaping features forming part of the scheme, including amenity spaces and green/brown roofs; a statement setting out how the landscape and public realm strategy provides for disabled access, ensuring equality of access for all, including children, seniors, wheelchairs users and people with visual impairment or limited mobility; a wayfinding and signage strategy. Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme. The soft landscaping scheme shall include detailed drawings of: a. those existing trees to be retained. b. those existing trees to be removed. c. those existing trees which will require thinning, pruning, pollarding or lopping as a result of this consent. All such work to be approved in writing by the Local Planning Authority. d. those new trees and shrubs to be planted together with a schedule of species. All such work shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of above ground development for the relevant phase. The approved landscaping scheme shall be completed/planted during the first planting season following practical completion of the relevant phase of the development. The landscaping and tree planting shall have a two-year maintenance and watering provision following planting and any trees or shrubs which die within five years of completion of the development of that phase shall be replaced with the same species or an approved alternative, to the satisfaction of the Local Planning Authority. Any plants, shrubs or trees required as part of the implementation of the landscaping reserved matters and/ or associated with any block and/ or plot that die or are removed, damaged or become diseased within a period of FIVE years from the practical completion of the relevant phase shall be replaced to the satisfaction of the Local Planning Authority in the next planting season with others of a similar size and species unless the Local Planning Authority gives written consent for a variation. The development shall be carried out strictly in accordance with the details so approved and shall be maintained as such thereafter. REASON: In the interest of biodiversity, sustainability, and to ensure that the landscaping is of high design quality and provides satisfactory standards of visual amenity.
40.No development shall take place until there has been submitted to and approved, in writing, by the Local Planning Authority a landscape management plan for a minimum of 5 years. This should include: a. Drawings showing: i. The extent of the LMP; i.e. only showing the areas to which the LMP applies, areas of private ownership should be excluded. b. Written Specification detailing: i. All operation and procedures for soft landscape areas; inspection, watering, pruning, cutting, mowing, clearance and removal of arisings and litter, removal of temporary items (fencing, guards and stakes) and replacement of failed planting. ii. All operations and procedures for hard landscape areas; inspection, sweeping, clearing of accumulated vegetative material and litter, maintaining edges, and painted or finished surfaces. iii. All operations and procedures for surface water drainage system; inspection of linear drains and swales, removal of unwanted vegetative material and litter. c. Maintenance task table which explains the maintenance duties across the site in both chronological and systematic order. REASON: To ensure the long term maintenance and management of the landscaping are to a satisfactory standard.
41.Whilst each phase is being developed, within the area of land covered by the relevant phase: a) all trees shall be protected by secure, stout exclusion fencing erected at a minimum distance equivalent to the branch spread of the trees and in accordance with BS:5837; b) any works connected with the approved scheme within the branch spread of the trees shall be by hand only. No materials, supplies, plant or machinery shall be stored, parked or allowed access beneath the branch spread or within the exclusion fencing. Where any hard surfaces or buildings are proposed within the root protection areas a method statement shall be submitted to and approved in writing by the Local Planning Authority. The submission shall include details demonstrating how the design will ensure the protection of the tree roots and the provision of permeable surfaces. The development shall be carried out in accordance with the approved method statement and details. REASON: To ensure that the trees are adequately protected during the construction phase.
42.The development shall be implemented in full accordance with the approved details of the Air Quality Modelling Technical Note and its Appendices of the Air Quality Assessment Dated 29th January 2021 prior to the first occupation of the development and thereafter be maintained as such. REASON: To ensure that the operational impacts of the development and the energy plant in particular are not greater than those modelled.
43.Within each phase no unit to be used for E and F Use Class purposes shall be operated until a suitable mechanical ventilation system is installed in accordance with a scheme to control the transmission of noise and vibration which has been previously submitted to and approved in writing by the Local Planning Authority. Thereafter, the equipment shall be properly maintained and operated in accordance with the scheme during normal working hours. REASON: To protect the amenity of existing and future adjoining occupiers.
44.Any kitchen extract system serving any non-residential uses hereby permitted shall include measures for the removal and treatment of cooking odours, the detail of which shall be submitted to and approved in writing by the relevant Local Planning Authority prior to the commencement of fit out works for the relevant commercial unit. The measures shall have regard to, and be commensurate with, guidance and recommendations in the current edition of publication "Specification for Kitchen Ventilation Systems", DW/172, Heating and Ventilating Contractors Association, or other relevant and authoritative guidance. The development shall be carried out in accordance with the approved details and shall be in place prior to the operation of the use which necessitates the ventilation equipment being open to the public and shall be retained as such. REASON: To protect the amenity of existing and future adjoining occupiers.
45.Prior to the commencement of above ground works in any relevant phase, a noise assessment [for that phase] shall be submitted to the Council for approval of external noise levels incl. reflected and re-radiated noise and details of the sound insulation of the building envelope, orientation of habitable rooms away from major noise sources and of acoustically attenuated mechanical ventilation as necessary to achieve 'Good' internal room and (if provided) external amenity noise standards in accordance with the criteria of BS8233:2014. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained. REASON: Reason: To ensure that the amenity of occupiers of the development site is not adversely affected by noise from transport & commercial noise sources.
46.The building(s) shall be constructed so as to provide sound insulation of 45 DnT,w + Ctr dB (minimum values) against airborne noise and 62 L'nT,w dB (maximum values) for each unit against impact noise to the satisfaction of the Local Planning Authority. REASON: To prevent noise nuisance to adjoining properties.
47.Notwithstanding the information submitted with this application, no above ground development shall take place in any phase of the development until details of an enhanced sound insulation value DnT,w and L'nT,w of at least 5dB above the Building Regulations value, for the floor/ceiling /wall structures separating different types of rooms/ uses in adjoining dwellings, namely (e.g. living room and kitchen above bedroom of separate dwelling) is submitted to and approved in writing by the Council for that phase. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained. REASON: To ensure that the amenity of occupiers of the development site is not adversely affected by noise.
48.No plant or machinery shall be installed unless a scheme for any new plant or machinery is submitted and approved 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 premises shall not exceed LA90 -10dB and shall be maintained thereafter to the satisfaction of the Local Planning Authority. REASON: To prevent noise nuisance to adjoining/adjacent properties.
49.The combined rating level of the noise from any single commercial unit shall not exceed the existing background noise level outside the window to any noise sensitive room. Any assessment of compliance with this condition shall be made according to the methodology and procedures presented in BS4142:2014. REASON: To prevent noise nuisance to adjoining/adjacent properties.
50.Noise from entertainment including live and amplified music associated with any non-residential uses hereby permitted shall be controlled so as to be inaudible inside adjoining and other noise-sensitive premises in the vicinity [and within the site?]. The initial test for compliance with the 'inaudibility' criterion will be that noise should be no more than barely audible outside those noise sensitive premises. In the event there is disagreement as to whether entertainment noise is or is not audible the following numerical limits shall be used to determine compliance with this the LAeq (EN) shall not exceed LA90 (WEN) and; the L10 (EN) shall not exceed L90 (WEN) in any 1/3 octave band between 40Hz and 160Hz. EN = Entertainment noise level, WEN = Representative background noise level without the entertainment noise, both measured 1m from the facade of the noise-sensitive premise. REASON: To protect the amenity of existing and future adjoining occupiers.
51.The non-residential uses hereby permitted, with the exception of the NHS / Medical Facility use (Class Ee), shall only be open to members of the public between the hours of 07:00 to 23:00. Deliveries to and collections from the non-residential uses shall only take place between the hours of 07:00 and 21:00 excluding Sunday and Bank holiday. The handling of bottles and movement of bins and rubbish is not permitted to take place outside the premises between the hours of 23:00 on one day and 07:00 the following day. REASON: To protect the amenity of existing and future adjoining occupiers.
52.The development hereby permitted shall be constructed in accordance with the approved Flood Risk Assessment Report, produced by Pell Frischmann (Report Ref: 103085-PEF-ZZ-ZZ-RP-D-000001dated January 2021). REASON: To prevent the risk of sewage flooding and to protect water quality.
53.No development (except demolition of the existing buildings to ground floor level) shall take place in a relevant phase of the development until a detailed surface water drainage scheme for the site based on Sustainable Urban Drainage Systems (SUDS) and including a finalised drainage layout plan that details pipe levels, diameters, asset locations and long and cross sections of each SUDS element, has been submitted to and approved in writing by the Local Planning Authority. The drainage strategy shall be included as part of any reserved matters submissions and include a restriction in run-off to greenfield discharge rates along with details of surface water storage on site. The scheme shall subsequently be implemented in accordance with the approved details before the development in the relevant phase is occupied. REASON: SUDS must be identified prior to the commencement of development to prevent flooding, improve and protect water quality, improve habitat and amenity, and ensure future maintenance of the surface water drainage system.
54.Prior to first occupation of each relevant phase, a maintenance plan detailing the maintenance regime for each drainage feature and clearly identifying the body responsible for its maintenance shall be submitted to and approved in writing by the relevant Local Planning Authority for that phase. The drainage shall be maintained in accordance with the approved maintenance plan. REASON: To prevent the risk of damage to sewerage infrastructure and to protect water quality.
55.Prior to first occupation of each relevant phase, a maintenance plan detailing the maintenance regime for each drainage feature and clearly identifying the body responsible for its maintenance shall be submitted to and approved in writing by the relevant Local Planning Authority. The drainage shall be maintained in accordance with the approved maintenance plan. REASON: To prevent the risk of damage to sewerage infrastructure and to protect water quality.
56.No impact piling within each phase shall take place on site until a piling method statement for that phase (detailing depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage and water infrastructure, and the programme for the works) has been submitted to, and approved in writing by the Local Planning Authority in consultation with Thames Water. Any piling within each phase must be undertaken in accordance with the terms of the approved piling method statement. REASON: The proposed works will be in close proximity to underground sewerage utility and water infrastructure. Piling has the potential to impact on local underground sewerage utility infrastructure.
57.Prior to the commencement of the development hereby approved, the developer must be signed up to the Non Road Mobile Machinery (NRMM) register. The following steps must be undertaken: a) The development site must be entered onto the register alongside all the NRMM equipment details. b) The register must be kept up-to-date for the duration of the construction of development. c) All NRMM used during the course of the development that is within the scope of the Greater London Authority 'Control of Dust and Emissions during Construction and Demolition' Supplementary Planning Guidance (SPG) dated July 2014, or any subsequent amendment or guidance, shall comply with the emission requirements therein. d) An inventory of all NRMM to be kept on-site stating the emission limits for all equipment. REASON: To reduce emissions from construction and demolition activities and comply with current NRMM emission standards, in accordance with the Greater London Authority 'Control of Dust and Emissions during Construction and Demolition' Supplementary Planning Guidance (SPG).
58.No above ground development shall take place in the relevant phase of the development until details of petrol and oil interceptors for all car parking, servicing and loading areas for the relevant phase have been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development in the relevant phase is occupied. REASON: Oil interceptors must be identified prior to above ground works to prevent pollution of the water environment.
59.Prior to the commencement of any works (except demolition of the existing buildings to ground floor level) pursuant to this permission the developer shall submit for the written approval of the Local Planning Authority a) A Phase I (Desktop Study) Report documenting the history of the 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 sites 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 (Remediation Strategy) Report if the Phase II Report confirms the presence of a significant pollutant linkage requiring remediation. A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to all receptors must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works, site management procedures and procedure for dealing with previously unidentified any contamination. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. D) Following completion of measures identified in the approved remediation scheme mentioned in 1(c) above, a "Verification 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, must be produced, and is subject to the approval in writing of the Local Planning Authority. REASON: To protect those engaged in construction and occupation of the development from potential contamination
60.If, during development, contamination not previously identified is found to be present at the site then no further development 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. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the local planning authority. 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.
61.No development shall commence until a Construction Environmental Management Plan (CEMP) and a Site Waste Management Plan (SWMP) have been submitted to and approved in writing by the Local Planning Authority. These plans shall incorporate details of: a) the site manager, including contact details (phone, email, postal address) and the location of a large notice board on the site that clearly identifies these details and a 'Considerate Constructors' contact telephone number; b) Construction traffic management and Construction Logistics Plan; c) The parking of vehicles of site operatives and visitors; d) Loading and unloading of plant and materials; e) Storage of plant and materials used in constructing the development; f) The erection and maintenance of security hoarding(s) including decorative displays and facilities for public viewing, where appropriate; g) Wheel washing facilities; h) A detailed Dust Management Plan, including a Dust Monitoring Scheme, setting out dust and emissions control measures to be employed on site, in accordance with the Greater London Authority 'Control of Dust and Emissions during Construction and Demolition' Supplementary Planning Guidance (SPG) dated July 2014; i) A scheme for recycling/disposing of waste resulting from demolition and construction works; j) The use of efficient construction materials; k) Methods to minimise waste, to encourage re-use, recovery and recycling, and sourcing of materials; and a nominated Developer/Resident Liaison Representative with an address and contact telephone number to be circulated to those residents consulted on the application by the developer's representatives. This person will act as first point of contact for residents who have any problems or questions related to the ongoing development. l) Demolition and construction work and associated activities are to be carried out in accordance with the recommendations contained within British Standard 5228:2009, "Code of practice for noise and vibration control on construction and open sites". Parts 1 and 2; m) The management measures and works to mitigate the impact of the construction works and associated activity and vehicle movement upon the operations of the bus interchange. The CEMP and SWMR shall be implemented for the entire period of the works at the site, to the satisfaction of the relevant Local Planning Authority. REASON: The CEMP and SWMR are required prior to commencement of development in order to minimise the impact of the construction phase on the environment, the highway, bus operations and on the amenities of neighbouring residents.
62.Prior to the commencement of any works, other than demolition, a construction environmental management plan (CEMP: Biodiversity) shall be submitted and approved in writing by the Local Planning Authority. The CEMP Biodiversity shall include the following: a) Construction mitigation set out within Chapter 9 of the Environmental Statement b) A bat-sensitive lighting scheme for the duration of the construction period c) Risk assessment of potential damaging construction activities. d) Identification of 'biodiversity protection zones'. e) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements). f) The location and timing of sensitive works to avoid harm to biodiversity features. g) The times during construction when specialist ecologists need to be present on site to oversee works. h) Responsible persons and lines of communication. i) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. j) Use of protective fences, exclusion barriers and warning signs. k) Containment, control and removal of invasive non-native species at present. The approved CEMP (Biodiversity) shall be adhered to and implemented throughout the construction period strictly 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 UK Habitats Regulations, the Wildlife Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats and species) and s17 of the Crime and Disorder Act 1998.
63.Demolition and construction work and associated activities are only to be carried out between the hours of 08:00 and 18:00 Monday to Friday and 08:00-13:00 Saturday with no work on Sundays or public holidays other than internal works not audible outside the site boundary. Driven piling or ground improvement work which will generate perceptible offsite ground borne vibration is only to be carried out between the hours of 08:00 and 18:00 Monday to Friday. REASON: In order to minimise the impact of the construction phase on the environment and on the amenities of neighbouring residents.
64.If piling or other ground improvement work is undertaken pursuant to this permission then the 5% level of vibration attributable to these activities shall not exceed a peak particle velocity of 1.5mm/sec when measured at the point of entry to any adjoining residential development. In the event of reasonable complaint of vibration nuisance and at the request of the Local Planning Authority monitoring to evaluate compliance with this condition is to be carried out and the results submitted to the Local Planning Authority. REASON: In order to minimise the impact of the construction phase on the environment and on the amenities of neighbouring residents.
65.Before the Class E(e) and F2 uses hereby permitted commences, details of the hours of use shall be submitted to and approved in writing by the Local Planning Authority and thereafter so retained unless further written approval from the Local Planning Authority for an alternative scheme is granted. Reason: To preserve the residential and visual amenities of the locality.
66.Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (as amended) the Classes E and Ee/F2 uses hereby permitted in the DETAILED and OUTLINE components part of the permission shall be retail/restaurant and medical/neighbourhood centre only and shall be used for no other purpose(s) whatsoever including any other use in Classes E and Ee/F2 respectively of the Order. REASON: To restrict the use of the premises to one compatible with the surrounding area and to enable the Local Planning Authority to exercise control over any future use not forming part of this application.
67.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking, re-enacting or modifying that Order), no telecommunications equipment or dishes shall be erected on the external surfaces of the development hereby permitted without the prior written approval of the local planning authority. REASON: To safeguard the character and visual amenities of the site and the wider area.
68.The development shall be carried out in accordance with the provisions of the Fire Safety Statement 104122-PEL-ZZ-ZZ-00-LT-Y-0001-03 and Stage 2 Fire Strategy Report Rev. P04 dated 16 May 2023 unless otherwise approved in writing by the Local Planning Authority. An updated fire safety statement must be submitted at each reserved matters phase and approved in writing by the Local Planning Authority. REASON: To ensure that the development incorporates the necessary fire safety measures in accordance with the Policy D12 of the London Plan.
69.Each application for reserved matters consent must be accompanied by a full updated fire statement for the relevant phase/building of the development, produced by an independent third party suitably qualified assessor. This shall demonstrate the inclusion of the below within the building: a) The buildings construction, methods, products and materials used; b) The means of escape for all building users including those who are disabled or require level access together with the associated management plan; c) Features which reduce the risk to life including fire alarm systems, passive and active fire safety measures and associated management and maintenance plans d) Access for fire service personnel and equipment; e) Ongoing maintenance and monitoring; f) How provision will be made within the site to enable fire appliances to gain access to the building; g) The provision of evacuation lifts to all residential blocks (a minimum of one lift per block); h) A sprinkler system in accordance with BS 9251:2005 (residential sprinkler system) is to be provided throughout the building; i) The provision of a second staircase in buildings over 30m high in accordance with BS 9991:2015. The development shall be carried out in accordance with the approved details prior to the occupation of any relevant phase. REASON: To ensure full compliance with Polices D5 and D12 of the London Plan (2021) having regard to the need to meet the highest standards of fire safety for tall buildings in accord with the functional requirement B5 of the Building Regulations.
70.No above ground works of any relevant phase shall take place until a Bird Hazard Management Plan for that phase has been submitted to and approved in writing by the Local Planning Authority. The submitted plan shall include details of: -Management of any flat/shallow pitched/green roofs on buildings within the site which may be attractive to nesting, roofing and 'loafing' birds. The management plan shall comply with Advice Note 8 'Potential Bird Hazards from Building Design'. The Bird Hazard Management Plan shall be implemented as approved and shall remain in force for the life of the building. No subsequent alterations to the plan are to take place unless first submitted to and approved in writing by the relevant Local Planning Authority. REASON: To minimise the attractiveness of flat roofs to birds, which could endanger the safe movement of aircraft and the operation of London City Airport.
71.Notwithstanding the information submitted with this application, a delivery and servicing plan (DSP) for each phase which includes any non-residential uses in phases 1 to 5 shall be submitted to and approved, in writing, by the relevant Local Planning Authority prior to occupation of any non-residential unit within the relevant phase of development. The DSP shall cover the following items: -Deliveries and collections; -Servicing trips (including maintenance); -Details for management and receipt if deliveries for the residential properties; -Cleaning and waste removal, including arrangements for refuse collection; and -Monitoring and review of operations. -Detailed locations for the litter's silos, the swing radius of the lorry crane, and avoidance of operations impacting pedestrian and cycle routes. The DSP shall be implemented prior to any part of the development in the relevant phase being occupied. REASON: In order to minimise the impact of the development on nearby bus operations and on the free flow of traffic on the local highway network during peak periods in the interests of highway safety and to protect the amenity of existing and future occupiers.
72.Notwithstanding the information submitted with this application, a delivery and servicing plan (DSP) for the residential uses in phases 1 - 5, shall be submitted to and approved, in writing, by the Local Planning Authority prior to occupation of any part of that phase of development. The DSP shall cover the following items: -Deliveries and collections; -Servicing trips (including maintenance); -Details for management and receipt if deliveries for the residential properties; -Cleaning and waste removal, including arrangements for refuse collection; and -Monitoring and review of operations. -Detailed locations for the litter's silos, the swing radius of the lorry crane, and avoidance of operations impacting pedestrian and cycle routes. The DSP shall be implemented once any part of the development is occupied and shall remain in place unless otherwise agreed in writing. REASON: In order to minimise the impact of the development on nearby bus operations and on the free flow of traffic on the local highway network during peak periods in the interests of highway safety and to protect the amenity of existing and future occupiers.
73.Prior to the installation of any photovoltaic panels in any phase, a strategy for their location must be provided and approved in writing by the relevant Local Planning Authority. REASON: To ensure that their reflection will not impact vision of pilots on their approach into London City Airport.
74.Prior to the positioning of any crane/s on the site which exceed 70 metres AOD details shall be submitted to and approved in writing by the relevant local authority. REASON: To allow assessment against London City Airport's safety criteria.
75.A delivery and servicing plan (DSP) for the residential uses within the detailed part of the permission shall be submitted to and approved, in writing, by the Local Planning Authority prior to the occupation of any part of the detailed element of the permission. The DSP shall cover the following items: -Deliveries and collections; -Servicing trips (including maintenance); -Details for management and receipt if deliveries for the residential properties; -Cleaning and waste removal, including arrangements for refuse collection; and -Monitoring and review of operations. The DSP shall be implemented once any part of the development is occupied and shall remain in place unless otherwise agreed in writing. REASON: In order to minimise the impact of the development on nearby bus operations and on the free flow of traffic on the local highway network during peak periods in the interests of highway safety and to protect the amenity of existing and future occupiers.
76.No above ground works shall take place in each phase of the development until details of the car and motorcycle parking layout, electric vehicle charging points and passive provision for that phase have been submitted to and approved in writing by the relevant Local Planning Authority. The details shall show the layout of car parking spaces for the development including parking sizes, provision of disabled spaces at 3% of the dwellings to be available at the outset; parking for visitors; parking for deliveries (loading and unloading) and electrical vehicle charging points (at least 20% active and 80% passive of total parking spaces). The development shall provide 4 car club spaces. The details must demonstrate how additional disabled parking (to a total of 10% of the dwellings) can be requested and provided when required as designated disabled parking in the future. Thereafter such parking provision shall be made permanently available for use in accordance with the approved details and allocation of 10% disabled spaces must be provided when required. The area set aside for car parking and subsequently any additional parking required for disabled people shall be laid out and surfaced to the satisfaction of the Local Planning Authority prior to occupation or at the time when the parking is required and retained permanently thereafter for the accommodation of vehicles and shall not be used for any other purpose. The proposed design and Management Plan shall not be amended without the explicit permission of the local planning authority. REASON: To ensure that car parking accommodation is made available within the development and appropriate provision is made for Blue Badge parking and electric vehicle charging points, in the interests of highway safety, in accordance with paragraph 112 of the National Planning Policy Framework and Policy T6 of the London Plan
77.A delivery and servicing plan (DSP) for the non-residential shall be submitted to and approved, in writing, by the Local Planning Authority prior to occupation of any non-residential unit within the detailed part of the permission. The DSP shall cover the following items: -Deliveries and collections; -Servicing trips (including maintenance); -Details for management and receipt if deliveries for the residential properties; -Cleaning and waste removal, including arrangements for refuse collection; and -Monitoring and review of operations. The DSP shall be implemented once any part of the development is occupied and shall remain in place unless otherwise agreed in writing. REASON: In order to minimise the impact of the development on nearby bus operations and on the free flow of traffic on the local highway network during peak periods in the interests of highway safety and to protect the amenity of existing and future occupiers.
78.No demolition or development shall take place until a stage 1 written scheme of investigation (WSI) has been submitted to and approved by the local planning authority in writing. For land that is included within the WSI, no demolition or development shall take place other than in accordance with the agreed WSI, and the programme and methodology of site evaluation and the nomination of a competent person(s) or organisation to undertake the agreed works. If heritage assets of archaeological interest are identified by stage 1 then for those parts of the sites which have archaeological interest a stage 2 WSI shall be submitted to and approved by the local planning authority in writing. For land that is included within the stage 2 WSI, no demolition/development shall take place other than in accordance with the agreed stage 2 WSI which shall include: A. The statement of significance and research objectives, the programme and methodology of site investigation and recording and the nomination of a competent person(s) or organisation to undertake the agreed works B. The programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material. This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the stage 2 WSI. REASON: Insufficient information has been supplied with the application in relation to the above matters. The planning authority wishes to secure the provision of archaeological investigation and the subsequent recording of the remains prior to development (including historic buildings recording), in accordance with Historic England guidance.
79.Prior to the commencement of any works on site, a detailed Dust Management Plan, including a Dust Monitoring Scheme, shall be submitted to and agreed in writing by the Local Planning Authority setting out dust and emissions control measures to be employed on site, in accordance with the Greater London Authority 'Control of Dust and Emissions during Construction and Demolition' Supplementary Planning Guidance (SPG) dated July 2014. REASON: To reduce emissions from the demolition and construction of buildings and to comply with policy SI 6 of the London Plan.
80.Prior to commencement of any above ground works relative to any block in phase 1, a final Circular Economy Statement (CES) shall be submitted to and approved in writing by the Local Planning Authority. The CES shall include a Bill of Materials including kg/m2 and recycled content (target for a minimum 20%) for the proposed new buildings should be provided and completed for each 'building layer' where practicable. The development shall be implemented in accordance with the CES. REASON: In the interests of sustainable waste management and in order to maximise the re-use of materials.
81.Economy Statement (CES). All CESs shall include a Bill of Materials including kg/m2 and recycled content (target for a minimum 20%) for the proposed new buildings should be provided and completed for each 'building layer' where practicable. The development shall be implemented in accordance with the CES. REASON: In the interests of sustainable waste management and in order to maximise the re-use of materials.
82.Prior to the occupation of (the development/each phase if development), a post-construction monitoring report should be completed in line with the GLA's Circular Economy Statement Guidance. The post-construction monitoring report shall be submitted to the GLA, currently via email at: circulareconomystatements@london.gov.uk, along with any supporting evidence as per the guidance. Confirmation of submission to the GLA shall be submitted to, and approved in writing by the local planning authority prior to occupation of the (development/ phase of development). REASON: In the interests of sustainable waste management and in order to maximise the re-use of materials
83.Prior to commencement of any above ground works relative to any block in phase 1, a completed Recycling and Waste Reporting table shall be submitted to and approved in writing by the Local Planning Authority. The table shall provide a commitments to achieving the policy targets of reusing/recycling/recovering 95 per cent of construction and demolition waste, and putting 95 per cent of excavation waste to beneficial use. The measures for meeting the targets should be confirmed and should be informed by a pre-demolition/refurbishment audit to determine opportunities for re-use and recycling. For any residual waste that is destined for landfill, written evidence should be provided to demonstrate that the destination landfill(s) have the capacity to receive waste, along with a notification of the likely destination of all waste streams (beyond the Materials Recycling Facility) where known. The development shall be carried out in accordance with the details so approved. REASON: In the interests of sustainable waste management and in order to maximise the re-use of materials.
84.Following occupation of any phase / building, a Post Completion Report setting out the predicted and actual performance against all numerical targets in the relevant Circular Economy Statement shall be submitted to and approved in writing by the Local Planning Authority. The Post Completion Report shall provide updated versions of Tables 1 and 2 of the draft Circular Economy Statement, the Recycling and Waste Reporting form and Bill of Materials. REASON: In the interests of sustainable waste management and in order to maximise the re-use of materials.
85.All new external finishes shall be carried out in materials to match those of the existing building(s) to the satisfaction of the Local Planning Authority. Reason:- To safeguard the appearance of the premises and the character of the immediate area.
86.Prior to occupation of any phase a detailed Whole Life Cycle Carbon assessment shall be submitted to and approved in writing by the Local Planning Authority, demonstrating that the Whole Life Cycle Carbon emissions savings of that part of the development achieve the GLA benchmarks set out in the GLA's Whole Life-Cycle Assessment Guidance. The assessment should include details of measures to reduce carbon emissions throughout the whole life cycle of the development and provide calculations in line with the Mayor of London's guidance on Whole Life Cycle Carbon Assessments. REASON: In order to ensure the sustainable sourcing of materials in accordance with the Mayor of London's Sustainable Design and Construction SPG.
87.The development hereby approved shall be constructed to comply with the GLA 'Be Seen' energy monitoring requirements as set out below for a minimum period of five years from first occupation, for each phase: (A) Prior to the commencement of above ground works within each phase of the development, excluding demolition and site clearance works, accurate and verified estimates of the 'be seen' energy performance indicators, as outlined in Chapter 3 'Planning stage' of the GLA 'Be seen' energy monitoring guidance shall be submitted to the GLA's monitoring portal and Local Planning Authority for information. (B) Upon completion of the 'as-built' design for each phase (upon commencement of RIBA Stage 6) and within 4 months of practical completion of each phase of residential development, updated accurate and verified estimates of the 'be seen' energy performance indicators for each reportable unit of the development, as well as supporting evidence, as per the methodology outlined in Chapter 4 'As-built stage' of the GLA 'Be seen' energy monitoring guidance, shall be uploaded to the GLA's monitoring portal and submitted to the Local Planning Authority for information. Confirmation that suitable monitoring devices have been installed and maintained for the monitoring of the in-use energy performance indicators, as outlined in Chapter 5 'In-use stage' of the GLA 'Be seen' energy monitoring guidance document should also be provided. (C) Upon completion of the first year of occupation for each phase, following the end of the defects liability period (DLP) and for the following four years, accurate and verified annual in use energy performance data as well as supporting evidence for all relevant indicators under each reportable unit of the development as per the methodology outlined in Chapter 5 'In use stage' of the GLA 'Be seen' energy monitoring guidance shall be uploaded to the GLA's monitoring portal and submitted to the Local Planning Authority for information. (D) In the event that the in-use evidence submitted under part (C) shows that the as-built performance estimates have not been or are not being met for two consecutive years, the legal Owner shall investigate and identify the causes of underperformance and the potential mitigation measures and set these out in the relevant comment box of the 'be seen' spreadsheet within 3 months of identifying a shortfall against the as-built performance estimates. Where measures are identified, which can be reasonably practicable to implement, an action plan comprising such measures shall be prepared and submitted to the Local Planning Authority for written approval within 3 months of identifying a shortfall against the as-built performance estimates. The measures approved by the Local Planning Authority shall be implemented by the legal Owner based on the agreed action plan timescales, and in any event, no later than 6 months following approval of the action plan. REASON: In order to ensure that actual operational energy performance is minimized and demonstrate compliance with the 'be seen' post-construction monitoring requirement of Policy SI 2 of the London Plan.
88.Use of the hospital/medical facility shall not commence until a Use and Management statement is submitted to and approved in writing by the Local Planning Authority. The statement should describe the facilities to be provided in the building, hours of use, arrangements for access by staff and users before 7am or after 10pm on any day, and associated measures for communal areas and entrances to prevent congregating, noise and disturbance late at night and early morning. The development shall not be used otherwise than in strict compliance with the approved statement. Reason: To secure well managed safe community access to the medical/hospital facility, to ensure sufficient benefit to clinical use and to ensure the residential amenity of neighbouring occupiers are not negatively impacted upon and to accord with Development Plan Policy.
89.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 the developer
90.You are advised that this permission has been granted subject to a legal agreement under Section 106 of the Town and Country Planning Act 1990.
91.This development is a 'phased planning permission' for the purposes of the CIL Regulations (2010) as amended (Reg 2(1)).
92.Before occupation of the residential and commercial 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 the Council has a 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.
93.You are advised that written schemes of investigation will need to be prepared and implemented by a suitably professionally accredited archaeological practice in accordance with Historic England's Guidelines for Archaeological Projects in Greater London.
94.You are advised to contact London Fire Brigade in respect of the need for new private fire hydrants.
95.To avoid killing or injuring small animals which may pass through the site during the construction phase, it is best practice to ensure the following measures are implemented: i) Trenches, pits or holes dug on site should be covered over at night. Alternatively, ramps (consisting of a rough wooden plank) or sloped/stepped trenches could be provided to allow animals to climb out unharmed; ii) Materials brought to the site for the construction works should be kept off the ground on pallets to prevent small animals seeking refuge; iii) Rubbish and waste should be removed off site immediately or placed in a skip, to prevent small animals using the waste as a refuge.
96.All conditions are exempt from deemed discharge under schedule 6 of The Town and Country Planning (Development Management Procedure) (England) Order 2015 as the development was subject to an Environmental Impact Assessment.
97.In complying with the contaminated land conditions, reference should be made at all stages to appropriate current guidance and codes of practice. This would include: i) The Environment Agency CLR & SR Guidance documents (including CLR11 'Model Procedures for the Management of Land Contamination'); ii) National Planning Policy Framework I National Planning Practice Guidance; iii) BS10175:2011 - Investigation of potentially contaminated sites - Code of Practice; iv) Guidance for the safe development of housing on land affected by contamination (2008) by NHBC, the EA and CIEH; v) CIRIA report C665 - Assessing risks posed by hazardous ground gases to buildings; vi) CIRIA report C733 - Asbestos in soil and made ground: a guide to understanding and managing risks. Please note that in addition to the above, consultants should refer to the most relevant and up to date guidance and codes of practice if not already listed in the above list.
98.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 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.
99.A hybrid S38/S278 Highways Act 1980 agreement shall be used to secure adoption of any new roads and works to the existing highway.
100.The developer is advised that if construction materials are proposed to be kept on the highway during construction works than they will need to be 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 Street Management should be contacted to make the necessary arrangements. Please note that unauthorised use of the highway for construction works is an offence.
101.The developer is advised that surface water from the development in both temporary and permanent states should not be discharged onto the highway. Failure to prevent such is an offence.
102.In aiming to satisfy any Secured by Design conditions, the applicant should seek the advice of Police Designing Out Crime Officers (DOCOs) who are available free of charge and can be contacted via docmailbox.ne@met.police.uk.
103.The proposal is liable for the Mayor of London Community Infrastructure Levy (CIL). The Mayoral CIL levy rate for Havering is £25m sq and is chargeable for each additional square metre of residential gross internal floor area (GIA). The proposal is also liable for Havering Council's CIL. Havering's CIL charging rate for residential is £125m sq (Zone A) for each additional square metre of GIA. 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.