No.Condition Text
1.The detailed development to which this permission relates must be commenced no later than three years from the date of this permission. REASON: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
2.Details of the appearance, landscaping, layout and scale, (hereinafter called "the reserved matters") for the part of the site not identified on Drawing No. WAQ-CPL-ZZ-00-GA-A-0226 as forming the detailed component of the application shall be submitted to and approved in writing by the Local Planning Authority before any development begins within a relevant phase 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.The first application for approval of the reserved matters in accordance with the phasing plan secured under Condition 7 shall be made to the Local Planning Authority before the expiration of three years from the date of this outline permission. Application for approval of the last reserved matters of the final phase of the development must be made to the Local Planning Authority before or on 12th November 2031. 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 permitted by reserved matters approvals pursuant to condition 2, shall be commenced before the expiration of three years from the date of that approval. 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).
5.The development hereby permitted shall not be carried out otherwise than in complete accordance with the approved plans (as set out on page one of this decision notice). REASON: For the avoidance of doubt and to ensure that the development is carried out as approved. 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.
6.No application for approval of reserved matters (or other matters submitted for approval pursuant to the planning conditions), which would entail any material deviation from the parameter plans, shall be made unless it is demonstrated as part of that application, and agreed in writing by the Local Planning Authority that any such deviation is unlikely to give rise to any environmental effects which would have required different mitigation measures to ameliorate their effects in the context of the EIA in comparison with the development as approved (and as assessed in the Environmental Impact Assessment for the application). REASON: For the avoidance of doubt and in the interests of proper planning and so as to ensure that the development is carried out fully in accordance with the application as assessed.
7.The development shall be carried out in accordance with the phasing plan drawing number WAQ-CPL-ZZ_ZZ-DR-A-9709 rev P1 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).
8.Notwithstanding the principles set out in the submitted Design Code - Outline Masterplan (Ref: WAQ-CPL-XX-XX-RP-A-9309-PL-L1), prior to the submission of the first reserved matters application a revised Design Code is to be submitted to and approved in writing by the Local Planning Authority. The revised Design Code shall include the following: - A commitment to achieving compliance with London Plan guidance to avoid single aspect north facing and limit the number of units per core with exceptions only in specified circumstances which are justified in the code; - A commitment to achieving minimum daylight standards in line with BRE guidance as far as reasonably practicable; - A commitment to achieving access to podium landscaped areas for all cores; - A commitment to avoiding overlooking and privacy issues, in particular window to window, window to balcony and balcony to balcony relationships; relationships between podium landscaped areas and private terraces around the podium; and - The revised Design Code should also signpost to the urban design principles contained within the Design and Access Statement for the Outline Scheme. Specifically, this should include (but not limited to) signposting principles for layout, massing, relationships, typology, entrances and accesses, podiums, cores, cycle parking, streets, parking, planting, waste, relationship between blocks and streets (defensible spaces), relationships between units and podium landscapes (buffer zones), urban greening factor, landscaping, public realm, open space and play space. Each reserved matters submission of each relevant phase shall demonstrate how the proposed design of the development complies with the principles of the approved revised Design Code. REASON: To ensure a satisfactory standard of external appearance.
9.The maximum dotted line footprints and heights (other than plant, plant enclosures and lift overruns) of Buildings 9 and 10 shall not exceed those indicated on Drawing Nos Drawing Nos. WAQ-CPL-ZZ-ZZ-SE-A-9716 Rev 2, WAQ-CPL-ZZ-ZZ-SE-A-9717 Rev L2 and WAQ-CPL-ZZ-ZZ-SK-A-1000 Rev P2. REASON: To ensure a satisfactory standard of external appearance and ensure a satisfactory standard of living for both existing and future occupiers.
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, 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 1380 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.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.
13.No above ground works shall take place in any phase of the development (as identified in condition 7) until details of all materials to be used in that phase have been submitted to and approved in writing by the relevant Local Authority. 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.
14.No development shall take place in Phases 2 to 5 of the development until detailed drawings showing the following in respect of that phase have been submitted to and approved in writing by the Local Planning Authority: (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; and (b) any temporary works, including any boundary treatment around later phases. 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.
15.No above ground works shall take place within a relevant phase until a detailed accessibility statement and management plan (including a programme for implementation) 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.
16.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) 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.
17.No above ground works shall take place within a relevant phase until a detailed accessibility statement is submitted 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.
18.Prior to the first occupation 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 and passive 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 the development 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 parking management must be identified prior to occupation 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.
19.There shall be no occupation 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 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: In order to encourage the use of cycling as a sustainable mode of transport.
20.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.
21.The development shall be occupied only in accordance with the approved Travel Plan. No phase shall be occupied until full details of how the approved Travel Plan will be funded, implemented, monitored and reviewed has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan is to be reviewed upon completion of each phase. 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 is 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.
23.90% of the dwellings shall comply with Building Regulations Optional Requirement Approved Document M4(2) Category 2: Accessible and adaptable dwellings (2015 edition) and 10% of the residential units provided shall be capable of easy adaptation to Building Regulations Optional Requirement Approved Document M4(3) Category 3: (Wheelchair user 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.
24.No residential unit within a block shall be occupied until full details of the communal amenity and open spaces, including children's play space, per phase have been submitted to and approved in writing by the Local Planning Authority and made available for use. The development shall be carried out in accordance with the approved details. REASON: To ensure a satisfactory standard of communal amenity space.
25.There shall be no occupation of any unit within a block until details of the provision for the storage of refuse/ recycling awaiting collection to serve that unit and a strategy setting out how to deal with bulky waste, has been submitted to and approved by the relevant Local Planning Authority and the storage has been made available for use. Unless otherwise agreed in writing these details shall include provision for suitable containment and segregation of recyclable waste. The measures shall be fully implemented in accordance with the agreed details for the development or the relevant phases thereof as the case may be. REASON: To protect the amenity of future occupiers and adjoining occupiers.
26.The residential component of the development hereby permitted shall be carbon zero with a minimum 35% reduction in carbon dioxide emissions over Part L of the Building Regulations (2013) secured on site. Where the minimum reduction is not met, a Carbon Offset Payment shall be required and payable to the Local Authority. A certificated Post Construction Review, or other verification process agreed with the Local Planning Authority, shall be provided, confirming that the agreed standards have been met. REASON: To ensure compliance with the proposed energy strategy.
27.The non-residential component of the development hereby permitted shall achieve as a minimum a 35% reduction in carbon dioxide emissions over Part L of the Building Regulations (2013). Where the minimum reduction is not met, a Carbon Offset Payment shall be required and payable to the Local Authority. A certificated Post Construction Review, or other verification process agreed with the Local Planning Authority, shall be provided, confirming that the agreed standards have been met. REASON: To ensure compliance with the proposed energy strategy.
28.Each reserved matters submission shall be accompanied by an energy addendum which details how it accords with the site-wide Energy Strategy and demonstrates how the relevant phase(s) meet the relevant carbon emission reductions targets, as specified in conditions 27 and 28. Where the energy addendum demonstrates that the relevant phase will not comply with the energy reductions targets specified in conditions 27 and 28, a carbon offset payment shall be required. REASON: To ensure that the proposed development is constructed in an environmentally sustainable manner.
29.Prior to occupation of any unit within a relevant phase, information on the proposed extent, location and detail of 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.Within one month of each identified sub-phase of a relevant phase being occupied, a certificated Post Construction Review, or other verification process agreed with the Local Planning Authority, shall be provided, to demonstrate that the agreed standards set out in the Energy Strategy (Ref. 605976172020) (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. A plan detailing the location and extent of each sub-phase shall be submitted to and agreed in writing by the relevant Local Planning Authority, within one month of an overall phase commencing, as identified in condition 7. REASON: To ensure satisfactory compliance with the approved energy strategy.
31.Prior to any above ground works relative to any block 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 development in that phase. REASON: In order to avoid overheating and minimise cooling demand.
32.In phases 2 - 5, no above ground development shall commence until dynamic overheating modelling in accordance with CIBSE Guidance TM52 and TM49 (or any other guidance that replaces this) to identify the risk of overheating has been 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 development in that phase. REASON: In order to avoid overheating and minimise cooling demand.
33.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 first occupation of the relevant phase of the development hereby permitted which satisfactorily demonstrates that an Urban Greening Factor of 0.4 cannot be achieved. 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.
34.All ecological mitigation and enhancement measures and/or works shall be carried out in accordance with the details contained in the Extended Phase 1 Habitat Survey report (DF Clark Bionomique Ltd, 3 July 2018), Bat Survey Report (DF Clark Bionomique Ltd, 10 September 2018) and Chapter 9 of the Environmental Statement as already submitted with the application and agreed in principle with the local planning authority prior to determination. This may include the appointment of an appropriately competent person e.g. an ecological clerk of works (ECoW) to provide on-site ecological expertise during construction. The appointed person shall undertake all activities, and works shall be carried out, in accordance with the approved details. REASON: To conserve and enhance Protected and Priority species and allow the LPA to discharge its duties under the 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.
35.No above ground works shall take place until a Site Wide Biodiversity Enhancement Strategy for Protected and Priority species is submitted to and approved in writing by the Local Planning Authority. The content of the Site Wide Biodiversity Enhancement Strategy shall include the following: a) Purpose and conservation objectives for the proposed enhancement measures; b) Detailed designs in relation to Phase 1 and those areas of the site which will remain undeveloped for more than 2 years from the date of submission to achieve stated objectives; c) Detailed Locations of proposed enhancement measures for Phase 1 and those areas of the site which will remain undeveloped for more than 2 years from the date of submission by appropriate maps and plans; d) Timetables for implementation demonstrating that works are aligned with the proposed phasing of development; e) Persons responsible for implementing the enhancement measures; and 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).
36.No above ground works shall take place in relation to any Phase (other than Phase 1) until a Phase Wide Biodiversity Enhancement Strategy for Protected and Priority species for that Phase is submitted to and approved in writing by the Local Planning Authority. The content of the Phase Wide Biodiversity Enhancement Strategy shall include the following: a) Purpose and conservation objectives for the proposed enhancement measures; b) Detailed designs in relation to the Phase; c) Detailed Locations of proposed enhancement measures for the Phase 1 by appropriate maps and plans; d) Details of compliance with the approved site wide biodiversity enhancement strategy; e) Timetables for implementation demonstrating that works are aligned with the proposed phasing of development; f) Persons responsible for implementing the enhancement measures; and g) 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).
37.No above ground works shall take place until a site wide lighting design scheme for biodiversity including details for Phase 1 and any parts of the site which will remain undeveloped for more than 2 years from the date of submission is submitted to and approved in writing by the Local Planning Authority. The scheme shall identify those features on site that are particularly sensitive for bats and that are likely to cause disturbance along important routes for foraging; and show how and where external lighting will be installed (through the provision of appropriate lighting contour plans, Isolux drawings and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory. All external lighting shall be installed in accordance with the specifications and locations set out in the scheme and maintained thereafter in accordance with the scheme. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority. REASON: To allow the LPA to discharge its duties under the UK Habitats Regulations, the Wildlife Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats and species).
38.No above ground works shall take place in relation to any phase (except Phase 1) until a lighting design scheme for biodiversity for that phase is submitted to and approved in writing by the Local Planning Authority. The scheme shall identify those features on site that are particularly sensitive for bats and that are likely to cause disturbance along important routes for foraging; and show how and where external lighting will be installed (through the provision of appropriate lighting contour plans, Isolux drawings and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory. All external lighting shall be installed in accordance with the specifications and locations set out in the scheme and maintained thereafter in accordance with the scheme. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority. REASON: To allow the LPA to discharge its duties under the UK Habitats Regulations, the Wildlife Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats and species).
39.No above ground works shall take place within a relevant phase until a Landscape and Ecological Management Plan (LEMP) 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).
40.Where the approved development is to proceed in a series of phases, further supplementary ecological surveys for bats shall be undertaken to inform the preparation and implementation of corresponding phases of ecological measures required through Conditions 34, 36, 38 and 69. The supplementary surveys shall be of an appropriate type for the above habitats and/or species and survey methods shall follow national good practice guidelines. 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).
41.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 within any relevant phase. The detailed plan shall include the following details: · The overall layout, including extent, type of hard and soft landscaping and proposed levels or contours; · The location, species and sizes of proposed trees and tree pit design · Details of soft plantings, including any grassed/turfed areas, shrubs and herbaceous areas; · Enclosures including type, dimensions and treatments of any walls, fences, screen walls, barriers, railings and hedges; · Hard landscaping, including ground surface materials, kerbs, edges, ridge and flexible pavements, unit paving, steps and if applicable, any synthetic surfaces; · Street furniture, including type, materials and manufacturer's specification, if appropriate; · Details of children's play space equipment and structures, including key dimensions, materials and manufacturer's spec if appropriate; · 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. 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 substantial 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.
42.Living roofs must be installed on all blocks and prior to commencement of the installation of living roofs on each block a detailed scheme for living roofs for that block (including maintenance and management arrangements) shall be submitted to and approved in writing by the Local Planning Authority. All buildings with living roofs must be designed to meet the following standard: The roofs shall comprise at least 50% native species, not including Sedum species, seeded with an annual wildflower mix or local seed source and should be designed for biodiversity with a minimum substrate depth of 80mm. The approved scheme shall be implemented in accordance with the approved scheme. REASON: To protect and enhance the biodiversity of the site and contribute towards sustainable drainage.
43.No phase shall be fully occupied until bird nesting and bat roosting boxes have been installed, and/ or bat roosting bricks and/ or bird nesting bricks have been installed in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority. The details shall accord with the advice set out in "Biodiversity for Low and Zero Carbon Buildings: A Technical Guide for New Build" (Published by RIBA, March 2010) or similar advice from the RSPB and the Bat Conservation Trust. REASON: In order to preserve and enhance the Borough's natural environment.
44.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.
45.There shall be no vegetation clearance or tree works on any phase during the bird breeding season (March to August inclusive). If this is not possible the vegetation should be surveyed immediately prior to removal by a suitably qualified ecologist. If active nests/ nesting birds are present, the relevant works must be delayed until the chicks have left the nest. If nesting birds are found, a strategy to protect them must be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. REASON: In order to preserve and enhance the Borough's natural environment.
46.There shall be no tree works within a relevant phase during December to March (inclusive) until a physical examination of on-site trees with potential for roosting bats has been undertaken to ensure they are not occupied by roosting bats. If roosting bats are present within that phase, the relevant works must be delayed until a strategy to protect or relocate any roosting bats has been submitted to and approved in writing by the Local Planning Authority. Any such strategy shall detail areas of the site where there are to be no further works until relocation or mitigation has taken place. The development shall be carried out in accordance with the approved details. REASON: In order to preserve and enhance the Borough's natural environment.
47.Phase 1 shall be Air Quality Neutral in accordance with the approved Air Quality Assessment. Prior to the commencement of any Phase subsequent to Phase 1, an Air Quality Neutral Assessment shall be submitted to and agreed by the Local Planning Authority. The assessment shall detail; · The relevant benchmark for buildings for NO2 and PM10 at the site, based on its land use class and location; · The NO2 and PM10 emissions from buildings and a comparison with the buildings benchmark; · The relevant emission benchmark for transport for NO2 and PM10 at the site; · The NO2 and PM10 emission from transport and a comparison with the transport benchmark; · Show that the building and transport emission benchmarks will be met in order to achieve air quality neutral requirements; and · Mitigation (if required) or contribution to off-setting the development's emissions. The use hereby permitted shall not commence until all measures identified in the Air Quality Neutral Assessment have been shown to be implemented to the satisfaction of the Local Planning Authority in writing. REASON: To ensure that the development will not lead to further deterioration of existing poor air quality within the designated Air Quality Management Area.
48.Within 6 months of commencing development of an identified phase, details shall be submitted to and agreed in writing by the Local Planning Authority for the installation of Ultra-Low NOx boilers with maximum NOx Emissions less than 40 mg/kWh. Where any installations do not meet this emissions standard it should not be operated without the fitting of suitable NOx abatement equipment or technology as determined by a specialist to ensure comparable emissions. The installation of the boilers shall be carried out in strict accordance with the agreed details and shall thereafter be permanently retained. Following installation emissions certificates will need to be provided to the Local Planning Authority to verify boiler emissions. REASON: To minimise the impact of building emissions on local air.
49.Within each phase no unit to be used for A3 or A4 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.
50.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.
51.Prior to the commencement of above ground works in any relevant phase, a scheme of glazing, ventilation, and control of thermal comfort for habitable rooms adversely affected by road traffic and railway noise from Waterloo Road shall be submitted to and approved in writing by the Local Planning Authority. Any works which form part of the scheme shall be completed before any of the permitted dwellings are occupied. REASON: To avoid, mitigate and minimize adverse impacts on health and quality of life from noise.
52.No above ground development shall take place in the relevant phase of the development until a scheme to demonstrate that the internal noise levels within the residential units of that phase will be constructed to provide sound insulation of 45 DnT,w + Ctr dB (minim values) against airborne noise and 62 L'nT, w dB (maximum values) against impact noise, has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. Further, no above ground development shall take place in the relevant phase of the development until a sound insulation assessment has been undertaken and a scheme detailing the insulation of the building elements that separate the proposed residential development and non-residential uses, shall be submitted to and approved by the Local Planning Authority. The scheme shall resist the transmission of airborne sound such that the weighted standardized difference (DnT, W + Ctr) shall not be less than 53dB (i.e. an enhancement of the minimum levels stated in Approved Document E of 10dB). Any works which form part of the scheme shall be completed before the occupation of any residential unit. REASON: Noise levels must be identified prior to commencement of above ground works to protect the amenity of existing and future occupiers.
53.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.
54.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.
55.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. 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 faÃ??§ade of the noise-sensitive premise. REASON: To protect the amenity of existing and future adjoining occupiers.
56.The non-residential uses hereby permitted 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. 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.
57.Prior to the occupation of Phase 1, 2 and 5, a lighting strategy shall be submitted to and approved by the Local Planning Authority relative to treatment of the southern corridor (to the north of the railway line) detailing how light spill into the south corridor and adjoining trees will be minimised. The scheme shall subsequently be implemented in accordance with the approved details prior to the works being complete along the southern corridor. REASON: In the interests of ecology and biodiversity.
58.The development hereby permitted shall be constructed in accordance with the approved Flood Risk Assessment Report, produced by Clarkebond (dated 14th February 2020) and shall ensure that finished floor levels are set above the 300mm breach flood level. REASON: To prevent the risk of sewage flooding and to protect water quality.
59.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 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.
60.No development (except demolition of the existing buildings to ground floor level) shall take place in a relevant phase until a drainage strategy detailing any on and/ or off-site drainage works has been submitted to and approved in writing by the Local Planning Authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed. REASON: Drainage must be identified prior to the commencement of development to prevent the risk of sewer flooding and to protect water quality.
61.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.
62.No piling shall take place in the relevant phase of the development until a piling method statement detailing the depth, type of piling, methodology including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure and the programme for the works, has been submitted to and approved in writing by the relevant Local Planning Authority in consultation with the sewerage undertaker. The development shall be carried out in accordance with the approved details. REASON: Piling methodology must be identified prior to the commencement of development to ensure the early warning of flood events and reduce the risk of flooding to future occupants.
63.Prior to the commencement of the development hereby approved, the developer or contractor 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).
64.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 relevant 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 prevent pollution of the water environment.
65.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 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. REASON: To protect those engaged in construction and occupation of the development from potential contamination.
66.In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the relevant Local Planning Authority. Development on the part of the site affected shall be suspended and an investigation and risk assessment must be undertaken in accordance with the requirements of condition 65, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 66 which are subject to the approval in writing of the Local Planning Authority. These approved schemes shall be carried out before the development is resumed or continued. 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: Contamination must be identified prior to the commencement of development to ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
67.No development shall commence (other than demolition), 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) Details of 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 1and 2. 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 and on the amenities of neighbouring residents.
68.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, unless otherwise agreed in writing by the local planning authority. 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.
69.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.
70.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.
71.No development works (except demolition of the existing buildings to ground floor level) shall take place in each phase of the development until details of the foundation design and construction method to protect archaeological remains have been submitted to and approved in writing by the relevant Local Planning Authority. The development shall be carried out in accordance with the approved details. REASON: Foundation design is required prior to commencement of development because important archaeological remains may exist on site and the relevant Local Planning Authority wishes to secure the provision of an archaeological monitoring prior to commencement of development.
72.Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification) no extension, enlargement or other alterations shall take place to the consented dwelling houses without the prior written approval of the relevant Local Planning Authority to whom a planning application must be made. This restriction also extends to the erection of fences, walls or provision of hard surfacing within the front gardens of the dwellings, for which a planning application would be required. REASON: To protect local amenity, prevent over development of the site and ensure a satisfactory standard of external appearance.
73.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (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.
74.Each application for reserved matters consent must be accompanied by a fire statement, 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) Access for fire service personnel and equipment d) Ongoing maintenance and monitoring e) How provision will be made within the site to enable fire appliances to gain access to the building. f) The provision of evacuation lifts to all residential blocks (a minimum of one lift per block) g) A sprinkler system in accordance with BS 9251:2005 (residential sprinkler system) is to be provided throughout the building. The development shall be carried out in accordance with the approved details prior to the occupation of any relevant phase. . REASON: In order to provide a safe and secure development.
75.No above ground works of any relevant phase shall take place until a Bird Hazard Management Plan has been submitted to and approved in writing by the relevant Local Planning Authority, in consultation with London City Airport. 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.
76.A delivery and servicing plan (DSP) for phases 2 - 5, detailing the residential uses, 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. 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 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.
77.Where applicable, a delivery and servicing plan (DSP) for any non-residential uses in phases 2 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. 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 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.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 in consultation with London City Airport. REASON: To ensure that their reflection will not impact vision of pilots on their approach into London City Airport.
79.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, in consultation with London City Airport. REASON: To allow assessment against London City Airport's safety criteria.
80.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). The development shall provide up to 375 residential car parking spaces and a minimum of 3 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 shall be laid out and surfaced to the satisfaction of the Local Planning Authority prior to occupation 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 permanently available within the development and appropriate provision is made for Blue Badge parking and electric vehicle charging points, in the interests of highway safety.
81.A delivery and servicing plan (DSP) for the residential uses within Phase 1, shall be submitted to and approved, in writing, by the Local Planning Authority prior to the occupation of any part of Phase 1 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. 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 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.
82.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 Phase 1. 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 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.
83.Prior to commencement of any above ground works relative to any block in phase 1, an energy addendum must be submitted to and approved by the Local Planning Authority, to include: - Detailed locations of photovoltaic panels, having regard to the energy hierarchy; - Demonstration of how that plot / block will comply with the site-wide energy strategy; and - Demonstrating how the development will follow the hierarchy of energy efficiency, decentralised energy and renewable energy technologies to secure a minimum 35% reduction in CO2 emissions below the maximum threshold set in Building Regulations Part L 2013 Prior to occupation, evidence (e.g. photographs, copies of installation contracts and as-built worksheets prepared under SAP or the National Calculation Method) should be submitted to the Local Planning Authority and approved in writing to demonstrate that the development has been carried out in accordance with the approved Energy Strategy and approved energy addendum, unless otherwise agreed by the Local Planning Authority in writing. REASON: To ensure that the proposed development is constructed in an environmentally sustainable manner.
84.Other than works in accordance with the Stage 1 WSI by Mola Dated 26th May 2021, no development excluding demolition to slab level shall take place until a Stage 2 WSI is 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. Where appropriate, details of a programme for delivering related positive public outreach during and after investigations. C. 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: Important archaeological remains including the Napoleonic Barracks are present on the site. Accordingly the planning authority wishes to secure the provision of archaeological investigation prior to development, in accordance with Historic England guidance.
85.The development shall not be occupied until a scheme of permanent heritage interpretation, landscaping and display at the site has been agreed, in accordance with a historical research, materials, design and long term maintenance proposal. The proposal for the work is to be approved in advance in writing by the Local Planning Authority. The scheme shall be displayed in the public realm of the site and should integrate with the scheme's public realm and landscape proposals. REASON: Important archaeological and built remains are likely to be present on the site. Accordingly the planning authority wishes to secure policy compliant articulation of their heritage significance in a finished scheme to help balance any harm created to them.
86.Demolition works on site shall be carried out in accordance with the submitted detailed Dust Management Plan, including a Dust Monitoring Scheme, ('Air Quality and Dust Management Plan' by Erith Dated 6th September 2021), which set 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 7.14 of the London Plan.
87.Demolition works on site shall be carried out in accordance with the submitted scheme ('Environmental Management Plan' by Erith, Dated 4th May 2021 and 'Noise and Dust Monitoring Systems at the Waterloo & Queen Street Estate, Romford' by Erith, Dated August 2021), which specify the provisions to be made for the control of noise emanating from the site. REASON: To prevent noise nuisance to adjoining/adjacent properties.
88.At least 330sqm square metres of the commercial floorspace hereby approved shall be used for the purposes of a public house, wine bar, or drinking establishment with or without expanded food provision, being a use that falls within Article 3 (6) (p) or (q) of the Town and Country Planning (Use Classes) Order 1987 (as amended). REASON: To replace the public house provision within the existing site.
89.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. Each Reserved Matters application shall be accompanied by a detailed Circular 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.
90.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.
91.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.
92.Prior to occupation of any phase / building, 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 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.
93.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.
94.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.
95.This development is a 'phased planning permission' for the purposes of the CIL Regulations (2010) as amended (Reg 2(1)).
96.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 that Council has record of the property/properties so that future occupants can access our services. Registration will also ensure that emergency services, Land Registry and the Royal Mail have accurate address details. Proof of having officially gone through the Street Naming and Numbering process may also be required for the connection of utilities. For further details on how to apply for registration see: https:/www.havering.gov.uk/Pages/Services/Street-names-and-numbering.aspx
97.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.
98.You are advised to contact London Fire Brigade in respect of the need for new private fire hydrants.
99.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.
100.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.
101.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.
102.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.
103.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.
104.A hybrid S38/S278 Highways Act 1980 agreement shall be used to secure adoption of any new roads and works to the existing highway.
105.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.
106.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.
107.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.
108.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.