| No. | Condition Text |
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| 1. | The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: To comply with Section 91 of the Town and Country Planning Act 1990. |
| 2. | The development hereby permitted shall not be carried out otherwise than in complete accordance with the approved plans (as amended), particulars and specifications (as set out on page one of this decision notice) and any other plans, drawings, particulars and specifications pursuant to any further approval of details as are approved 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. |
| 3. | Notwithstanding the approved plans no development or works (save for site preparation or clearance), shall take place until details of the facade and entrance approach, cycle storage location, elevation design bay details and boundary treatment have been submitted to and approved in writing by the Local Planning Authority. The works hereby permitted shall be carried out in accordance with the approved details.
Reason: There are concerns for the principal street elevation facade articulation, which is of largely blank cladding and obscured fenestration, creating blank frontage and an underwhelming street presence on the only public facing frontage of the building. To ensure the cycle facilities are located to a more prominent location for passive surveillance and the promotion of active travel and reduce the extensive fencing strategy to the 'front garden' area of the entrance approach onto Balgores Lane. To ensure that the appearance of the proposed development will harmonise with the character of the surrounding area and comply with policies D4 of The London Plan 2021. |
| 4. | Notwithstanding the details shown on the approved drawings, the development hereby approved shall not progress beyond 150mm above ground level until samples of the materials (or appropriate specification) to be used in the construction of the external surfaces noted below have been submitted to, provided on site, and agreed in writing by, the local planning authority:
a) facing materials for the building, including brickwork
b) rainwater goods
c) windows/ doors curtain walling/ screens and railings/entrance canopies
d) ground surfacing including access road and parking areas
e) external materials of the proposed bin and cycle storage
The development shall be carried out in accordance with the approved details and shall thereafter be retained.
Reason: Insufficient information has been supplied with the application to judge the appropriateness of the materials to be used. Submission of samples prior to commencement will ensure that the appearance of the proposed development will harmonise with the character of the surrounding area and comply with policies D4 of The London Plan 2021. |
| 5. | Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (as amended) the use hereby permitted shall be 'SEND School' only and shall be used for no other purpose(s), whatsoever including any other use in Class F1 of the Order, unless otherwise agreed in writing by the Local Planning Authority.
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. |
| 6. | No development, or works (save for site preparation or clearance), shall take place until details, including plans and cross sections of the existing and proposed ground levels of the development and the boundaries of the site and the height of the ground floor slab and damp proof course in relation thereto, have been submitted to and approved in writing by the Local Planning Authority. The works hereby permitted shall be carried out in accordance with the approved details.
Reason: Insufficient information has been supplied with the application to judge the proposed site levels of the proposed development. Submission of a scheme prior to commencement will ensure that the development accords with Section 197 of the Town and Country Planning Act 1990. |
| 7. | Prior to first use of the school building hereby permitted, details of the photovoltaic (PV) roof installation shall be submitted to and approved in writing by the Local Planning Authority. The details shall include the location of the PV array and provide confirmation of the estimated area, output and electricity generation. The approved scheme shall be implemented prior to first use of the school building hereby approved in accordance with approved details and remain in-situ and operational thereafter.
Reason: In order to maximise the PV provision and the renewable energy generation on-site and in the interests of reducing carbon in accordance with Policy SI2 of the London Plan. |
| 8. | The development hereby permitted shall be constructed and operated in accordance with details contained within the approved Flood Risk Assessment and Drainage Strategy (BSS078-PAM-XX-XX-RP-C-0001 Revision 01, dated August 2025 by Price & Myers) in relation to the disposal of surface water, including surface water attenuation and storage, unless otherwise agreed in writing with the local planning authority. The development shall be carried out in accordance with details of maintenance and management of drainage/SuDs, as contained in the approved details and shall thereafter be retained.
Reason: To ensure that the development is properly drained.. |
| 9. | Before the development hereby permitted commences at the site, a Tree Protection Plan in accordance with the requirements of BS 5837 (2012) 'Trees in Relation to Design, Demolition and Construction' for all the trees located Sports Ground, Balgores Lane, RM2 6BP shall be submitted to and approved in writing by the Local Planning Authority. The protection measures as approved shall be undertaken at the site before any work in connection with the development hereby permitted commences at the site, and shall be retained for the entire period of the duration of any work at the site, in connection with the development hereby permitted, within the fence or other means of enclosure surrounding the trees, no activities associated with building operations shall take place unless previously agreed in writing by the Local Planning Authority.
Reason: In order to maintain the existing vegetation at the site, which makes an important contribution to the character of the area, and to accord with Policy 27 of the Council's Local Plan. The objectives and purposes of this condition are such that it is required to be complied with before commencement. |
| 10. | Prior to development above ground level a scheme of hard and soft landscaping and boundary treatment for the site, which shall include any proposed changes in ground levels and also accurately identify spread, girth and species of all existing trees, shrubs and hedgerows on the site and indicate any to be retained, together with measures for their protection which shall comply with the recommendations set out in the British Standards Institute publication BS 5837:2012 Trees in relation to design, demolition and construction shall be submitted to and approved, in writing, by the Local Planning Authority
The soft landscaping plan should include plant species, number, density, location and sizes of the proposed planting. The planting specification should provide details of tree planting pits, green roofs, planting preparation and establishment operations. We would recommend an alternative to plastic guards, such as the use of perimeter protective fencing where appropriate, or guards manufactured from 100% biodegradable materials.
The hard landscaping plan should include details of specific materials, colours and finishes of paved or otherwise hard surfaces, built features and street furniture. The plans should clearly show the position of any new fencing and hard surfaces in relation to existing and proposed planting.
Reason: In the interests of visual amenity and the character and appearance of the area. This condition is required to be agreed prior to the commencement of any development to ensure matters of tree and hedgerow protection are secured early to ensure avoidance of damage or lost due to the development and/or its construction. If agreement was sought at any later stage, there is an unacceptable risk of lost and damage to important trees and hedgerow that would result in harm to amenity. |
| 11. | Prior to occupation of the development hereby permitted a landscape management plan for a minimum of 5 years shall be submitted to and approved, in writing, by the Local Planning Authority. This should include:
a) Drawing/s showing 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. Furniture (Bins, Benches and Signage) and Play Equipment.
iv. All operations and procedures for soft landscaping to SuDS features;
inspection of linear drains, basins and swales, removal of unwanted vegetative material and litter, including inlets and outlets.
c) Maintenance task table which explains the maintenance duties across the site in both chronological and systematic order.
d) Mechanism for monitoring and review of the management plan and operations.
Reason - To support plant establishment and ensure appropriate management is carried out and to maintain functionality and visual aesthetic. |
| 12. | Notwithstanding the submitted information, prior to the occupation of the development hereby permitted, a framework travel plan, shall be submitted to, and approved in writing by the local planning authority. The travel plan shall be implemented in accordance with the approved details from the commencement of the use on site and retained thereafter.
Reason: To safeguard the amenities of neighbouring residents and to ensure that highway safety is not prejudiced. |
| 13. | a. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) 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.
b. Following completion of the remediation works as mentioned above, a 'Verification Report' must be submitted demonstrating that the works have been carried out satisfactorily and remediation targets have been achieved.
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. |
| 14. | a. Prior to the commencement of the development hereby approved, the developer or contractor must be signed up to the NRMM register.
b. The development site must be entered onto the register alongside all the NRMM equipment details.
c. The register must be kept up to date for the duration of the construction of development.
d. 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.
e. An inventory of all NRMM shall 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) and Policy SI 1(D) of the London Plan. |
| 15. | a) Prior to the commencement of the development hereby approved, an Air Quality Neutral Assessment shall be submitted to and agreed by the Local Planning Authority. The assessment shall detail;
·Calculations of the predicted building emissions and comparison against the Building Emission Benchmarks;
·Calculations of the predicted transport emissions and comparison against the Transport Emission Benchmarks;
·Mitigation (if required) or contribution to off-setting the development's emissions, taking into account the most up to date Defra's damage costs and relevant guidance on offsetting payments.
b) 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 and to comply with Policy SI 1 of the London Plan and relevant guidance, as subsequently amended. The assessment must comply with London Air Quality Neutral guidance and updated guidance at the time the assessment is submitted |
| 16. | No part of the development hereby approved shall be occupied until details relating to odour control for the kitchen exhaust system have been submitted to and approved in writing by the Local Planning Authority. The development must not be occupied other than in accordance with the approved details.
Reason: To protect the amenity of adjoining occupiers |
| 17. | No loading, unloading, deliveries or collections shall take place other than between the hours of 8am and 6pm Monday to Saturday and not at all on Sundays and Bank Holidays/Public Holidays.
Reason: To protect the residential amenity of adjoining occupiers. |
| 18. | No works shall take place in relation to any of the development hereby approved until a Construction Method Statement to control the adverse impact of the development on the amenity of the public and nearby occupiers is submitted to and approved in writing by the Local Planning Authority.
The Construction Method statement shall include details of:
a) The site access point(s) of all vehicles to the site during the construction phase
b) parking of vehicles of site personnel and visitors.
c) storage of plant and materials.
d) Wheel washing facilities.
e) Measures to monitor and control the emission of dust and dirt during construction.
f) measures for minimising the impact of noise and, if appropriate, vibration arising from construction activities.
g) predicted noise and, if appropriate, vibration levels for construction using methodologies and at points agreed with the Local Planning Authority.
h) a scheme for monitoring noise and, if appropriate, vibration levels using methodologies and at points agreed with the Local Planning Authority.
i) siting and design of temporary buildings if required.
j) scheme for security fencing/hoardings, depicting a readily visible 24-hour contact number for queries or emergencies.
k) details of disposal of waste arising from the construction programme, including final disposal points.
The burning of waste on the site at any time is specifically prohibited.
And the development shall be carried out in accordance with the approved scheme and statement.
Reason: Insufficient information has been supplied with the application in relation to the proposed construction methodology. Submission of details prior to commencement will ensure that the method of construction protects residential amenity. It will also ensure that the development accords with Local Plan policy 23, 24 and 34 and London Plan (2021) Policy T7. |
| 19. | Before the development hereby permitted is first commenced, vehicle cleansing facilities to prevent mud being deposited onto the public highway during construction works shall be provided on site in accordance with details to be first submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be retained thereafter and used at relevant entrances to the site throughout the duration of construction works. If mud or other debris originating from the site is deposited in the public highway, all on-site operations shall cease until it has been removed. The submission will provide;
a) A plan showing where vehicles will be parked within the site to be inspected for mud and debris and cleaned if required. The plan should show where construction traffic will access and exit the site from the public highway
b) A description of how the parking area will be surfaced, drained and cleaned to prevent mud, debris and muddy water being tracked onto the public highway;
c) A description of how vehicles will be checked before leaving the site - this applies to the vehicle wheels, the underside of vehicles, mud flaps and wheel arches.
d) A description of how vehicles will be cleaned
e) A description of how dirty/ muddy water be dealt with after being washed off the vehicles
f) A description of any contingency plan to be used in the event of a breakdown of the wheel washing arrangements
Reason: Insufficient information has been supplied with the application in relation to wheel washing facilities. Submission of details prior to commencement will ensure that the facilities provided prevent materials from the site being deposited on the adjoining public highway, in the interests of highway safety and the amenity of the surrounding area |
| 20. | All building operations in connection with the construction of external walls, roof, and foundations; site excavation or other external site works; works involving the use of plant or machinery; the erection of scaffolding; the delivery of materials; the removal of materials and spoil from the site, and the playing of amplified music shall only take place between the hours of 8.00am and 6.00pm Monday to Friday, and between 8.00am and 1.00pm on Saturdays and not at all on Sundays and Bank Holidays/Public Holidays.
Reason: In order to minimise the impact of the construction phase on the environment and on the amenities of neighbouring residents. |
| 21. | Before the development hereby permitted progresses beyond 150mm above ground level details of a scheme shall be submitted to and approved in writing by the local planning authority which specifies the provisions to be made for the control of noise emanating from the site , the development hereby approved shall not progress beyond 150mm above ground level until. Such scheme as may be approved shall be implemented prior to first occupation and thereafter retained in accordance with such details.
Reason: To prevent noise nuisance to adjoining/adjacent properties. |
| 22. | Prior to any installation works, a scheme for any new plant or machinery shall be submitted to 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 protect the amenity of occupiers of nearby premises. |
| 23. | A suitable noise barrier should be erected between the MUGA and sports pitch and nearby residential premises, with a minimum surface mass density of at least 10kg/m2. The design, placing and specification of the barrier should be agreed in writing with the Local Planning Authority before being installed.
Reason: To protect the amenity of nearby residents. |
| 24. | A weld mesh fence secured to posts via resilient EPDM anti-vibration washers to reduce impact noise from ball strikes. The installation of the anti-vibration washers shall be completed before the herby permitted use commences and shall be maintained to the satisfaction of the local authority.
Reason: To protect the amenity of nearby residents |
| 25. | No use of horns, speakers, or music at any time in the sports pitch or MUGA areas, unless with written permission of the local authority.
Reason: To protect the amenity of nearby residents |
| 26. | Access to the MUGA and Sport Pitch will only be permitted during the following hours:
i. Balgores School: Monday to Friday 9:00 to 16:00 hours
ii. Community use: Monday to Friday 16:00 to 20:00 hours
Saturday and Sunday 10:00 to 18:00 hours
No use on public or bank holidays.
Reason: To protect the amenity of nearby residents |
| 27. | Notwithstanding the details shown on the approved drawings, prior to above ground level works, details shall be submitted to and approved in writing by the Local Planning Authority of detailed bay studies, in section and elevation, showing typical details at minimum metric scale 1:20 to include eaves, external reveals of the windows and doors on each of the elevations and inset brick spandrel. This should indicate materials and dimensions. In the event that the depth of the reveals is not shown to be sufficient, a modification showing deeper reveals shall be submitted for approval in writing. The development shall be completed in accordance with the approved details and shall thereafter be retained.
Reason: To ensure a high quality finish to the external elevations of the building, in accordance with policies D3 and D4 of The London Plan 2021. |
| 28. | Prior to the first use of the development hereby permitted, a scheme outlining the cycle storage provision including long stay cycle parking space, shall be provided and laid out and surfaced to the satisfaction of the Local Planning Authority to provide a secure cycle parking store/s and stand/s provided for use by staff of, and visitors to, the school. The safe, secure and accessible areas as marked on the plans shall be retained permanently thereafter for the accommodation of cycle parking spaces associated with the site.
Reason: To ensure that there is adequate provision for secure cycle and powered two-wheeler accommodation within the application site, encouraging alternative modes of transport. |
| 29. | The development hereby approved shall not be occupied until a Parking Management Plan has first been submitted to, and agreed in writing by, the local planning authority. The plan shall: identify at least 20 per cent of the parking spaces that are to be provided as 'active' electric vehicle charging point spaces, with 'passive' provision for all remaining spaces; detail the allocation of disabled person's parking spaces; detail the allocation of general parking spaces within the development; detail the management of general vehicle access across the site and detail the provision of cycle parking for visitors and staff to the development; the pickup and drop off parking area serving the new school, and the enlarged staff car parking area, shall laid out, surfaced and drained. The development shall be carried out in accordance with the plan so agreed and shall be retained as such thereafter.
REASON: To ensure that the development provides sufficient electric vehicle charging points and adequate, secure and (where appropriate) weather protected cycle parking in accordance with London Plan Policies T5 and T6.1 |
| 30. | Prior to the first occupation of the development hereby permitted, provision shall be made for the storage of refuse and recycling in accordance to details which shall previously have been agreed in writing by the Local Planning Authority.
Reason: In the interests of amenity of occupiers of the development and also the visual amenity of the development and the locality generally. |
| 31. | 1) Prior to above ground works, a full and detailed application for the Secured by Design award scheme shall be submitted to the Local Planning Authority and the Metropolitan NE Designing out Crime Office, demonstrating how Secure by Design Certification will be achieved for this scheme.
2) "Prior to opening, the development shall achieve a Certificate of Compliance to the relevant Secure by Design Guide(s) submitted to and approved in writing by the Local Planning Authority in conjunction with the Metropolitan Police. The development shall be carried out in accordance with the approved details and thereafter shall be fully retained and maintained as such for the lifetime of the development
Reason: In the interest of community safety and in accordance with LBH's SPD on 'Designing Safer Places' (2010) and 'Sustainable Design Construction' (2009). |
| 32. | No development shall take place until a detailed Circular Economy Statement in line with the GLA's Circular Economy Statement Guidance is submitted to and approved in writing by the Local Planning Authority. 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. |
| 33. | Prior to the occupation of the 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. |
| 34. | Prior to the occupation of the development the post-construction tab of the GLA's Whole Life-Cycle Carbon Assessment template should be completed in line with the GLA's Whole Life-Cycle Carbon Assessment Guidance.
The post-construction assessment should be submitted to the GLA at: ZeroCarbonPlanning@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.
Reason: In the interests of sustainable development and to maximise on-site carbon dioxide savings. |
| 35. | Within three months of the commencement of building works of development hereby approved a scheme detailing the location of fire hydrants shall be submitted to and approved in writing by the Local Planning Authority. Such hydrants as required by the LFEPA for the development shall be provided in accordance with the LFEPA's requirements, prior to the occupation of the relevant unit/s and thereafter maintained continuously to the satisfaction of the Local Planning Authority.
Reason: Insufficient information has been supplied with the application to demonstrate the location of fire hydrants. Submission of a scheme will ensure that adequate provision is made for fire protection on the site. |
| 36. | Any inlet for a fire main shall, wherever possible, be positioned on the face of the building which it serves and be visible from the appliance. Any access point shared with a pedestrian/cycle route shall be capable of supporting a pump appliance with a minimum carrying capacity of 14 tonnes. No part of a proposed access route shall contain a grassed area.
Reason: In order to comply with Policy D6 of the 'London Plan' 2021. |
| 37. | 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 site 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. Where appropriate, details of a programme for delivering related positive public benefit
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: 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). |
| 38. | All development hereby approved shall comply with Regulation 36 (2)(b) and Part G2 of the Building Regulations - Water Efficiency.
Reason: In order to comply with Policy SI 5 of the 'London Plan' 2021. |
| 39. | Prior to first occupation of the development, details of pedestrian, cycle and vehicle signage and wayfinding within the development shall be submitted and approved in writing by the local planning authority.
Reason: To ensure the public realm within the development provides an inclusive, legible environment for all users. |
| 40. | The necessary agreement, notice or licence to enable the proposed alterations to the Public Highway shall be entered into prior to the commencement of development.
Reason: In the interests of ensuring good design and ensuring public safety. |
| 41. | The development shall be undertaken in accordance with the approved Energy Strategy and within 3 months (or other such period agreed in writing by the Local Planning Authority) of the final completion of the development, a post construction assessment shall be undertaken demonstrating compliance with the approved Energy Strategy (dated 8th August 2025 by CPW (Couch Perry Wikes)) which thereafter shall be submitted to the Local Planning Authority for written approval.
REASON: To ensure the delivery of a sustainable development in accordance with the National Planning Policy Framework 2021 and policies GG65, SI 2 of The London Plan (2021). |
| 42. | Within three months of the completion of the development a Post Construction BREEAM Review Certificate showing that a rating of at least "very good" has been achieved shall be submitted to and approved in writing by the Local Planning Authority
Reason: In the interests of the amenities of nearby local residents. |
| 43. | Use of the development shall not commence until a community use agreement prepared in consultation with Sport England has been submitted to and approved in writing by the Local Planning Authority, and a copy of the completed approved agreement has been provided to the Local Planning Authority. The agreement shall apply to the Multi-Use Games Area, Grass sport pitch, Hydrotherapy Pool, Enterprise Hub (Learning Kitchen), Front Garden Recreational Space and sport hall and include details of pricing policy, hours of use, access by non-educational establishment users, management responsibilities and a mechanism for review. The development shall not be used otherwise than in strict compliance with the approved agreement.
Reason: To secure well managed safe community access to the sports facility/facilities, to ensure sufficient benefit to the development of sport and to accord with Development Plan Policy. |
| 44. | All mitigation measures and/or works shall be carried out in accordance with the details contained in the Ecological Impact Assessment (Lizard Landscape Design and Ecology, July 2025) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
This may include the appointment of an appropriately competent person e.g. an ecological clerk of works (ECoW) to provide on-site ecological expertise during construction. The appointed person shall undertake all activities, and works shall be carried out, in accordance with the approved details.
Reason: To conserve 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 (as amended). |
| 45. | A construction environmental management plan (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority.
The CEMP (Biodiversity) shall include the following.
a) Risk assessment of potentially damaging construction activities.
b) Identification of "biodiversity protection zones".
c) 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).
d) The location and timing of sensitive works to avoid harm to biodiversity features.
e) The times during construction when specialist ecologists need to be present on site to oversee works.
f) Responsible persons and lines of communication.
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.
h) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP 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 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 (as amended). |
| 46. | Prior to any works above slab level, a Biodiversity Enhancement Strategy for protected, Priority and threatened species, prepared by a suitably qualified ecologist, shall be submitted to and approved in writing by the local planning authority.
The content of the Biodiversity Enhancement Strategy shall include the following:
a) Purpose and conservation objectives for the proposed enhancement measures;
b) detailed designs or product descriptions to achieve stated objectives;
c) locations of proposed enhancement measures by appropriate maps and plans (where relevant);
d) persons responsible for implementing the enhancement measures; and
e) details of initial aftercare and long-term maintenance (where relevant).
The works shall be implemented in accordance with the approved details shall be retained in that manner thereafter."
Reason: To enhance protected, Priority and threatened species and allow the LPA to discharge its duties under paragraph 187d of NPPF 2024 and s40 of the NERC Act 2006 (as amended) |
| 47. | Details of any external lighting (including floodlighting to the MUGA sports pitch) and a "lighting design strategy for biodiversity" in accordance with Guidance Note 08/23 (Institute of Lighting Professionals) shall be submitted to, and approved in writing by the Local Planning Authority prior to the installation of the lighting.. The strategy shall:
a) identify those areas/features on site that are particularly sensitive for and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and
b) show how and where external lighting will be installed so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places.
This information shall include a layout plan with beam orientation and a schedule of equipment in the design (luminaire type, mounting height, aiming angles and luminaire profiles (technical specification)).
All external lighting shall be installed and operated in accordance with the specifications and locations set out in the scheme and maintained thereafter in accordance with the approved details. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority."
Reason: To protect the appearance of the area and amenity of neighbouring residential properties from light spillage, and in order that the development accords with Policy D11 of the 'London Plan' 2021; and to allow the LPA to discharge its duties under the UK Habitats Regulations 2017, the Wildlife & Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats & species). |
| 48. | A Habitat Management and Monitoring Plan (HMMP) for significant on-site enhancements, prepared in accordance with the approved Biodiversity Gain Plan, shall be submitted to, and approved in writing by the local authority, prior to commencement of development, including:
a) a non-technical summary;
b) the roles and responsibilities of the people or organisation(s) delivering the HMMP;
c) the planned habitat creation and enhancement works to create or improve habitat to achieve the on-site significant enhancements in accordance with the approved Biodiversity Gain Plan;
d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development;
e) the monitoring methodology in respect of the created or enhanced habitat to be submitted to the local planning authority; and
f) details of the content of monitoring reports to be submitted to the LPA including details of adaptive management which will be undertaken to ensure the aims and objectives of the Biodiversity Gain Plan are achieved.
Notice in writing shall be given to the Council when the:
· initial enhancements, as set in the HMMP, have been implemented; and
· habitat creation and enhancement works, as set out in the HMMP, have been completed after 30 years.
The created and/or enhanced habitat specified in the approved HMMP shall be managed and maintained in accordance with the approved HMMP.
Unless otherwise agreed in writing, monitoring reports shall be submitted in years 1, 3, 5, 10, 15, 20, 25, and 30 to the Council, in accordance with the methodology specified in the approved HMMP.
The Council shall only issue approval of the habitat creation and enhancement works until:
· the habitat creation and enhancement works set out in the approved HMMP have been completed; and
· a completion report, evidencing the completed habitat enhancements, has been submitted to, and approved in writing by the Local Planning Authority.
Reason: To satisfy the requirement of Schedule 7A, Part 1, section 9(3) of the Town and Country Planning Act 1990 that significant on-site habitat is delivered, managed, and monitored for a period of at least 30 years from completion of development. |
| 49. | Prior to ground floor slab works a revised Be Lean energy assessment with supporting modelling and robust justification that further energy efficiency measures have been considered with the aim of getting closer to the 15% target shall be submitted and approved.
Reason: In order to maximise the renewable energy generation on-site and in the interests of reducing carbon in accordance with Policy SI2 of the London Plan. |
| 50. | Statement pursuant to Article 31 of the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012. The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently of sustainable development, as set out within the National Planning Policy Framework In accordance with para 38 of the National Planning Policy Framework 2024. |
| 51. | A fee is required when submitting details pursuant to the discharge of conditions. In order to comply with the Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012, (as amended); a fee of £298 per request or £86 where the related permission was for extending or altering a dwellinghouse is needed. |
| 52. | The developer (including their representatives and contractors) is advised that planning consent does not discharge the requirements of the New Roads and Street Works Act 1991 and the Traffic Management Act 2004. Formal notifications and approval will be needed for any highway works (including temporary works of any nature) required during the construction of the development. Please note that unauthorised works on the highway is an offence. |
| 53. | Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. The contact number is 08000093921 so to ensure that the surface water discharge from the site shall not be detrimental to the existing sewage system.
A Trade Effluent Consent will be required for any Effluent discharge other than a 'Domestic Discharge'. Any discharge without this consent is illegal and may result in prosecution. Applications should be made at http://www.thameswater.co.uk/business/9993.htm or alternatively to Waste Water Quality, Crossness STW, Belvedere Road, Abbeywood, London. SE2 9AQ. Telephone: 020 3577 9200.
A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water's Risk Management Team by telephoning 02035779483 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality.
With regard to water supply, this comes within the area supplied by the Essex and Suffolk Water Company. For your information the address to write to is -Essex and Suffolk Water Company, Sandon Valley House, Canon Barns Road, East Hanningfield, Essex CM3 8BD Tel - (03457) 820999. |
| 54. | The developer is advised that surface water from the development in both its temporary and permanent states should not be discharged onto the highway. Failure to prevent such is an offence. |
| 55. | Before occupation of the residential/ commercial unit(s) hereby approved, it is a requirement to have the property/properties officially Street Named and Numbered by our Street Naming and Numbering Team. Official Street Naming and Numbering will ensure that that Council has record of the property/properties so that future occupants can access our services. Registration will also ensure that emergency services, Land Registry and the Royal Mail have accurate address details. Proof of having officially gone through the Street Naming and Numbering process may also be required for the connection of utilities. For further details on how to apply for registration see: https://www.havering.gov.uk/Pages/Services/Street-names-and-numbering.aspx |
| 56. | The presence of European protected species, such as bats, is a material consideration in the planning process and the potential impacts that a proposed development may have on them should be considered at all stages of the process. Occasionally European protected species, such as bats, can be found during the course of development even when the site appears unlikely to support them. In the event that this occurs, it is advised that the developer stops work immediately and seeks the advice of the local authority ecologist and/or the relevant statutory nature conservation organisation (e.g. Natural England). Developers should note that it is a criminal offence to deliberately kill, injure or capture bats, or to deliberately disturb them or to damage or destroy their breeding sites and resting places (roosts). Further works may require a licence to proceed and failure to stop may result in prosecution. |
| 57. | The applicant is advised to seek the advice of the Metropolitan Police Services Designing out Crime Officers (DOCOs). The services of the MPS DOCOs are available free of charge and can be contacted via docomailbox.ne@met.police.uk or 02082173813. |
| 58. | The applicant is advised to seek the advice of the Water Regulations Team on 01268664890 as failure to comply with the Water Supply (Water Fittings) Regulations 1999 is an offence which may result in a fine of up to Level 3 on the standard scale, or summary of conviction. |
| 59. | Guidance on preparing Community Use Agreements is available from Sport England. http://www.sportengland.org/planningapplications/ |
| 60. | From 1 of January 2025, all NRMM on all sites within Havering will be required to meet Stage IV as a minimum. The requirement for generators will continue to be Stage V.Ã?????¢?¯
For more information visit Non-Road Mobile Machinery (NRMM) | London City Hall |
| 61. | Natural England advises that the biodiversity gain condition has its own separate statutory basis, as a planning condition under paragraph 13 of Schedule 7A of the Town and Country Planning Act 1990. The condition is deemed to apply to every planning permission granted for the development of land in England (unless exemptions or transitional provisions apply), and there are separate provisions governing the Biodiversity Gain Plan.
The local planning authority is strongly encouraged to not include the biodiversity gain condition, or the reasons for applying this, in the list of conditions imposed in the written notice when granting planning permission. However, it is highlighted that biodiversity gain condition could be added as an informative, using draft text provided by the Secretary of State:
"Biodiversity Net Gain
The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition "(the biodiversity gain condition") that development may not begin unless:
(a) Biodiversity Gain Plan has been submitted to the planning authority, and
(b) the planning authority has approved the plan.
The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be London Borough of Havering.
There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed in paragraph 17 of Schedule 7A of the Town and Country Planning Act 1990 and the Biodiversity Gain Requirements (Exemptions) Regulations 2024.
Based on the information available this permission is considered to be one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements are considered to apply." |
