| No. | Condition Text |
|---|
| 1. | The development to which this permission relates must be commenced not later than three years from the date of this permission.
Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004). |
| 2. | 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. |
| 3. | 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 benefits
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
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. This condition is exempt from deemed discharge under schedule 6 of The Town and Country Planning (Development Management Procedure) (England) Order 2015.
Reason: To safeguard the archaeological interest on this site. |
| 4. | 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. |
| 5. | Before the development hereby permitted commences at the site, an Arboricultural Method Statement and 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 within the curtilage of the site and immediate proximity of it 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. |
| 6. | No development, including site clearance and vegetation removal, shall commence until a Biodiversity Method Statement (BMS) has been submitted to and approved in writing by the Local Planning Authority.
The BMS shall be prepared by a suitably qualified ecologist and shall include:
a) all mitigation, avoidance and enhancement measures for Great Crested Newts identified within the Ground Level Assessment (ACJ Ecology, January 2026);
b) measures for the protection of nesting birds, including timing restrictions for vegetation clearance, pre-commencement nesting bird checks and procedures to be followed should active nests be identified;
c) precautionary working methods and mitigation measures for reptiles, amphibians, hedgehogs, badgers and other terrestrial mammals that may be present on the site;
d) procedures to be followed should roosting bats or any other protected species be encountered during development works;
e) details of any ecological supervision and monitoring required during site clearance and construction works; and
f) a timetable for implementation of all ecological mitigation and protection measures.
The development shall thereafter be carried out in full accordance with the approved Biodiversity Method Statement.
Reason: To secure appropriate measures for the protection and enhancement of biodiversity, including protected and Priority species, during site clearance and construction works, in accordance with Policies 27 and 30 of the Havering Local Plan, Policy G6 of the London Plan and the National Planning Policy Framework. |
| 7. | Prior to commencement a Habitat Management and Monitoring Plan (HMMP) shall be submitted to and approved in writing by the Local Planning Authority. The HMMP shall be prepared by a suitably qualified ecologist and shall include:
a) details of all habitats to be retained, enhanced and created on the site;
b) ecological management objectives and target condition criteria for each habitat;
c) a timetable for implementation of habitat creation and enhancement measures;
d) details of management prescriptions and maintenance operations required to achieve the target condition of habitats;
e) details of ecological monitoring, including monitoring methodology, frequency and reporting arrangements;
f) procedures for remedial action should monitoring demonstrate that habitats are not meeting the agreed target condition;
g) details of the body, organisation or person responsible for the implementation, monitoring and long-term management of the habitats.
The approved HMMP shall be implemented in full in accordance with the approved details and the habitats shall thereafter be managed, monitored and maintained in accordance with the approved plan for the lifetime of the development.
Reason: To secure the protection, enhancement, monitoring and long-term management of biodiversity interests and ensure the delivery of ecological enhancements in accordance with Policies 27 and 30 of the Havering Local Plan, Policy G6 of the London Plan and the objectives of the National Planning Policy Framework. |
| 8. | No above ground works shall take place in relation to any of the development hereby approved until samples of all materials to be used in the external construction of the buildings are submitted to and approved in writing by the Local Planning Authority and thereafter the development shall be constructed with the approved materials.
Reason: Insufficient information has been supplied with the application to judge the appropriateness of the materials to be used. Submission of samples prior to commencement will ensure that the appearance of the proposed development will harmonise with the character of the surrounding area. |
| 9. | No building shall be occupied or use commenced until cycle storage is provided in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The cycle storage shall be permanently retained thereafter.
Reason: Insufficient information has been supplied with the application to demonstrate what facilities will be available for cycle parking. Submission of this detail prior to occupation in the case of new building works or prior to the use commencing in the case of changes of use is in the interests of providing a wide range of facilities for non-motor car residents and sustainability. |
| 10. | No building shall be occupied or use commenced until refuse and recycling facilities are provided in accordance with details which shall previously have been submitted to and approved in writing by the Local Planning Authority. The refuse and recycling facilities shall be permanently retained thereafter.
Reason: Insufficient information has been supplied with the application to judge how refuse and recycling will be managed on site. Submission of this detail prior to occupation in the case of new building works or prior to the use commencing in the case of changes of use will protect the amenity of occupiers of the development and also the locality generally. |
| 11. | Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, no window or other opening (other than those shown on the submitted and approved plan,) shall be formed in the flank wall(s) of the building(s) hereby permitted, unless specific permission under the provisions of the Town and Country Planning Act 1990 has first been sought and obtained in writing from the Local Planning Authority.
Reason: In order to ensure a satisfactory development that will not result in any loss of privacy or damage to the environment of neighbouring properties which exist or may be proposed in the future. |
| 12. | Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 in accordance with the Order, no extension or enlargement (including additions to roof) shall be made to the dwellings hereby permitted, nor shall any outbuilding or boundary treatment other than that agreed through this permission and any conditions associated be erected without the express permission in writing of the Local Planning Authority.
Reason: In the interests of amenity and to enable the Local Planning Authority to retain control over future development. |
| 13. | All building operations in connection with the construction of external walls, roof, and foundations; site excavation or other external site works; works involving the use of plant or machinery; the erection of scaffolding; the delivery of materials; the removal of materials and spoil from the site, and the playing of amplified music shall only take place between the hours of 8.00am and 6.00pm Monday to Friday, and between 8.00am and 1.00pm on Saturdays and not at all on Sundays and Bank Holidays/Public Holidays.
Reason: To protect residential amenity. |
| 14. | Any boilers installed in the dwelling(s) hereby approved shall be 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 these details and shall thereafter be permanently retained.
If the heating strategy is to be provided by an Air Source Heat Pump, or similar, they shall be designed to comply with the provisions of the Microgeneration Installation Standard: MCS 020 "MCS Planning Standards for Permitted Development Installations of Wind Turbines and Air Source Heat Pumps on Domestic Premises". The air source heat pumps shall be provided on site prior to first occupation of the dwellings. Any installation not meeting this standard will require a separate application for planning permission.
Reason: To reduce impact on building emissions on local air quality and to ensure any air source heat pumps installed maintain amenity. |
| 15. | All hard surfaces hereby approved as part of the development (including any sub-base) shall be made of porous materials or provision shall be made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the application site.
Reason: In order to ensure no water run-off from the hard surface which would contribute to risk of flooding. |
| 16. | All dwellings hereby approved shall comply with Regulation 36 (2)(b) and Part G2 of the Building Regulations - Water Efficiency.
Reason: In order to comply with Policy SI 5 of the London Plan. |
| 17. | All dwellings hereby approved shall be constructed to comply with Part M4(2) of the Building Regulations - Accessible and Adaptable Dwellings.
Reason: In order to comply with national optional technical standards as required by Policy D7 of the London Plan. |
| 18. | Notwithstanding the indicative details shown on the plans hereby approved, prior to any above ground works a scheme of soft landscaping shall be submitted to and agreed in writing by the Local Planning Authority and shall include the following.
A Soft Landscaping scheme shall include:
a) Planting plan;
b) Written specifications (including cultivation and other operations associated with trees, plants and grass); and
c) Schedules of plants and trees, setting out the species, sizes, numbers/densities and soil depths.
The scheme shall also include a programme setting out how the plan will be put into practice including measures for protecting plants and trees both during and after development has finished.
The new planting shall be carried out in accordance with BS 8545 (2014) 'Trees: from nursery to independence in the landscape' in the first planting and/or seeding season following the first occupation of the residential buildings hereby permitted or the substantial completion of the development, whichever is the sooner and shall comply with the requirements specified in BS 3936 (1992) 'Specification of Nursery Stock Part 1 Trees and Shrubs', and in BS 4428 (1989) 'Recommendations for General Landscape Operations'. None of the new trees, plants or shrubs planted shall be lopped or topped within a period of five years from the completion of the development. Any trees, plants or shrubs, which, within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased, shall be replaced in the next planting season, in accordance with the approved scheme. The approved landscaping scheme shall be maintained thereafter.
Reason: To ensure a satisfactory appearance and to accord with Policies 27 and 30 of the Havering Local plan 2016-2031. |
| 19. | Before the buildings hereby permitted are first occupied, provision shall be made within the site for 18 car parking spaces and works carried out to facilitate access as required. Thereafter this provision shall be made permanently available for use, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that adequate car parking provision is made off street in the interests of highway safety. |
| 20. | Notwithstanding the details shown on approved plans and prior to any above ground works, details of all proposed walls, fences and boundary treatment shall be submitted to, and approved in writing by, the Local Planning Authority. The boundary development shall then be carried out in accordance with the approved details prior to first occupation of the dwellings hereby permitted and retained permanently thereafter to the satisfaction of the Local Planning Authority.
Reason: Insufficient information has been supplied with the application to judge the appropriateness of any boundary treatment. Submission of this detail prior to commencement will protect the visual amenities of the development and prevent undue overlooking of adjoining property. |
| 21. | All residential parking spaces within the development hereby approved shall include provision of infrastructure for electric or Ultra-Low Emission vehicles, of which a minimum of 9 spaces (one for each residential unit) shall have active charging facilities, with passive provision for all remaining spaces. Such provision is to be made prior to the first occupation of the dwellings hereby permitted.
Reason: Provision prior to first occupation of the proposed dwelling hereby permitted will ensure that the development adequately |
| 22. | 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 agent in writing. The revisions involved additional information in relation to ecology and protected species. |
| 23. | 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 the 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 |
