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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.Before the building(s) hereby permitted is first occupied, the area set aside for car parking shall be laid out in accordance with drawing A021 P07 and retained permanently thereafter for the accommodation of vehicles visiting the site and shall not be used for any other purpose. Reason:- To ensure that car parking accommodation is made permanently available to the standards adopted by the Local Planning Authority in the interest of highway safety, and that the development accords with the Development Control Policies Development Plan Document Policy DC33.
4.Before any of the development hereby permitted is commenced, written specification of external walls and roof materials to be used in the construction of the building(s) shall be 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 a written specification prior to commencement will ensure that the appearance of the proposed development will harmonise with the character of the surrounding area and comply with Policy DC61 of the Development Control Policies Development Plan Document.
5.Tree root protection associated with the foundation of House 9 of the proposed development is required to be undertaken in accordance with the submitted plans and the details of the Arboriculture Report prepared by Central London Tree Surveys dated 17 August 2020. Reason: to protect tree roots as proposed in the application.
6.No works shall take place in relation to any of the development hereby approved until there has been submitted to and approved by the Local Planning Authority a scheme of hard and soft landscaping which shall include indications of all existing trees and shrubs on the site, and details of any to be retained, together with measures for the protection in the course of development, and the details of trees to be planted for screening on the north-east boundary. All planting, seeding or turfing comprised within the scheme shall be carried out in the first planting season following completion of the development and any trees or plants which within a period of 5 years from completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local Planning Authority. The green screening is to be maintained in perpetuity. Reason:- Protect neighbouring privacy. Insufficient information has been supplied with the application to judge the appropriateness of the hard and soft landscaping proposed. Submission of a scheme prior to commencement will ensure that the development accords with the Development Control Policies Development Plan Document Policy DC61. It will also ensure accordance with Section 197 of the Town and Country Planning Act 1990.
7.Prior to the commencement of the development hereby approved, 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 and retained permanently thereafter to the satisfaction of the Local Planning Authority. Reason: Boundary treatment should be shown on the north-east boundary of the site to improve privacy between proposed development and neighbours. Boundary treatment should be shown to protect privacy between proposed amenity spaces between house 6 and 7 in particular. 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, prevent undue overlooking of adjoining property and ensure that the development accords with the Development Control Policies Development Plan Document Policy DC61.
8.The proposed bathroom windows on the top floor of Houses 1-5 shall be permanently glazed with obscure glass not less than Level 4 on the standard scale of obscurity and shall thereafter be maintained. The proposed north flank windows of House 1 shall be permanently glazed with obscure glass not less than Level 3 on the standard scale of obscurity and shall thereafter be maintained. Reason: In the interests of privacy, and in order that the development accords with the Development Control Policies Development Plan Document Policy DC61.
9.No building shall be occupied or use commenced until refuse and recycling facilities are provided in accordance with details shown on plan A-021 P07. The refuse and recycling facilities shall be permanently retained thereafter. A management scheme to ensure residents refuse is provided in the collection area is to be submitted and approved by the Local Planning Authority prior to occupation of the buildings. Refuse storage and collection shall be carried out in accordance with the approved management scheme 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 and ensure that the development accords with the Development Control Policies Development Plan Document Policy DC61.
10.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, other than porches erected in accordance with the Order, no extension or enlargement (including additions to roofs) shall be made to the dwellinghouse(s) hereby permitted, or any detached building 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, and in order that the development accords with Development Control Policies Development Plan Document Policy DC61.
11.No building shall be occupied or use commenced until cycle storage is provided in accordance with details in the approved plans. The cycle storage shall be enclosed and lockable and 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.
12.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 Policy DC7 of the Local Development Framework and Policy 3.8 of the London Plan.
13.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 5.15 of the London Plan.
14.Prior to the commencement of development, a scheme for the sealing, draining and line-marking of the access road and turning bay is to be submitted and approved by the Local Planning Authority. The works shall be carried out prior to occupation of the development in accordance with the approved details and retained and maintained permanently thereafter to the satisfaction of the Local Planning Authority. Reason: To delineate between vehicle access and pedestrian access and provide a smooth and durable surface for vehicle access and transfer of waste bulk bins on wheels to the public highway from the refuse store. The turning bay should also be labelled 'no parking'.
15.The recommendations and site enhancements of Part 5 of the Preliminary Ecological Appraisal prepared by Elite Ecology dated August 2020 shall be implemented prior to occupation of the development. Reason: To enhance the biodiversity of the site as recommended in the Preliminary Ecological Appraisal.
16.Prior to the first occupation of the development hereby permitted, provision shall be made for the installation of a domestic sprinkler system to each of the dwellings. Thereafter this provision shall be retained permanently and maintained by future landowners unless otherwise agreed in writing by the Local Planning Authority. Reason: In lieu of adequate access for a Fire Brigade pump appliance and in the interest of amenity and safety for future occupiers.
17.No works shall take place in relation to any of the development hereby approved until details of surface water drainage works are submitted to and approved in writing by the Local Planning Authority. Surface water drainage shall be provided in accordance with the approved details. Reason:- Surface water drainage works are required on site to prevent the risk of flooding. Submission of a scheme prior to commencement will ensure that the measures to be employed are technically sound and that the development accords with the Development Control Policies Development Plan Document Policies DC49 and DC61.
18.Prior to the commencement of development, a Construction Environmental Management Plan shall be submitted to and approved in writing, by the local planning authority. The CEMP shall be written in accordance with the Mayor of London Supplementary Planning Guidance documents 'Sustainable Design and Construction' and 'The Control of Dust and Emissions during Construction and Demolition' (April 2014) (or any subsequent guidance), BS 5228 Parts 1 & 2, shall be based upon the previously approved Dust Management Plan and shall include the following: · Site map; · Complaint investigation procedures; · Mitigation measures against negative impact on air quality and receptors in the vicinity of the development; · Measures that will be taken to reduce the impacts on air quality during all construction phases (Demolition, Construction, Earthworks, Track out)(as applicable); · Details of proposed air quality monitoring during demolition and construction works. · Confirmation that all relevant NRMM is registered on the nrmm.london website and meets the relevant standards of the London Low Emission Zone for NRMM. · A maintenance schedule of proposed dust mitigation measures; · Proposed working hours including out of hours work; · Noise predictions, managing risk and reducing impacts; · Details of waste storage, handling, asbestos, contaminated land (if applicable); · Details of mitigation measures to prevent nuisance from artificial lighting; · Details of measures to protect existing installations; · Details of procedures for emergency and environmental incidents e.g. health and safety procedures, dealing with spillages. The development shall be undertaken in accordance with the approved plan. Reasons: To manage and prevent further deterioration of existing low quality air; and to protect the character and amenities of neighbouring areas by ensuring that measures are implemented to avoid any environmental pollution and noise nuisance in accordance with London Plan policies 5.3 and 7.14, and NPPF 180 and 181.
19.All Non-Road Mobile Machinery (NRMM) of net power of 37kW and up to and including 560kW used during the course of the demolition, site preparation and construction phases shall comply with the emission standards set out in chapter 7 of the GLA's supplementary planning guidance "Control of Dust and Emissions During Construction and Demolition" dated July 2014 (SPG), or subsequent guidance. Unless it complies with the standards set out in the SPG, no NRMM shall be on site, at any time, whether in use or not, without the prior written consent of the local planning authority. The developer shall keep an up to date list of all NRMM used during the demolition, site preparation and construction phases of the development on the online register at https://nrmm.london/. Reason: To protect local air quality.
20.Details shall be submitted to and approved by the local planning authority prior to the first occupation of the development for the installation of Ultra-Low NOx boilers with maximum NOX Emissions less than 40 mg/kWh. The details as approved shall be implemented prior to the first occupation of the development and shall thereafter be permanently retained. Reason: To protect public health and to manage and prevent further deterioration of existing low quality air across London in accordance with London Plan policy 5.3 and 7.14, and NPPF 181.
21.Active electric vehicle charging points shall be installed in at least 20% of the allocated parking spaces (2 spaces) at the development with a further 20% of spaces (2 spaces) having provision for charging points to be installed at a future date (passive EVCP). Reason: To protect public health by improving opportunities for the use of sustainable transport and to manage and prevent further deterioration of existing low quality air across London in accordance with London Plan policy 5.3 and 7.14, Car Parking Standards Table 6.2 and NPPF 35 and 181.
22.Prior to the commencement of any works pursuant to this permission the developer shall submit for the written approval of the Local Planning Authority; a. A Phase II (Site Investigation) Report if the Phase I Report confirms the possibility of a significant risk to any sensitive receptors. This is an intrusive site investigation including factors such as chemical testing, quantitative risk assessment and a description of the sites ground conditions. An updated Site Conceptual Model should be included showing all the potential pollutant linkages and an assessment of risk to identified receptors. b. 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. c. Following completion of measures identified in the approved remediation scheme mentioned in 1(c) above, a 'Verification Report' that demonstrates the effectiveness of the remediation carried out, any requirement for longer-term monitoring of contaminant linkages, maintenance and arrangements for contingency action, must be produced, and is subject to the approval in writing of the Local Planning Authority. Reason: To protect those engaged in construction and occupation of the development from potential contamination and in order that the development accords with Development Control Policies Development Plan Document Policy DCS3.
23.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 in (a) 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.
24.The measures outlined in Section 8 of the Flood Risk Assessment prepared by Flo dated August 2020 shall be implemented prior to occupation of the dwellings and thereafter maintained. Reason: To protect the site from flood risks.
25.Prior to the occupation of the development details of the green (ivy) privacy screen proposed along the north-east boundary of the site are to be provided to and agreed with the Local Planning Authority. The green screen shall be designed to prevent overlooking into the rear of the neighbouring properties. Once agreed the green screen shall be implemented prior to occupation of the development and thereafter maintained. Reason: to protect overlooking from the first floor windows of the proposed dwellings into the rear gardens of the neighbouring properties located to the north-east.
26.The proposal is liable for the Mayor of London Community Infrastructure Levy (CIL). The Mayoral CIL levy rate for Havering is Ã??????????????????????????£25/mÃ??????????????????????????² and is chargeable for each additional square metre of residential gross internal [floor] (GIA). Based upon the information supplied with the application, £23,657.5 would be payable due to result in a new residential property with 946.3sqm of GIA, however this may be adjusted subject to indexation. The proposal is also liable for Havering Council's CIL. Havering's CIL charging rate for residential is Ã??????????????????????????£125mÃ??????????????????????????² for each additional square metre of GIA. Based upon the information supplied with the application, £118.287.50 would be payable, subject to indexation. 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
27.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 2018, improvements required to make the proposal acceptable were negotiated with the agent via email. The revisions involved changes to the access, refuse, cycle storage, landscaping, external faÃ????????????§ade and car parking. The amendments were subsequently submitted on 12/11/20.
28.The Environmental Permitting (England and Wales) Regulations 2016 require a permit to be obtained for any activities which will take place: · on or within 8 metres of a main river (16 metres if tidal) · on or within 8 metres of a flood defence structure or culvert (16 metres if tidal) · on or within 16 metres of a sea defence · involving quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert · in a floodplain more than 8 metres from the river bank, culvert or flood defence structure (16 metres if it's a tidal main river) and you don't already have planning permission. For further guidance please visit https://www.qov.uk/quidance/flood-risk-activities­ environmental -permits or contact our National Customer Contact Centre on 03702 422 549. The applicant should not assume that a permit will automatically be forthcoming once planning permission has been granted, and we advise them to consult with us at the earliest opportunity. Flood Proofing We strongly recommend the use of flood proofing and resilience measures. Physical barriers, raised electrical fittings and special construction materials are just some of the ways you can help reduce flood damage. To find out which measures will be effective for this development, please contact your building control department. In the meantime, if you'd like to find out more about reducing flood damage, visit the flood risk and coastal change pages of the planning practice guidance. The following documents may also be useful: - Department for Communities and Local Government: Preparing for floods http://www.planningportal.gov.uk/upload/osdpm/4000000009282.pdf - Department for Communities and Local Government: Improving the flood performance of new buildings: http://www.communities.qov.u/kpublications/planninqandbuildinq/improvinqflood
29.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
30.With regards to surface water drainage it is the responsibility of the developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777.
31.All NRMM shall meet Stage IIIB of EU Directive 97/68/EC (as amended) as a minimum within Greater London and Stage IV of EU Directive 97/68/EC as a minimum within the Central Activity Zone, Canary Wharf and the GLA defined Opportunity Areas. Constant speed engines such as those found in generators shall meet Stage V standards either by technology or by retrofit for both NOx and PM reduction from 1st January 2020. Note: COVID-19 update The Greater London Authority recognises that COVID-19 has caused disruptions to construction sites and to supply chains. This could make it more difficult for construction and hire companies to meet the new NRMM Low Emission Zone standards which came into effect in September 2020. In response, they have introduced a 'time limited' exemption from the new standards for a period of six months between the 1 September 2020 and the 28 February 2021. The NRMM Low Emission Zone is not suspended completely and all machinery will still need to meet the existing emissions standard for the zone they are in.
32.The charging point should be supplied with an independent 32amp radial circuit and must comply with BS7671. A standard 3 pin, 13 amp external socket will be required, this shall comply with BS1363 and must be provided with a locking weatherproof cover if located externally to the building.