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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.Before the building(s) hereby permitted is first occupied, the area set aside for car parking shall be laid out and surfaced to the satisfaction of the Local Planning Authority 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.
3.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. 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. Reason:- 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 achieves a satisfactory level of landscape quality.
4.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 2&3 Hacton House, Hacton Lane Upminster 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.
5.The proposed separate vehicle access fronting Little Gaynes Lane should provide a 2.1 by 2.1 metre pedestrian visibility splay on either side of the proposed access, set back to the boundary of the public footway. There should be no obstruction or object higher than 0.6 metres within the visibility splay. Reason:- In the interests of highway safety.
6.Prior to the first occupation of the building hereby permitted, the proposed bin store shown on drawing No.'s D026 Revision C & D043 shall be provided to the satisfaction of the Local Planning Authority and retained permanently thereafter to the satisfaction of the Local Planning Authority. Reason:- To protect the amenity of occupiers of the development and also the locality generally.
7.Prior to the first occupation of the building hereby permitted, the proposed cycle storage shown on drawing No.'s D026 Revision C & D043 shall be provided to the satisfaction of the Local Planning Authority. Reason:- In the interests of providing a wide range of facilities for non-motor car residents and sustainability.
8.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: 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.
9.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.
10.The proposed flank windows on either side of the building shall be permanently glazed with obscure glass not less than level 4 on the standard scale of obscurity, and non-opening unless the parts of the window which can be opened are more than 1.7m above the floor of the room in which the window is installed. Reason - In the interest of privacy and to protect the amenity of the adjacent neighbours
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.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.
13.Notwithstanding the details submitted with the proposal hereby approved, prior to commencement of development a detailed schedule of the proposed external materials (including clear photographs/ plans as appropriate), shall be submitted to and approved in writing by the Local Planning Authority. Reason:- Insufficient information has been supplied with the application to judge the appropriateness of the materials to be used. A schedule of the types and colour of the materials to be used in the external finishes prior to commencement will ensure that the appearance of the proposed development will harmonise with the character of this locally listed building and the surrounding area.
14.Prior to their installation on-site, additional drawings that show details of proposed new windows, doors, fascia and sills to be used by sections and elevations at scales between 1:20 and 1:1 as appropriate have been submitted to and approved in writing by the local planning authority. Works shall be implemented in accordance with the approved details and shall be permanently maintained as such. Reason:- Insufficient information has been supplied with the application to judge the appropriateness of the new windows, doors and sills to be used. Submission of additional drawings that show details of proposed new windows, doors and sills to be used prior to their installation on-site will ensure that the appearance of the proposed development will harmonise with the character of this locally listed building and the surrounding area.
15.Prior to commencement, a Biodiversity Enhancement Strategy for protected, Priority and threatened species, prepared by a suitably qualified ecologist in line with the recommendations of the Preliminary Ecological Appraisal & Preliminary Roost Assessment (Matthew Game, April 2025) and the Bat Emergence Survey Report (Matthew Game, June 2025), shall be submitted to and approved in writing by the local planning authority. The content of the Biodiversity Enhancement Strategy shall include the following: Purpose and conservation objectives for the proposed enhancement measures; detailed designs or product descriptions to achieve stated objectives; locations of proposed enhancement measures by appropriate maps and plans (where relevant); persons responsible for implementing the enhancement measures; and 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).
16.Before any of the development hereby permitted is commenced, surfacing materials for the access road and hardstanding shall be submitted to and approved in writing by the Local Planning Authority and thereafter the access road and hardstanding shall be constructed with the approved materials. Before the flats are first occupied, the access road to the site shall be surfaced to the satisfaction of the Local Planning Authority. Once constructed, the access road shall be kept permanently free of any obstruction (with the exception of the car parking spaces shown on the plans) to prevent their use for anything but access. Reason: To ensure that the appearance of the proposed development will harmonise with the character of the surrounding area and in the interests of highway safety.
17.Prior to occupation, 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. The strategy shall: identify those areas/features on site that are particularly sensitive for bats 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 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. 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 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).
18.No part of the development hereby approved shall be occupied until vehicular access improvements to the highway have been completed in accordance with the details that are to be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure construction of a satisfactory access and in the interests of highway safety, good design, traffic movement and amenity in accordance with Policy 24 of the Havering Local Plan.
19.During construction of the development hereby permitted, the tree(s) 2&3 Hacton House, Hacton Lane Upminster shall not be lopped or felled without the written consent of 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.
20.During construction of the development hereby permitted, any trees within or near to the site shall be protected in accordance with the requirements of BS 5837 (2012) 'Trees in Relation to Design, Demolition and Construction'. The protection measures shall be implemented prior to any below ground works and shall be retained for the entire period of the duration of any work at the site, in connection with the development hereby permitted. 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.
21.ACTION REQUIRED IN ACCORDANCE WITH ECOLOGICAL APPRAISAL RECOMMENDATIONS "All mitigation measures and/or works shall be carried out in accordance with the details contained in the Preliminary Ecological Appraisal & Preliminary Roost Assessment (Matthew Game, April 2025) and the Bat Emergence Survey Report (Matthew Game, June 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).
22.The hard surface hereby approved (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 dwellinghouse. Reason:- In order to ensure no water run-off from the hard surface which would contribute to risk of flooding
23.Before the flats are first occupied, the garages and area of concrete hardstanding to the rear of the site shall be removed and replaced with a soft landscaped area, details of which shall be submitted to and agreed in writing by the Local Planning Authority. Reason:- To minimise the impact of the proposed development on the Metropolitan Green Belt.
24.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 Mr Smith (Agent) by phone and e-mail. The revisions involved clarity of the new access into the site. The amendments were subsequently submitted on 29/01/26.
25.This planning permission does not remove the need to obtain any separate consent of the owner of the adjoining property prior to commencing building works on, under, above or immediately adjacent to their property (e.g. foundations or guttering). The Party Wall Etc. Act 1996 contains requirements to serve notice on adjoining owners of property under certain circumstances, and a procedure exists for resolving disputes. This is a matter of civil law between the two parties, and the Local Planning Authority are not involved in such matters. A free guide called "The Party Wall Etc Act 1996: Explanatory Booklet" is available on the website of the Department for Communities and Local Government. https://www.gov.uk/government/publications/the-party-wall-etc-act-1996-revised-explanatory-booklet