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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.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 all 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..
4.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.
5.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.
6.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 in accordance with the Order, no extension or enlargement (excluding additions to roofs) shall be made to the dwellings hereby permitted, 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.
7.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.
8.Any Air Source Heat Pump 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.
9.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.
10.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.
11.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.
12.Notwithstanding the indicative details shown on the plans hereby approved, before first residential occupation of the development, a scheme of soft/hard landscaping and boundary treatment 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. d) Details of all walls, fences, gates and other boundary treatments, including their siting, height, design, appearance and materials. 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, safeguard residential amenity and to accord with Policies 26, 27 and 30 of the Havering Local Plan 2016-2031.
13.Prior to the first occupation of each dwellings, two parking spaces and the associated access for the relevant dwelling shall be provided and made available for use thereafter. Reason: To ensure that adequate car parking provision is made off street in the interests of highway safety.
14.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. Informative 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. 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.
15.The development shall be carried out in accordance with the recommendations, Reasonable Avoidance Measures and mitigation measures contained within the approved Bat Emergence Survey Report (Ecology Essex Ltd, July 2026). In particular: a) Any potential roost features identified within the existing buildings shall be removed by hand prior to any mechanical demolition works; b) Should bats or evidence of bats be discovered during the course of development, all works affecting the area shall cease immediately and advice shall be sought from a suitably qualified ecologist before works recommence; c) The sensitive lighting measures set out within the approved report shall be implemented and retained thereafter; and d) The approved bat enhancement measures, including the provision of bat boxes or bat roost features, shall be installed prior to first occupation of the development and retained thereafter. Reason: To ensure the protection of bats and enhancement of biodiversity in accordance with Havering Local Plan 2016-2031 Policy 30.
16.No development shall commence until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include, but not be limited to: - Measures to prevent adverse impacts on the adjacent Pages Wood SINC; - Procedures for the protection of wildlife during construction; - Measures for the covering of excavations or provision of suitable escape ramps; - The safe storage of materials and substances that may cause harm to wildlife; - Identification of ecological responsibilities during construction. The development shall thereafter be carried out in accordance with the approved CEMP. Reason: To safeguard biodiversity interests and adjacent designated ecological habitats during construction and to accord with Havering Local Plan 2016-2031 Policy 30.
17.Any clearance of vegetation, scrub, trees or hedgerows shall be undertaken outside the bird nesting season (1 March to 31 August inclusive), unless a suitably qualified ecologist has first confirmed in writing that no active nests are present. If active nests are identified, no clearance works affecting the nest(s) shall take place until the young have fledged and the nest is no longer in use. Reason: To safeguard biodiversity interests and adjacent designated ecological habitats during construction and to accord with Havering Local Plan 2016-2031 Policy 30.
18.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 three spaces 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 dwellings hereby permitted will ensure that the development adequately incorporates measures to allow the use of electric vehicles by future occupiers in accordance with Policy T6.1 of the London Plan.
19.The proposed windows at first floor level in the flank walls of all units except Plot 1 (Plot 1 as shown on drawing nos. 110 Rev P2, 111 Rev P3, 112 Rev P2) shall be permanently glazed with obscure glass not less than Level 4 on the standard scale of obscurity and shall thereafter be maintained. Reason: In the interests of privacy.
20.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. This included the submission of a PEA and Bat Emergence Survey Report which were submitted to the LPA.
21.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."
22.The proposal is liable for the Mayor of London Community Infrastructure Levy (CIL). The Mayoral CIL levy rate for Havering is £25/m² and is chargeable for each additional square metre of residential gross internal [floor] (GIA). Based upon the information supplied with the application, £7,575 would be payable due to result in a new residential floor area approx 303m² 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 £125m² (Zone A) for each additional square metre of GIA. Based upon the information supplied with the application, £37,875 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