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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:- 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.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.
4.Notwithstanding the details shown on submitted plans/visuals, prior to any above ground works written specification/and or samples of all materials to be used in the external construction of the building 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 samples prior to commencement will ensure that the appearance of the proposed development will harmonise with the character of the surrounding area.
5.The development hereby approved shall be fitted with 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. Reason: To minimise the impact of building emissions on local air quality.
6.If Air Source Heat Pumps are to be fitted to serve the development hereby permitted, a report under the provisions of the Microgeneration Installation Standard: MCS 020 shall be submitted to and approved in writing by the Local Planning Authority to determine if the equipment would be deemed permitted development, or a full planning application will be required. Reason: To protect the amenity of noise sensitive premises from noise from mechanical plant.
7.Notwithstanding the details shown on approved plans, 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. This shall extend to a redefined boundary for the ground floor three bedroom four person unit to introduce buffer space from the public realm to St Marys Lane. 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.
8.Notwithstanding the details shown on submitted drawings 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.
9.Notwithstanding the details shown on submitted drawings 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.Prior to their installation full details of the PV Panels to be installed to the flat roofed section including their exact specification and appearance shall be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that the visual impacts of the renewable systems reflect the scheme as approved.
11.All building operations in connection with the construction of external walls, roof, and foundations; site excavation or other external site works, including any works of demolition; 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.
12.Prior to the first occupation of the proposed dwellings hereby approved the area set aside for car parking and access shall be laid out and surfaced to the satisfaction of the Local Planning Authority and any works required to facilitate acess to the building shall be completed. The parking shall then be retained permanently thereafter for the accommodation of vehicles 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 Policy 24 of the Havering Local Plan.
13.Water efficiency - 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..
14.Prior to the commencement of any development an assessment shall be undertaken of the impact of noise emanating from the local road network upon the development. Reference should be made to the "good" standard to be found in the World Health Organisation Guidelines for Community Noise 1999 and BS8233:2014 Guidance on Sound Insulation and Noise Reduction for Buildings. Reference should also be made to the Acoustics Ventilation & Overheating Residential Design Guide 2020. Following this, a scheme detailing measures, which are to protect occupants from transport noise shall be submitted to and approved in writing by the Local Planning Authority. It shall be implemented and validated prior to occupation. Reason: To protect residents against the impact of noise from the local environment.
15.The communal garden to the rear of the site shall be for the occupiers and visitors of all units that form part of the development hereby approved and shall be made available at all times. The communal area shall be as shown on approved plans and shall not at any time be reduced in size, subdivided or otherwise altered or annexed off. Reason: - In the interest of amenity of future occupants.
16.Prior to the first occupation of the development hereby approved, the parking spaces shall be provided with active vehicle charging facilities for electric or Ultra-Low Emission vehicles. 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.
17.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.
18.All dwellings hereby permitted where achievable shall be constructed to comply with Part M4(2) of the Building Regulations - Accessible and Adaptable Dwellings. Reason: In order to comply with Policy 7 of the Havering Local Plan and Policy D7 of the London Plan.
19.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.
20.No plant or machinery shall be installed unless it meets, or mitigation is employed, to meet the following standard: The Rating Level (Lar, Tr) of the hereby permitted plant or machinery shall be at least 10dB below the prevailing background noise level (LA90, T). The measurement position, assessment and definitions shall be made according to BS4142:2014 + A1:2019 "Methods for rating and assessing industrial and commercial sound." The equipment shall be maintained thereafter to the satisfaction of the Local Planning Authority, and the use hereby permitted must cease during any period that this condition is not complied with. Reason:To protect the amenity of noise sensitive premises from noise from mechanical plant.
21.Notwithstanding the indicative details shown on the plans hereby approved, before the first residential occupation of the development, a scheme of hard and 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 operaitons 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 dvelopment, 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 shurbs 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: In order to achieve a satisfactory arrangeement of landscaping and new areas of hard-surfacing and to accord with Policy 27 of the Local Plan.
22.Prior to first occupation of the development hereby permitted, the applicant shall submit for the approval of the Local Planning Authority details of measures to enclose the undercroft parking area. This shall extend to materials and finish and the measures as agreed shall be implemented prior to first occupation and retained thereafter for the life of the development. Reason: In the interests of good planning, security and privacy for future occupants and in order that the agreed measures complement the street-scene and provide a balance between security and active frontage.
23.The windows on the west facing elevation and the first floor window on the south facing elevation shall be fixed shut (aiside from fan-lights) and fitted with obscure glazing not less than level four on the standard scale of obscurity up to a height of 1.80m above finished floor level and this shall be maintained for the life of the development. Reason: In the interests of neighbouring amenity and so as not to prejudice the redevelopment of the adjacent site.
24.Notwithstanding the details shown on submitted plans prior to any above ground works details of alternative materials and/or screening for the balconies/terraced areas hereby permitted shall be submitted for the approval of the Local Planning Authority. The balconies as agreed shall then be implemented and maintained for the life of the development Reason:- In the interests of ensuring that terraced areas offer the appropriate level of privacy and amenity for future residents and to comply with the objectives of Policy 7 of the Havering Local Plan 2016-2031 and Policy D6 of the London Plan
25.Statement Required by Article 35(2) of the Town and Country Planning (Development Management) Order 2015: No significant problems were identified during the consideration of the application, and therefore it has been determined in accordance with paragraph 38 of the National Planning Policy Framework.
26.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, £2,750 would be payable due to result in new properties with a combined gross internal floor area of 110m² 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, £13,750 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.Changes to the public highway (including permanent or temporary access) - Planning approval does not constitute approval for changes to the public highway. Highway Authority approval will only be given after suitable details have been submitted considered and agreed. If new or amended access is required (whether temporary or permanent), there may be a requirement for the diversion or protection of third party utility plant or highway authority assets and it is recommended that early involvement with the relevant statutory undertaker takes place. The applicant must contact Engineering Services on highwaysDSO@havering.gov.uk to discuss the scheme and commence the relevant highway approvals process. Please note that unauthorised work on the highway is an offence. Highway legislation - 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 work on the highway is an offence. Temporary use of the public highway - The developer is advised that if construction materials are proposed to be kept on the highway during construction works then they will need to apply for a licence from the Council. If the developer required scaffolding, hoarding or mobile cranes to be used on the highway, a licence is required and Street Management should be contacted to make the necessary arrangements. Please note that unauthorised use of the highway for construction works is an offence. Surface water management - 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.