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No.Condition Text
1.The building fronting Rush Green Road hereby permitted shall not be carried out otherwise than in complete accordance with the approved plans listed below; - 19015_050_00_ Location - 19015_050_01_ Site Plan - 19015_050_02_Ground_ Floor - 19015_050_03_Plant_Mezzanine - 19015_050_04_Typical_Floor_ RevA - 19015_050_05_South_Elevation_RevA - 19015_050_06_North_Elevation_RevA - 19015_050_07_West_&_East_Elevations RevA - 20.721_C1000_Proposed_Ground_Floor_Drainage_Layout - 20.721_C1005_Proposed_SuDS_Strategy_Plan - 20.721_C1200_Standard_Drainage_Details 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. Also, in order that the development accords with Development Control Policies Development Plan Document Policy DC61.
2.Disabled parking - Before the building hereby permitted fronting Rush Green Road is first occupied, 1 no. disabled car parking space shall be provided in accordance with 19015_050_01_ Site_Plan . Thereafter this provision shall be made permanently available for use, unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure adequate on-site parking is available for the disabled and to comply with the aims of Policy 6.13 of the London Plan.
3.No above ground works shall take place in relation to the building fronting Rush Green Road hereby approved until samples of all materials to be used in the external construction of the building(s) 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 and comply with Policy DC61 of the Development Control Policies Development Plan Document.
4.Landscaping - The development hereby permitted shall be landscaped in accordance with the details as previously approved under Q0295.12.. All planting, seeding or turfing shall be carried out in the first planting season following completion of the building fronting Rush Green Road and any trees or plants which within a period of 5 years from completion of this part 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: To enhance the visual amenities of the development and in order that the proposal complies with Policies DC60 and DC61 and the SPD on Landscaping.
5.Boundary treatment - The development of the building fronting Rush Green Road hereby permitted shall be constructed in accordance with the details of the boundary treatment in accordance with 19015_050_01_ Site_Plan Reason: In the interests of privacy and amenity and to accord with Policies DC61 and DC63 of the LDF Development Control Policies Development Plan Document.
6.Secure by Design - The building fronting Rush Green Road hereby permitted shall be implemented in accordance with principles and practices of the Secured by Design Scheme Reason: In the interest of creating safer, sustainable communities, reflecting guidance set out in the National Planning Policy Framework, Policy 7.3 of the London Plan, and Policies CP17 Design and DC63 Delivering Safer Places of the LBH LDF.
7.External lighting - All external lighting to the development hereby permitted shall be provided in accordance with the External Lighting Report produced by Waterstone Design dated 30.11.2012. Reason: In the interests of highway safety and amenity. Also in order that the development accords with Policies DC32 and DC61 of the LDF Development Control Policies Development Plan Document.
8.Hours of construction - No construction works or construction related deliveries into the site shall take place other than between the hours of 08.00 to 18.00 on Monday to Friday and 08.00 to 13.00 hours on Saturdays unless agreed in writing with the local planning authority. No construction works or construction related deliveries shall take place on Sundays, Bank or Public Holidays unless otherwise agreed in writing by the local planning authority. Reason: To protect residential amenity and in order that the development accords with the LDF Development Control Policies Development Plan Document Policy DC61.
9.Wheel washing - The development of the building fronting Rush Green Road hereby permitted shall be implemented in accordance with the Wheel Washing Facility Method Statement for Roneo Corner dated August 2020. The approved facilities shall be permanently retained and used at relevant entrances to the site throughout the course of construction works. Reason: In order to prevent materials from the site being deposited on the adjoining public highway, in the interests of highway safety and the amenity of the surrounding area.
10.Construction method statement - The development of the building fronting Rush Green Road hereby permitted shall be implemented in accordance with the Construction Method Statement produced by Hollybrook. Reason: To protect residential amenity, and in order that the development accords the Development Control Policies Development Plan Document Policy DC61.
11.Prior to first occupation of the development hereby permitted, CCTV shall be installed in accordance with drawing D1264_(68)0(--)001 produced by Waterstone Design. and thereafter, permanently retained and maintained. Reason: In the interests of delivering a safer development, reflecting guidance set out in NPPF and Policy DC63 of the Core Strategy and Development Control Policies Submissions Development Plan Document.
12.The development hereby permitted shall be implemented in accordance with the Assessment of an Archaeological & Geoarchaeological Investigation produced by Pre-Construct Archaeology dated July 2012. Reason: Important archaeological remains may exist on this site. The Local Planning Authority wishes to ensure that an investigation is carried out during the development's groundworks so that archaeological remains not protected by other measures are investigated and recorded, and in order that the development accords with Development Control Policies Development Plan Document Policy DC70.
13.Planting to the west of the river Rom, in the buffer zone between the river's edge and the Rom Valley Way shall be of locally native plant species only, of UK genetic origin. Reason: The use of locally native plants in landscaping is essential to benefit local wildlife and to help maintain the region's natural balance of flora. Native insects, birds and other animals cannot survive without the food and shelter that these plants provide. Introduced plants usually offer little to our native wildlife. Local plants are the essence of regional identity and preserve the character of the British landscape. Local plants are adapted to local soils and climate, so have low maintenance requirements. In addition, planting locally native plants helps to prevent the spread of invasive plants in the region.
14.Prior to the first occupation of units within the building fronting Rush Green Road hereby permitted, the remaining pedestrian paths shown on 19015_050_01_ Site_Plan shall be fully constructed and available for use. Reason: In the interests of highway safety and to ensure connection with the public rights of way network.
15.The buildings shall be so constructed as to provide sound attenuation of not less than 45dB(A) against internally generated airborne noise and 62dB(A) against impact noise. Reason: To prevent noise nuisance to adjoining properties in accordance with Policy DC55 of the Development Control Policies Development Plan Document. Under the terms of the Water Resources act 1991 and the Land Drainage Bylaws 1981, the prior written consent of the Environment Agency is required for any proposed works or structures in, under or within 8 metres of the Rom main River.
16.The development of the building fronting Rush Green Road hereby permitted shall be implemented in accordance with the Energy Statement prepared by Stroma Built Environment dated January 2021. Reason: In the interests of energy efficiency and sustainability in accordance with the Council's Planning Guidance on Sustainable Design and Construction and Policy 5.7 of the London Plan.
17.In the case of the building fronting Rush Green Road hereby approved, no units shall be occupied until the measures outlined in the Energy Statement prepared by Stroma Built Environment dated January 2021 have been installed into the building in strict accordance with the agreed details and is operational to the satisfaction of the Local Planning Authority. Reason: In the interests of energy efficiency and sustainability in accordance with the Council's Planning Guidance on Sustainable Design and Construction and Policies 5.2 of the London Plan.
18.Surface water drainage works relating to of the building fronting Rush Green Road shall be carried out in strict accordance with SuDS and Drainage Infrastructure (dated 25th September 2020) by Barrett Mahoney 20.721_C1000_Proposed_Ground_Floor_Drainage_Layout 20.721_C1005_Proposed_SuDS_Strategy_Plan 20.721_C1200_Standard_Drainage_Details The works shall be carried out in full prior to the first occupation of the building fronting Rush Green Road. Reason: To prevent the increase risk of flooding to the site itself and third parties.
19.Site drainage works relating to of the building fronting Rush Green Road shall be carried out in strict accordance with - SuDS and Drainage Infrastructure (dated 25th September 2020) by Barrett Mahoney 20.721_C1000_Proposed_Ground_Floor_Drainage_Layout 20.721_C1005_Proposed_SuDS_Strategy_Plan 20.721_C1200_Standard_Drainage_Details The works shall be carried out in full prior to the first occupation of the building fronting Rush Green Road. Reason: To prevent pollution of the water environment.
20.Notwithstanding the requirements of condition 19 above, the development of the of the building fronting Rush Green Road hereby permitted shall be implemented in accordance with the details of appropriate measures to prevent pollution of groundwater and surface water specified in the documents below; SuDS and Drainage Infrastructure (dated 25th September 2020) by Barrett Mahoney 20.721_C1000_Proposed_Ground_Floor_Drainage_Layout 20.721_C1005_Proposed_SuDS_Strategy_Plan 20.721_C1200_Standard_Drainage_Details Reason: To prevent pollution of the water environment
21.The development hereby permitted shall be implemented in accordance with the details of the vehicle access ramp and turning area serving the River Rom culvert as shown on the following plans; P5805/WG - SK023 Rev A P5805/WG - SK020 Rev B P5805/WG - SK021 Rev B Reason: To retain access to the watercourse for the riparian owner or the Environment Agency to carry out maintenance and inspections and to prevent the increase risk of flooding to the impedance of flood flows.
22.The development of the of the building fronting Rush Green Road hereby permitted shall be implemented in accordance withthe Air Quality Assessment produced by WYG dated October 2020 and to include additional information including; Incorporate a Dust Risk Assessment study in accordance with the Mayor's SPG on the control of Dust and Emission During Construction and Demolition. The additional information shall be provided prior to the commencement of the development and approved in writing by the local planning authority with the scheme implemented in accordance to the approved detail. Reason: To protect the amenity of future occupants and/or neighbours and in the interests of the declared air quality management area.
23.The development of the building fronting Rush Green Road permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) issue PL1, dated 25/09/2020, reference number 20.721 - FRA - 01 by Barrett Mahoney Civil Engineers and the following mitigation measures detailed within the FRA: - Lowest finished floor level, ground floor parking area, are set at 8.85m above Ordnance Datum (AOD), and all habitable space is above this (FRA section 1.11, page 8). - Limiting the post development surface water run off from the site to a maximum of 2 litres per second (Infrastructure Report 20.721-IR-01 Section 2.2, page 3). Reason: To reduce the risk of flooding to the proposed development, future occupants and third parties.
24.No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details. Reason: To protect the water environment. The report provides no information on proposed drainage systems. The site could have existing contamination owing to the site history. No infiltration to ground should be used in contaminated soils. The perched water may be fairly shallow. Should soakaways be considered they should not intercept the water table and provide sufficient stand-off.
25.Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. Reason: To protect the water environment. It is not clear if piling will be used.. Information on historic use and made ground is limited, any proposals need to take into account of potential contamination through appropriate mitigation measures or risk assessment.
26.Before the building fronting Rush Green Road hereby permitted is first occupied, the areas set aside for car parking as shown on 19015_050_01_ Site_Plan shall be laid out and surfaced to the satisfaction of the Local Planning Authority. The parking areas shall be 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 in order that the development accords with the LDF Development Control Policies Development Plan Document Policy DC33.
27.The pedestrian access which connects South Street to Rush Green Road to the eastern edge of the site shall be retained Reason: In the interest of ensuring good design and public safety and to comply with Policies DC61 of the Core Strategy and Development Control Policies Development Plan Document.
28.INFORMATIVE In promoting the delivery of safer, stronger, sustainable places the Local Planning Authority fully supports the adoption of the principles and practices of the Secured by Design Award Scheme and Designing against Crime. Your attention is drawn to the free professional service provided by the Metropolitan Police Designing Out Crime Officers for North East London, whose can be contacted via DOCOMailbox.NE@met.police.uk or 0208 217 3813 . They are able to provide qualified advice on incorporating crime prevention measures into new developments.
29.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 01708 433751 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.
30.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 2018.
31.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, £500 would be payable due to result in a new residential property with 20sqm 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 for each additional square metre of GIA. Based upon the information supplied with the application, £2500 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
32.The planning obligations recommended in this report have been subject to the statutory tests set out in Regulation 122 of the Community Infrastructure Levy Regulations 2010 and the obligations are considered to have satisfied the following criteria:- (a) Necessary to make the development acceptable in planning terms; (b) Directly related to the development; and (c) Fairly and reasonably related in scale and kind to the development.
33.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
34.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/uploads/system/uploads/attachment_data/file/393927/Party_Wall_etc__Act_1996_-_Explanatory_Booklet.pdf