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No.Condition Text
1.The development to which this permission relates must be commenced not later than five years from the date of this permission. Reason:- To comply with the requirements of section 91 of the Town and Country Planning Act 1990.
2.Before the building(s) hereby permitted is first occupied, a properly hardened area shall be provided within the curtilage of the site for the loading, unloading and turning of vehicle, in accordance with details previously submitted to and agreed in writing by the Local Planning Authority. Thereafter such provision shall be made permanently available for use to the satisfaction of the Local Planning Authority unless otherwise agreed in writing with the Local Planning Authority. No loading or unloading of goods (including fuel) from vehicles arriving at or departing from the premises shall be carried out otherwise than within such area. There shall be no storage of goods or other obstructions within the approved area without prior consent in writing of the Local Planning Authority. Reason:- To avoid obstruction of the surrounding streets and to safeguard the amenities of occupiers of neighbouring property.
3.Before any of the development hereby permitted is commenced, samples of all materials to be used in the external 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:- To ensure that the appearance of the proposed development will harmonise with the character of the surrounding area.
4.No goods or materials shall be stored on the site in the open without the prior consent in writing of the Local Planning Authority. Reason:- In the interests of visual amenity.
5.The development hereby permitted shall not be carried out otherwise than in complete accordance with the approved plans, particulars and specifications. 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.
6.Before the development hereby approved is brought into use a window display area shall be provided and thereafter maintained to the satisfaction of the Local Planning Authority in accordance with details which shall previously have been agreed. Reason:- In the interests of visual amenity.
7.There shall be no trading from the development hereby permitted until retail trading has commenced from at least 1000m sq of retail floorspace on the comprehensive redevelopment of the former Brewery site as permitted under references P1207.97 and P1099.99. Reason: To ensure that the development is implemented only as part of the overall redevelopment of the former Romford Brewery site.
8.The development hereby permitted shall not exceed the floorspace data set out in Appendix A to this permission. No more than 20% of the total floorspace hereby permitted shall be in A3 use. Reason: The Local Planning Authority considers it essential that the development takes the form of a mixed use scheme and it would be unacceptable if the extent of A3 use permitted exceeded 20% of the floorspace of the development proposed in this application.
9.The units indicated as Nos.12,13,14,15 and 16 on the approved plan and in supporting documents shall not be open for A3 purposes other than between 0800 and 2300 hours. Reason: To enable the Local Planning Authority to retain control and to avoid disturbance to adjoining residents if these units are used for A3 purposes.
10.The location and extent of individual external customer seating areas in connection with any A3 use of the development hereby permitted shall be submitted to and agreed in writing by the Local Planning Authority before the relevant A3 unit hereby permitted commences retail trading. The agreed details for each individual A3 unit shall thereafter not be exceed unless agreed in writing with the Local Planning Authority. Reason: In the interests of amenity and public safety and convenient pedestrian access.
11.Before the development hereby permitted is commenced, a scheme for the re-alignment of Exchange Street as shown on the approved plan shall be submitted to and approved in writing by the Local Planning Authority. The details of the scheme shall be fully implemented before trading commences and thereafter retained to the satisfaction of the Local Planning Authority. Reason: In the interests of pedestrian and highway safety.
12.The area indicated in green on the approved plan shall be kept free of obstruction at all times. It shall be permanently available for the turning of vehicles visiting this site and shall be signed and indicated as available between 0600 and 2200 hours for the turning of vehicles visiting other premises. Reason: To provide a safe and convenient turning facility and to prevent obstruction to Exchange Street and in the interests of pedestrian safety.
13.Before the development hereby permitted is commenced, details of a scheme with bollards to prevent inappropriate vehicular use of the pedestrian link adjoining units nos. 12-14 (and indicated in blue) on the approved plan shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the scheme shall be implemented in accordance with the agreed details and permanently retained to the satisfaction of the Local Planning Authority. Reason: In the interests of pedestrian safety and residential amenity.
14.All public parts of the development hereby permitted shall be designed to be accessible to people with disabilities in accordance with details submitted to and approved in writing by the Local Planning Authority prior to any trading commencing. Such details shall be implemented and include: i) how the layouts, including entrances, internal and external circulation spaces, toilet accommodation, lighting levels and other relevant facilities are accessible for those with mobility difficulties and visual impairments; ii) how the internal predicted sound levels are suited to those with hearing disabilities. The approved provision for people with disabilities shall be carried out in accordance with the approved details and made available before any trading commences and thereafter maintained as such unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the amenities of future occupants, employees and visitors and in accordance with the Council's policies and practice for people with disabilities and in accordance with the provisions of Section 76(1),(2) of the Town and Country Planning Act 1990.
15.Security equipment to protect external doors and windows shall only be installed in or on the individual units hereby permitted if full details of its specification(s), location, design and appearance have first been submitted to and approved in writing by the Local Planning Authority. The equipment shall only be installed in full compliance with the approved details. Reason: In the interests of amenity and to ensure the vitality of the development.
16.A scheme shall be submitted to and approved in writing by the Local Planning Authority making provision for a construction method statement before the development is commenced. The construction method statement shall show details of: i) parking of vehicles of site personnel, operatives and visitors; ii) areas hardened to enable the loading and unloading of plant and materials; iii) storage of plant and materials used in constructing the development; iv) treatment of all relevant pedestrian routes and highways within and around the relevant site throughtout the course of construction and their reinstatement where necessary; v) times, routes and means of access into the site for construction traffic and delivery vehicles (including the removal of waste from the site and methods of preventing deposition of materials on the public highway); vi) the hours of the day during which external construction or other noisy works are intended; vii) the siting, design and size of any temporary buildings; viii) a scheme for security hoardings including decorative displays and facilities for public viewing; ix) a scheme for recycling waste resulting from the construction programme and a means of disposal of waste arising from the construction programme including details of disposal end points; x) the method of demolition of the existing structures and concrete hardstanding (normally to be by hand or hydraulic machinery); xi) measures for the suppression of dust shall be used whilst demolition and construction are in progress. (These measures to include the provision of a water supply at all areas of demolition), and xii) the method of piling (either sheet or loadbearing) on site (normally restricted to auger bored or hydraulic press); xiii) the method of preventing mud being deposited on the public highway and details of facilities for vehicle wheel washing; xiv) predicted noise and vibration levels from construction and demolition using methodologies and at points to be agreed with the Local Planning Authority; xv) the measures to be taken to minimise noise and vibration arising from construction activities; xvi) a scheme for monitoring noise and vibration levels using methodologies and at points to be agreed the Local Planning Authority; Thereafter, the scheme shall only be constructed in accordance with the approved construction methodology. Reason: To protect residential amenity and in the interests of highway safety.
17.No external construction works, deliveries and external running of plant and equipment shall take place on site other than between the hours of 0800 to 1800 hours on Mondays to Fridays and 0800 to 1300 hours on Saturdays unless agreed in writing with the Local Planning Authority. No external construction works, deliveries and external running of plant and equipment shall take place on Sundays, Bank or Public Holidays unless otherwise agreed in writing with the Local Planning Authority. Reason: To protect residential amenity. (See informative no.25)
18.A scheme for foul sewerage and surface water drainage for the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before the development commences. The drainage works shall be constructed in accordance with the approved details before any occupation of the development. Reason: To ensure that the development is provided with drainage and sewerage facilities and in the interests of preventing pollution of the water environment. (See informatives nos.8-12).
19.Noise levels (expressed as the equivalent continuous sound level, Laeq(1-hr)) from fixed plant and machinery at the following units as shown on the approved plan and measured at the nearest noise sensitive premises, shall be below the minimum background noise level prevailing at the same point immediately prior to the development commencing (expressed as La90(5min) by the following amounts: Units Laeq(1-hr) 9,10,11,12,13,14,15 and 16 (La90(5min)-15)dB In any event, the resultant cumulative Laeq(1-hr) levels shall not be more than 5dB above the said prevailing minimum background noise level (La905(5min)). Reason: To take account of the cumulative effect of all static noise sources within the development site in order to protect the acoustic environment of residential occupiers.
20.Details of the measures to control noise and odour from all mechanical systems serving an individual premises of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before that individual unit commences trading. The details shall include the maintenance programme of all filtration systems. The approved details shall be implemented before trading in each particular unit commences in full accordance with the approved details and thereafter kept in operational order and used at all times when the premises are operational. Reason: In the interests of public amenity.
21.Details of the measures to control levels of music and amplified noise emanating from individual premises of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before that individual unit commences trading. The approved details shall be implemented prior to the individual unit commencing trading and shall thereafter be kept in operational order and used at all times that music/amplified noise is being played and/or made on the individual premises. Reason: In the interest of public amenity. (See informative No.15)
22.Extract ventilation, air conditioning or equipment such as lift gear, aerials, satellite dishes, external telecommunications equipment etc shall only be installed in, or on, the individual units hereby permitted if full details of their specification, location, external discharge points, design and acoustic performance have first been submitted to and approved in writing by the Local Planning Authority. The system(s) for individual buildings shall be installed prior to the use of the buildings and maintained to the satisfaction of the Local Planning Authority in accordance with the approved details. Reason: In the interests of public amenity.
23.A waste management and recycling scheme for waste arising from the development shall be submitted to and approved in writing by the Local Planning Authority prior to retail trading commencing. The scheme shall include details of the method and location of refuse storage for the development together with arrangements for recycling and refuse disposal. The scheme shall be implemented at the commencement of retail trading and shall thereafter be permanently maintained unless otherwise agreed in writing with the Local Planning Authority. All refuse shall be properly contained within the approved facilities and shall not be stored or deposited elsewhere. Reson: To protect the amenity of occupiers of nearby premises and in the interest of public health. (See informative No.22)
24.Before retail trding commences, a scheme for the lighting of the buildings and the rear service yards shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme be installed prior to retail trading commencing and shall be retained and kept fully operational. Reason: To enable the Local Planning Authority to control the scheme for the lighting of the site so as to protect traffic from excessive glare and maintain residential amenity.
25.No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a scheme for investigation which has been submitted by the applicant and approved in writing by the Local Planning Authority. The development shall only take place in accordance with the detailed scheme pursuant to this condition. The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the Local Planning Authority. Reason: Important archaeological remains may exist on this site. Accordingly the Planning Authority wishes to secure the provision of archaeological investigation and the subsequent recording of the remains prior to development, in acordance with the guidance and model condition set out in PPG16. (See informative no.26)
26.The development hereby permitted shall be linked with the existing Romford Town Centre Closed Circuit TV system and that provided on the remainder of the Romford Brewery redevelopment in accordance with a scheme submitted to and agreed in writing with the Local Planning Authority before retail trading commences. The approved scheme shall include the service yards at the rear of units nos.9-14 as indicated on the approved plan and be implemented in accordance with these details before retail trading commences and thereafter kept in operational order. Reason: To ensure public safety and security. (See informative no.24)
27.Other than that which constitutes advertisements under the Town and Country Planning (Control of Advertisements) Regulations and which shall be subject to separate application, no bunting or flags shall be displayed on the buildings hereby permitted unless agreed in writing by the Local Planning Authority. Reason: In the interests of amenity and townscape. (See informative no.3)
28.INFORMATIVES 1. All references in this planning permission to the approved plan are to the drawing by Chetwood Associates titled 'Brewery Romford-BT Scheme Units 9-16 Ground Floor Plan reference no: PL-BT-1185-4100A' dated December 1999. 2. A Section 106 Agreement relates to this site as part of the proposals for the Romford Brewery development permitted under P1207.97 and under 'reserved matters' applications P1081.99 and P1099.99. The developer is strongly advised to examine the planning conditions on these applications and be aware of their relevance to this application. 3. This approval is not a consent under the Town & Country Planning (Control of Advertisments) Regulations for the indicative signage shown on the elevational drawings or elsewhere on the site. A separate application under the Advertisment Regulations must be submitted for these together with the appropriate fee. 4. Culverting of a watercourse requires the prior written approval of the Local Planning Authority under the Public Health Act 1936, and the prior written consent of the Environment Agency under the terms of the Land Drainage Act 1991/Water Resources Act 1991. The Environment Agency seeks to avoid culverting, and its consent for such works will normally be withheld. Contact Rob McCarthy on 01707 632409 for further details. 5. Under the terms of the Water Resources Act 1991, the prior written consent of the Environment Agency is required for any discharge of sewage or trade effluent into controlled waters (eg.watercourses and underground waters), and may be required for any discharge of surface water to such controlled waters or for any discharge of sewage or trade effluent from buildings or fixed plant into or onto ground or into waters which are not controlled waters. Such consent may be withheld. Contact Karen Douse on 01707 632300 ext 2702 for further details. 6. Under the terms of the Water Resources Act 1991, the prior written consent of the Environment Agency is required for de-watering from any excavation or development to a surface watercourse. Contact Karen Douse on 01707 632300 ext 2702 for further details. 7. Under the terms of the Water Resources Act 1991, an Abstraction Licence will normally be required from the Environment Agency for the abstraction (removal) of water (even temporarily) from any inlandwaters, (rivers, streams, ditches, lakes etc.) or underground strata (eg from a well, borehole or catchpit). The granting of a licence will be dependent on the availability of water resources locally and on the acceptability of any resulting impact on the environment and existing protected rights. Before this Agency can make a decision in principle on the likelihood of an Abstraction Licence being granted, the applicant should submit details of: i) The proposed location, source of supply and means of abstraction; ii) The maximum hourly, daily and annual rates of abstraction; iii) The use(s) the water will be put to. As part of a formal application, the applicant will also be required to demonstrate that the quantities of water applied for represent a reasonable requirement. If a Licence is granted, it will be subject to restrictions, and for certain consumptive uses of water, will prohibit abstraction during drier parts of the year. It is important therefore that the applicant contacts the Abstraction Control Section as soon as possible to discuss the Environment Agency's requirements. Contact Rebecca Scase on 01707 632484 for further details. 8. Under Section 30 of the Water Resources Act 1991 the developer is required to inform the Environment Agency of any intention to dewater any quarry or excavation. The Agency may issue a 'Conservation Notice' setting out measures that the person responsible for the dewatering work must take to conserve water. Contact Rebecca Scase on 01707 632484 for further details. 9. The Agency understands that the existing culvert that runs through the site is in poor state of repair and may require maintenance in the near future. 10. a) Surface water from roads should discharge via deep seal trapped gullies incorporating a minimum water seal of 85mm or similar. b) Surface water from vehicle parking areas should be passed through a suitable type of oil/grit separator, the design of which shall be to the satisfaction of the Environment Agency. c) Any above ground oil storage tank(s) should be sited on an impervious base and surrounded by a suitable liquid tight bunded compound. No drainage outlet should be provided. The bunded area should be capable of containing 110% of the volume of the largest tank and all fill pipes, draw pipes and sight guages should be enclosed within its curtilage. The vent pipe should be directed downwards into the bund. Guidelines are available from the Environment Agency. d) Underground or overground pipelines should be adequately protected against leakage particularly by corrosion. e) Underground chemical, oil or fuel storage tanks should be constructed of material resistant to attack by the substance stored therein and protected against corrosion. The tank vent pipe should be taken to a sufficient height to prevent an overflow taking place in the event of the tank being overfilled. This type of tank should be filled from the delivery tanker by gravity only. f) Roof water downpipes should be connected to the drainage system either directly, or by means of back inlet gullies provided with sealing plates instead of open gratings. g) Drainage from covered car parking floors should not discharge to the surface water system. Where roof parking is proposed surface water should pass through an approved oil separator before connecting to the surface water system. h) Any open chemeical or refuse storage areas should be surrounded by suitable liquid tight bunded compounds to prevent drainage from these areas discharging into the surface water system. Such areas should be connected to the foul sewer subject to the approval of Thames Water Utilities or its sewerage agent. i) Areas beneath canopies within petrol station forecourts should be connected to the foul sewer subject to the approval of Thames Water Utilities or its sewerage agent. Surface water drainage from uncovered areas may be connected to the surface water system via a suitable petrol/ oil separator. j) No sewerage or trade effluent, including cooling water containing chemical additives, vehicle wash waters, steam cleaning effluent, or pressure wash effluent, should be discharged to the surface water system. k) All sewerage or trade effluent should be discharged to the foul sewer if available subject to the approval of Thames Water Utilities or its sewerage agent. l) Vehicle loading or loading bays and storage areas involving chemicals, refuse or other polluting matter should not discharge to the surface water system. For all environmental protection (pollution) matters the developer is advised to contact Karen Douse on 01707 632702. 11. Large underground structures constructed below the water table may act as an obstruction to groundwater flows. Consequently, a building-up of groundwater levels may occur on the up-gradient side of such structures. Any drainage systems proposed for such structures should also be capable of allowing groundwater flows bypass the structure without any unacceptable change in groundwater levels, or flow in groundwater-fed streams, ditches or springs. 12. Records show that there are many boreholes or wells existing on the application site. The borehole location and construction details are available on request. If it is planned to abandon these bores/wells, this should be done to the Environment Agency's specifications. For all water resources matters the developer is advised to contact Rebecca Scase on 01707 632484. 13. The developer should ensure that the highways outside the site affected by the construction works are kept in a clean and tidy condition in accordance with the approved planning condition for the construction methodology, otherwise action may be taken under the Highways Act. 14. The Council expects the developer to make every effort to ensure that drivers of construction, delivery and other related traffic are made fully aware of and abide strictly by the off-site construction traffic route presented to this Council in support of the planning application and as set out in the approved construction methodology. 15. Should it be proposed to provide live entertainment at any of the premises, the applicant is advised to contact the Acting Head of Environmental Services regarding whether a Public Entertainments Licence will be required. Should this be the case any major works should conform to the "Model Technical Regulations for Places of Public Entertainment" produced by the London District Surveyors Association. 16. All retail units shall be provided with a connection to main foul drainage (of a diameter of at least 100mm). 17. All retail units with a retail floor area greater than 50 square metres shall be provided with flush sanitary accommodation connected to main drainage for the use of employees. Units with a floor area in excess of 100 square metres shall be provided with separate facilities for male and female and include provision for people with disabilities. 18. All units used for restaurants or cafes shall be provided within the unit with flush sanitary accommodation connected to a main drainage for the use of members of the public taking refreshment at those premises. Separate facilities shall be provided for male and female and include provision for people with disabilities. 19. Provision should be made for any windows, skylights or any transparent or translucent wall, celing or roof to be safely accessible for cleaning. 20. The Metropolitan Police (Romford) promote safe design through their 'SECURED BY DESIGN' literature. It is expected that their guidance note on car park design will have been met and that the proposed car parks will acheive the appropriate accreditation prior to opening. 21. Prior to retail trading commencing it would be helpful to the Council and Police Authority for the developer to have submitted a 24 hour safety audit of all pedestrian routes so that sufficient and appropriate town centre policing can be agreed. 22. In the interests of achieving a sustainable development, the systems and facilities for waste management and recycling should be designed to ensure that all waste generators on the site should minimise the amount of waste that is delivered to landfill and maximise the amount of waste either recycled or re-used. The Council will expect, therefore, to be consulted at an early stage and to influence the development and design of the waste management systems that will be used on the site. In the interests of environmental quality, it will also expect the development to incorporate the 'underground' recycling and waste storage systems, which are now becoming available, as an integral part of the design. 23. The Local Planning Authority will expect the scheme to be lit only in accordance with the approved lighting scheme. 24. The developer will be expected to prepare proposals for Closed Circuit Television coverage of the scheme in consultation with the Police and the Council. 25. It is recognised that there may be special circumstances in which exceptionally work may be required outside of these hours in the interests of safe and convenient construction, for example, when the highway network is less busy and deliveries can be more easily accommodated. In such circumstances the Local Planning Authority may be amenable to allowing work to take place outside of the specified construction hours subject to it being agreed in writing beforehand and adequate notice provided. 26. The development of this is likely to damage archaeological remains. The applicant should therefore submit detailed proposals in the form of an archaeological project design. This design should be in accordance with the appropriate English Heritage guidelines.