| 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 proposed development hereby approved shall be constructed in accordance with the materials detailed under the approved plans unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that the appearance of the proposed development will harmonise with the character of the surrounding area and comply with comply with policies D4 of The London Plan 2021. |
| 3. | The development hereby permitted shall not be carried out otherwise than in complete accordance with the approved plans (as amended), particulars and specifications (as set out on page one of this decision notice) and any other plans, drawings, particulars and specifications pursuant to any further approval of details as are approved by the Local Planning Authority.
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. |
| 4. | 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. |
| 5. | The hereby permitted development shall be designed to ensure that it meets the standards contained within Building Bulletin 93, 'Acoustic Design of Schools - A Design Guide' (BB 93). Details of the proposed noise mitigation methods, shall be submitted to and agreed in writing by the Local Planning Authority and installed before any of the proposed educational development is occupied.
Reason: To protect staff, pupils and visitors to the school excessive noise. |
| 6. | Prior to the commencement of any demolition works on site, a detailed Dust Management Plan, shall be submitted to and agreed in writing by the Local Planning Authority setting out dust and emissions control measures to be employed on site, in accordance with the Institute of Air Quality Management Guidance on the assessment of dust from demolition and construction.
Reason: To reduce emissions from the demolition and construction of buildings and to comply with policy SI 1 of the London Plan. |
| 7. | 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 and construction
f. measures for minimising the impact of noise and, if appropriate, vibration arising from demolition and construction activities;
g. predicted noise and, if appropriate, vibration levels for demolition and 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 policies 23, 24 and 34 and London Plan (2021) Policy T7. |
| 8. | 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.
Reason: Important archaeological remains may exist on this site. The Local Planning Authority wishes to ensure that an "archaeological watching brief" is carried out during the development's groundworks so that archaeological remains not protected by other measures are investigated and recorded.
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.
This pre-commencement condition is necessary to safeguard the archaeological interest on this site. Approval of the WSI before works begin on site provides clarity on what investigations are required, and their timing in relation to the development programme. If the applicant does not agree to this pre-commencement condition, please let us know their reasons and any alternatives suggested. Without this pre-commencement condition being imposed the application should be refused as it would not comply with NPPF paragraph 218. |
| 9. | Prior to the commencement of the development hereby approved, the developer or contractor must be signed up to the Non Road Mobile Machinery (NRMM) register.
a) The development site must be entered onto the register alongside all the NRMM equipment details.
b) The register must be kept up-to-date for the duration of the construction of development.
c) All NRMM used during the course of the development that is within the scope of the Greater London Authority 'Control of Dust and Emissions during Construction and Demolition' Supplementary Planning Guidance (SPG) dated July 2014, or any subsequent amendment or guidance, shall comply with the emission requirements therein.
d) An inventory of all NRMM to be kept on-site stating the emission limits for all equipment.
Reason: To reduce emissions from construction and demolition activities and comply with current NRMM emission standards, in accordance with the Greater London Authority 'Control of Dust and Emissions during Construction and Demolition' Supplementary Planning Guidance (SPG). |
| 10. | a) Prior to the commencement of the development hereby approved, an Air Quality Neutral Assessment shall be submitted to and agreed by the Local Planning Authority. The assessment shall detail;
· Calculations of the predicted building emissions and comparison against the Building Emission Benchmarks;
· Calculations of the predicted transport emissions and comparison against the Transport Emission Benchmarks;
· Mitigation (if required) or contribution to off-setting the development's emissions, taking into account the most up to date Defra's damage costs and relevant guidance on offsetting payments.
b) The use hereby permitted shall not commence until all measures identified in the Air Quality Neutral Assessment have been shown to be implemented to the satisfaction of the Local Planning Authority in writing.
Reason: To ensure that the development will not lead to further deterioration of existing poor air quality within the designated Air Quality Management Area and to comply with Policy SI 1 of the London Plan and relevant guidance, as subsequently amended. The assessment must comply with London Air Quality Neutral guidance and updated guidance at the time the assessment is submitted. |
| 11. | Notwithstanding the approved plans, prior to first use of any of the buildings hereby permitted, details of the photovoltaic (PV) roof installation shall be submitted to and approved in writing by the Local Planning Authority. The details shall include the location of the PV array and provide confirmation of the estimated area, output and electricity generation. The approved scheme shall be implemented prior to first use of the buildings hereby approved in accordance with approved details and remain in-situ and operational thereafter.
Reason: In order to maximise the PV provision and the renewable energy generation on-site and in the interests of reducing carbon in accordance with Policy SI2 of the London Plan. |
| 12. | Within three months of the completion of the development a Post Construction BREEAM Review Certificate showing that a rating of at least "very good" has been achieved shall be submitted to and approved in writing by the Local Planning Authority
Reason: In the interests of the amenities of nearby local residents |
| 13. | The development shall be undertaken in accordance with the approved Energy Strategy and within 3 months (or other such period agreed in writing by the Local Planning Authority) of the final completion of the development a post construction assessment shall be undertaken demonstrating compliance with the approved Energy Statement prepared by Ridge, dated December 2024 which thereafter shall be submitted to the Local Planning Authority for written approval.
Reason: To ensure the delivery of a sustainable development in accordance with the National Planning Policy Framework 2024 and policies GG65, SI 2 of The London Plan (2021). |
| 14. | No development shall take place until there has been submitted to and approved, in writing, by the Local Planning Authority a scheme of hard and soft landscaping and boundary treatment for the site, which shall include any proposed changes in ground levels and also accurately identify spread, girth and species of all existing trees, shrubs and hedgerows on the site and indicate any to be retained, together with measures for their protection which shall comply with the recommendations set out in the British Standards Institute publication BS 5837:2012 Trees in relation to design, demolition and construction.
The soft landscaping plan should include plant species, number, density, location and sizes of the proposed planting. The planting specification should provide details of tree planting pits, planting preparation and establishment operations. We would recommend an alternative to plastic guards, such as the use of perimeter protective fencing where appropriate, or guards manufactured from 100% biodegradable materials.
The hard landscaping plan should include details of specific materials, colours and finishes of paved or otherwise hard surfaces, built features and furniture. The plans should clearly show the position of any new fencing and hard surfaces in relation to existing and proposed planting.
Reason: In the interests of visual amenity and the character and appearance of the area. This condition is required to be agreed prior to the commencement of any development to ensure matters of tree and hedgerow protection are secured early to ensure avoidance of damage or lost due to the development and/or its construction. If agreement was sought at any later stage, there is an unacceptable risk of lost and damage to important trees and hedgerow that would result in harm to amenity. |
| 15. | A comprehensive management plan and maintenance schedule will be required for a minimum of 5 years. In addition to the ongoing maintenance tasks, the management plan should describe the long-term goals of the landscape scheme and how these will be achieved, typically covering the establishment (e.g. first 5 years), maturation (e.g. years 6 to 15) and long-term mature periods (e.g. year 16 onwards).
Reason: In order to support plant establishment and ensure appropriate management is carried out and to maintain the functionality and visual aesthetics. |
| 16. | All mitigation measures and/or works shall be carried out in accordance with the details contained in the Ecological Impact Assessment Report (Lanpro, January 2024), the Bat and Great Crested Newt Survey Report (Greenspace Ecological Solutions, October 2024) and the Landscape and Ecological Management Plan (LEMP) (Greenspace Ecological Solutions. December 2024) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination."
Reason: To conserve and enhance 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), s40 of the NERC Act 2006 (as amended), Policy 30 of the Havering Local Plan, adopted 2021 and Policy G6 of the London Local Plan, 2021. |
| 17. | If significant on-site enhancements are included within the approved Biodiversity Gain Plan, a Habitat Management and Monitoring Plan (HMMP), prepared in accordance with the approved Biodiversity Gain Plan, shall be submitted to, and approved in writing by the local authority, prior to commencement of development, including:
a. the roles and responsibilities of the people or organisation(s) delivering the HMMP;
b. the planned habitat creation and enhancement works to create or improve habitat to achieve the on-site significant enhancements in accordance with the approved Biodiversity Gain Plan;
c. the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development;
d. the monitoring methodology in respect of the created or enhanced habitat to be submitted to the local planning authority; and
e. details of the content of monitoring reports to be submitted to the LPA including details of adaptive management which will be undertaken to ensure the aims and objectives of the Biodiversity Gain Plan are achieved.
Notice in writing shall be given to the Council when the:
· initial enhancements, as set in the HMMP, have been implemented; and
· habitat creation and enhancement works, as set out in the HMMP, have been completed after 30 years.
The created and/or enhanced habitat specified in the approved HMMP shall be managed and maintained in accordance with the approved HMMP.
Unless otherwise agreed in writing, monitoring reports shall be submitted in years 1, 2, 5, 10, 15, 20, 25, and 30 to the Council, in accordance with the methodology specified in the approved HMMP.
Reason: To satisfy the requirement of Schedule 7A, Part 1, section 9(3) of the Town and Country Planning Act 1990 that significant on-site habitat is delivered, managed, and monitored for a period of at least 30 years from completion of development. |
| 18. | The development hereby permitted shall be constructed and operated in accordance with details contained within the approved Flood Risk Assessment and Sustainable Drainage Report prepared by Ridge, dated December 2024 in relation to the disposal of surface water, including surface water attenuation and storage, unless otherwise agreed in writing with the local planning authority. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed. The strategy shall be implemented as approved. The development shall be carried out in accordance with details of maintenance and management of drainage/SuDs, as contained in the approved details and shall thereafter be retained.
Reason: To ensure that the development is properly drained. |
| 19. | a) Prior to commencement of any above ground works, a full and detailed application for the Secured by Design award scheme shall be submitted to the Local Planning Authority and the Metropolitan Police NE Designing out Crime Office, demonstrating how Secured by Design Certification will be achieved for this scheme.
b) Prior to opening, the development shall achieve a Certificate of Compliance to the relevant Secure by Design Guide(s) submitted to and approved in writing by the Local Planning Authority in conjunction with the Metropolitan Police. The development shall be carried out in accordance with the approved details and thereafter shall be fully retained and maintained as such for the lifetime of the development.
Reason: In the interest of creating safer, sustainable communities. |
| 20. | Statement pursuant to Article 31 of the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012. The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently of sustainable development, as set out within the National Planning Policy Framework In accordance with para 38 of the National Planning Policy Framework 2023. |
| 21. | A fee is required when submitting details pursuant to the discharge of conditions. In order to comply with the Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012, (as amended); a fee of £116 per request or £34 where the related permission was for extending or altering a dwellinghouse is needed. |
| 22. | 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 as 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. |
| 23. | In aiming to satisfy the condition the applicant should seek the advice of the Metropolitan Police Service Designing out Crime Officers (DOCOs). The services of MPS DOCOs are available free of charge and can be contacted via docomailbox.ne@met.police.uk. |
| 24. | From 1 of January 2025, all NRMM on all sites within Havering will be required to meet Stage IV as a minimum.
The requirement for generators will continue to be Stage V.
For more information visit Non-Road Mobile Machinery (NRMM) | London City Hall
https://www.london.gov.uk/programmes-and-strategies/environment-and-climate-change/pollution-and-air-quality/nrmm |
| 25. | 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
· 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 Havering Council.
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." |
