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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:- In the interest of proper planning and for avoidance of doubt.
3.Notwithstanding the details shown on the approved drawings, the development hereby approved shall not progress above damp proof course until samples/details of all the external finishing materials 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 external finishing materials to be used. Submission of samples prior to works above damp proof course will safeguard the appearance of the premises and the character of the immediate area and will ensure that the development accords with Policies 26 and 27 of the Local Plan 2021.
4.Before the building(s) hereby permitted is first occupied, the area set aside for four wheelchair accessible car parking spaces shall be laid out and surfaced in accordance with the approved drawings and retained permanently for its lifetime. Reason:- To ensure that wheelchair accessible 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 the Policy 24 of the Local Plan 2021 and Policy T6 of the London Plan 2021.
5.No works beyond completion of the superstructure shall take place in relation to any of the development hereby approved until there has been submitted to and approved by the Local Planning Authority a scheme of hard and soft landscaping, which shall include Tree planting - full specification of proposed trees, including section through tree pits. Drawings must describe minimum substrate depths; substrate specification; tree accessories including aeration, irrigation, structural root cells, and anchoring; surface treatments; edges together with measures for the protection in the course of development. All planting, seeding or turfing comprised within the scheme shall be carried out in the first planting season following completion of the development and any trees or plants which within a period of 5 years from completion 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:- Insufficient information has been supplied with the application to judge the appropriateness of the hard and soft landscaping proposed. Submission of a scheme prior to works above damp proof course will ensure that the development accords with Policy 27 of the Local Plan 2021.
6.Prior to the completion of the superstructure of the development hereby approved, details of all proposed walls, fences and boundary treatment including defensible edges to properties, and boundaries to private gardens. Full specification of materials, finishes, and fixings. Detailed drawings, plans and sections 1:5 / 1:10 / 1:20 shall be submitted to, and approved in writing by, the Local Planning Authority. 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 completion of the superstructure will protect the visual amenities of the development, prevent undue overlooking of future occupiers and ensure that the development accords with Policies 26 and 27 of the Local Plan.
7.No building shall be occupied until refuse and recycling facilities including waste storage and waste collection details are provided to the Local Planning Authority for approval and shall be maintained in an operational condition and made available to the occupiers of the building for the lifetime of the development. 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 will protect the amenity of occupiers of the development and the locality generally and ensure that the development accords with Policies 26 and 27 of the Local Plan 2021.
8.No building shall be occupied or use commenced until cycle storage for residents/visitors is provided in accordance with the drawings hereby approved and retained as such permanently thereafter. Reason:- In order to ensure adequate provision of cycle storage facilities on site prior to occupation of the new buildings/use.
9.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, and in order that the development accords with Policy 34 of the Local Plan.
10.No works shall take place in relation to any of the development hereby approved, including any works of demolition, until a Construction Logistics Plan (CLP) and a Construction Management Plan (CMP) shall be submitted to, and approved in writing by, the Local Planning Authority, to minimise impacts to the local highway and public transport network and to control noise, vibration and air pollutants generated as a result of the construction, including site clearance and preparation, process. This CLP and CMP will, inter alia, also demonstrate how construction of the proposed development, including through management and programming, will not prejudice and/or delay the maintenance, repair and or improvement of the local highway and active travel routes and facilities and safe and efficient bus operations all in the vicinity of the site. The CLP and CMP shall include details of (but shall not be limited to): a) loading and unloading of plant and materials; b) storage of plant and materials; c) programme of works; d) measures for traffic management both on the site and in the vicinity e) measures to promote and support sustainable modes of transport for workers; f) details of a service vehicle booking system for deliveries and waste away; g) provision of boundary hoarding including visibility zones for construction and other traffic and pedestrians and cyclists; h) hours of works and servicing ( deliveries and waste away); i) means to prevent deposition of mud and any other debris on the highway, including on pedestrian and cycle routes; j) means to monitor and control dust, noise and vibrations, including any impacts on highway users, including pedestrians and cyclists and bus operations; k) haulage routes within the site and serving the site; l) a site plan identifying location of site entrance, exit, wheel washing, hard standing, stock piles, dust suppression, location of water supplies and location of nearest neighbouring receptors; m) any proposed road closures, partial or full, together with proposed mitigation measures; n) any proposed diversion of pedestrian and/or cycle routes, partial or full, and any proposals for the relocation or removal of cyclist facilities together with proposed mitigation measures; o) any proposed diversion of bus routes and/or any other impacts on bus operations and bus infrastructure including driver and passengers facilities together with proposed mitigation measures; p) The development shall only be carried out in accordance with the approved CLP and CMP Reason:- To ensure that the proposed development does not interfere with the free flow of traffic and conditions of safety on the public highway, safe and comfortable movement of cyclists and pedestrians and safe and efficient bus operations, in line with Policy T7 of the London Plan and Policy 34 of the Local Plan.
11.At least 10 percent of the dwellings hereby approved shall be constructed to comply with Part M4(3) of the Building Regulations - Wheelchair Adaptable Dwellings. The remainder of the dwellings hereby approved shall be constructed to comply with Part M4(2) of the Building Regulations - Accessible and Adaptable Dwellings. Any lifts shown on the approved drawings shall be installed and in operational condition prior to the first occupation of the relevant residential access cores. The lifts shall be retained and maintained in operational condition for the lifetime of the development. Reason: - In order to comply with Policy D7 of the London Plan 2021 and Policy 7 of the Local Plan 2021.
12.The development shall be implemented in accordance with the approved SuDS Strategy prepared by Eight Associates, dated August 2021. A detailed management plan shall be submitted to and approved in writing by the Local Planning Authority. The detail should demonstrate how the surface water is managed in regards to quantity and quality, specifying the range of components used. To include details of permeable paving, substrate depths and how this contributes to water attenuation across the site, and details of bio-filtration edges / kerbs and levels to encourage conveyance of water into planting beds. The development shall then be carried out and maintained thereafter in accordance with the approved details. Reason:- In order to manage surface water within the site.
13.Prior to the first occupation of the development a Parking (car and cycle) Management Strategy shall be submitted to and approved in writing by the Local Planning Authority. Such plan should include the allocation of the parking provision within the site and details of how this will be managed and enforced through the life of the development. The development shall thereafter be maintained in accordance with the approved details. Reason: - In order to ensure the adequate functioning of the parking provision within the site in the interests of amenity and highway safety.
14.Before the development hereby approved is first occupied, the site shall be equipped with both passive and active provision of electric vehicle charging points, in accordance with details, which shall have been previously submitted to and approved in writing by the Local Planning Authority. This shall provide a minimum of 20 per cent of all spaces for active charging point for electric vehicles, with the passive charging provision for all remaining spaces for the electric vehicles in the future. Reason:- In order to encourage the uptake of the use of electric vehicles and to comply with Policy T6.1 of London Plan.
15.The proposed development shall achieve a Certificate of Compliance in respect of the Secured by Design scheme, or alternatively achieve security standards (based on Secured by Design principles) to the satisfaction of the Metropolitan Police, details of which shall be provided to the Local Planning Authority and approved in writing prior to the first occupation of the approved development. All security measures applied to the approved development shall be permanently retained thereafter. Reason:- In the interests of providing a safer environment for future residents and visitors to the site and reduce the fear of crime.
16.Prior to the first occupation of each building or part of a building or use, a 'Secured by Design' accreditation shall be obtained for such building or part of such building or use. Reason:- In the interest of community safety.
17.The facade and glazing element including ventilation scheme as set out in the noise report by KP Acoustics shall be implemented prior to first occupation of the site and maintained thereafter. If, following further assessment of the overheating condition, it can be shown that for facades, window element and ventilation scheme identified in the report, opening windows would only be required for limited periods to mitigate overheating, the facade element and ventilation scheme as proposed in the noise report by KP Acoustics for these areas may be installed, subject to approval by the Local Planning Authority. Noise from any mechanical ventilation services within habitable rooms shall be designed to achieve the desirable internal ambient noise levels from mechanical services set out in the Noise and Vibration impact assessment report (by KP Acoustics). Reason:- To protect future residents against the impact of noise.
18.Before any works commence a scheme for any new plant or machinery shall be submitted to the local planning authority to achieve the following standard. Noise levels expressed as the equivalent continuous sound level LAeq (1 hour) when calculated at the boundary with the nearest noise sensitive premises shall not exceed LA90 -10dB and 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.
19.The building(s) shall be so constructed as to provide sound insulation of 45 DnT,w + Ctr dB (minimum values) against airborne noise and 62 L'nT,w dB (maximum values) against of impact noise to the satisfaction of the Local Planning Authority. Reason:- To prevent noise nuisance to adjoining properties.
20.Prior to occupation of the development hereby permitted details of the balcony materials to block B shall be provided including details of the glazed privacy screens to the western balcony elevation, which shall be at least 2.1m high and approved in writing by the Local Planning Authority. The works shall be implemented in accordance with the approved details and shall be permanently maintained as such. Reason:- In the interest of the amenity of the occupiers of neighbouring dwelling, and in order that the development accords with Policy 7 of the Local Plan 2021.
21.If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until a remediation strategy detailing how this unsuspected contamination shall be dealt with has been submitted to and approved in writing by the local planning authority. The remediation strategy shall be implemented as approved. a) Following completion of the remediation works as mentioned above, a 'Verification Report' must be submitted demonstrating that the works have been carried out satisfactorily and remediation targets have been achieved. Reason:- To ensure that any previously unidentified contamination found at the site is investigated and satisfactorily addressed in order to protect those engaged in construction and occupation of the development from potential contamination in accordance with Policy 34 of the Local Plan 2021.
22.The hard surface hereby approved (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 dwellinghouse. Reason:- In order to ensure no water run-off from the hard surface which would contribute to risk of flooding (Local Plan Policy 32 and London Plan Policy SI 13).
23.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 national optional technical standards as required by Policy SI5 of the London Plan.
24.Prior to the commencement of the development hereby approved: a) the developer or contractor must be signed up to the Non Road Mobile Machinery (NRMM) register. b) The development site must be entered onto the register alongside all the NRMM equipment details. c) The register must be kept up-to-date for the duration of the construction of development. d) 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. e) 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) and comply with Policy SI 1 of the London Plan.
25.a) Amenity areas. Prior to first occupation of the development, a scheme of landscaping and boundary treatment for the areas identified for use as amenity space (including the forecourt area) shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of perimeter fencing and base for maintenance vehicles. The approved scheme shall be implemented in the first available planting season following completion of the development or relevant phase thereof and permanently retained thereafter. b) Biodiverse green roofs. Required information includes - full plan layouts, and detailed sections 1:10 / 1:5 to illustrate material specifications of drainage boards, waterproofing and root membranes, substrates, hard surfacing and access routes, and planting proposals. c) Play equipment. Full technical drawings of equipment, associated surfacing and safety requirements, and installation methodology. Details shall include: size and position of play area; boundary treatment; a specification of all play equipment to be installed including provision for children with disabilities and special sensory needs; a specification of the surface treatment within the play areas; arrangements for ensuring the safety and security of children using the play areas; timetable for implementation of each play area. Play areas shall be provided in accordance with the approved details and thereafter maintained in place in complete accordance with the approved plans, before any above ground level works have commenced and agreed in writing by the Local Planning Authority prior to works commencing on development. Any area(s) so provided shall not thereafter be used for any purpose other than recreation for use by residents and members of the public where applicable. Reason: - Insufficient information has been supplied with the application to judge the appropriateness of the amenity areas proposed. Submission of a scheme prior to works above damp proof course will ensure that the development accords with Policy 27 of the Local Plan.
26.The development shall not be occupied until a Delivery and Servicing Plan have been implemented and are in operation in accordance with details, which have been submitted to and approved in writing by the Local Planning Authority. The provisions of the approved plans shall be maintained for the lifetime of the development. The delivery and servicing facilities shown on approved drawings shall be provided prior to the first occupation of the development and be maintained in an operational condition and made available to the occupiers of the building for the lifetime of the development. Reason: - In order to ensure adequate delivery and servicing arrangements and to minimise the development's impacts on the safety and capacity of the road network, in accordance with Policy 24 and Policy 35 of the Local Plan 2021.
27.Before the development hereby permitted is first commenced, vehicle-cleansing facilities to prevent mud being deposited onto the public highway during construction works shall be provided on site in accordance with details to be first submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be retained thereafter and used at relevant entrance to the site throughout the duration of construction works. If mud or other debris originating from the site is deposited in the public highway, all on-site operations shall cease until it has been removed. The submission will provide; a) A plan showing where vehicles will be parked within the site to be inspected for mud and debris and cleaned if required. The plan should show where construction traffic will access and exit the site from the public highway. b) A description of how the parking area will be surfaced, drained and cleaned to prevent mud, debris and muddy water being tracked onto the public highway; c) A description of how vehicles will be checked before leaving the site - this applies to the vehicle wheels, the underside of vehicles, mud flaps and wheel arches. d) A description of how vehicles will be cleaned. e) A description of how dirty/ muddy water be dealt with after being washed off the vehicles. f) A description of any contingency plan to be used in the event of a breakdown of the wheel washing arrangements. Reason:- Submission of details prior to commencement will ensure that the facilities provided 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.
28.Notwithstanding the details shown on the approved drawings, the construction of the buildings hereby approved shall not commence until there has been submitted to and approved in writing by the Local Planning Authority detailed bay studies in section and elevation showing typical details at minimum metric scale 1:20 to include eaves, external reveals of the windows and doors on each of the elevations, inset brick spandrel panels, porch and balcony details. This should indicate materials and dimensions. The development shall be completed in accordance with the approved details and shall thereafter be retained. Reason:- To ensure a high quality finish to the external elevations of the building, in accordance with policies D3 and D4 of The London Plan 2021 and Policy 26 of the Local Plan 2021.
29.No development, other than works of demolition, shall take place until details, including plans and cross sections of the existing and proposed ground levels of the development and the boundaries of the site and the height of the ground floor slab and damp proof course in relation thereto, have been submitted to and approved in writing by the Local Planning Authority. The works hereby permitted shall be carried out in accordance with the approved details. Reason: - Further information is required to judge the proposed site levels of the proposed development.
30.Notwithstanding the submitted information, prior to the occupation of the development hereby permitted, a framework travel plan, shall be submitted to, and approved in writing by the Local Planning Authority. This shall be developed in accordance with the approved Framework Travel Plan and shall be implemented in accordance with the approved details from the commencement of the use on site and retained thereafter. Reason: - To safeguard the amenities of neighbouring residents and to ensure that highway safety is not prejudiced.
31.The development hereby approved shall not progress beyond damp course level until additional details of a strategy for the provision of communal facilities for television reception (eg. aerials, dishes and other such equipment) have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the specific size and location of all equipment. The approved details shall be implemented prior to the first occupation of the building and shall be retained thereafter. No other television reception equipment shall be introduced onto the walls or the roof of the building without the prior written approval of the Local Planning Authority. Reason: - To ensure that any telecommunications apparatus and other plant or equipment that is required on the exterior of the buildings preserves the high quality design of the buildings and spaces in accordance Policy D4 of the London Plan 2021 and Policy 26 of the Local Plan 2021.
32.Details of any external lighting of the site shall be submitted to, and approved in writing by the Local Planning Authority prior development above ground level. This information shall include a layout plan with beam orientation and a schedule of equipment in the design (luminaire type, mounting height, aiming angles and luminaire profiles). The lighting shall be installed, maintained and operated in accordance with the approved details unless the Local Planning Authority gives its written consent to the variation. Reason:- To protect the appearance of the area, and in order that the development accords with the ''NPPF'' 2021; Policy D11 of the 'London Plan' 2021 and Policy 7 of the Local Plan 2021.
33.The development shall be undertaken in accordance with the approved Sustainability Statement and Energy Strategy. 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 Assessment (dated August 2021 by eight associates) 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 2021, policies GG65, SI 2 of The London Plan (2021) and Policy 36 of the Local Plan 2021.
34.The development hereby approved shall not progress beyond the damp proof course until a Construction Ecology Management scheme across the site has first been submitted to the Local Planning Authority in writing to be agreed. The development shall be carried out in accordance with the proposals so agreed and shall be retained as such thereafter. Reason: - In order to secure adequate ecological mitigation and enhancement, including with regards to protected species.
35.No development above ground shall take place until a scheme for the provision of bat and bird boxes integrated into the built form of new buildings shall be submitted to and approved by the Local Planning Authority. The boxes so approved with the development shall be completed and available for use before the development hereby approved is occupied. Reason:- To ensure that any protected species remain safeguarded.
36.The development hereby approved shall not progress beyond the damp proof course until a Biodiversity Enhancement Strategy across the site has first been submitted to the Local Planning Authority in writing to be agreed. The development shall be carried out in accordance with the proposals so agreed and shall be retained as such thereafter. Reason:- In order to secure adequate ecological mitigation and enhancement, including with regards to protected species.
37.Prior to the occupation of the development hereby approved, sprinkler system shall be installed in accordance with. BS 9251:2021 Any access point shared with a pedestrian/cycle route shall be capable of supporting a pump appliance with a minimum carrying capacity of 12.5 tonnes. Any shared access shall be made available for fire access when required. Reason:- In order to comply with Policy D6 of the London Plan 2021.
38.Prior to any above ground works relative to any plot / block containing residential units, dynamic overheating modelling in accordance with CIBSE Guidance TM52 and TM49 (or any other guidance that replaces this) to identify the risk of overheating shall be submitted to and approved in writing by the relevant Local Planning Authority. This should also include mitigation measures for any restrictions proposed, for example, by local air quality issues, ground floor apartments and single aspect units. Once approved, the agreed measures must be implemented prior to occupation of the development. Reason:- In order to avoid overheating and minimise cooling demand, in accordance with London Plan Policy SI 4.
39.Prior to occupation, evidence (e.g. photographs, copies of installation contracts and as-built worksheets prepared under SAP or the National Calculation Method) should be submitted to the Local Planning Authority and approved in writing to demonstrate that the development has been carried out in accordance with the approved Energy Assessment (dated August 2021 by eight associates). Reason: - To ensure that the proposed development is constructed in an environmentally sustainable manner, in accordance with Havering Local Plan Policy 36 and Policy SI 2 of the London Plan 2021.
40.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 sites 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. 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:- Insufficient information has been supplied with the application in relation to the above matters. The planning authority wishes to secure the provision of archaeological investigation and the subsequent recording of the remains prior to development (including historic buildings recording), in accordance with Policy HC1 of the London Plan 2021.
41.Prior to first occupation of the development hereby approved, a maintenance plan detailing the maintenance regime for the drainage feature and clearly identifying the body responsible for its maintenance shall be submitted to and approved in writing by the relevant Local Planning Authority. The drainage shall be maintained in accordance with the approved maintenance plan. Reason:- To prevent the risk of damage to sewerage infrastructure and to protect water quality, in accordance with Policy G1 of London Plan 2021.
42.The residential component of the development hereby permitted shall be carbon zero with a minimum 35% reduction in carbon dioxide emissions over Part L of the Building Regulations (2013) secured on site. Where the minimum reduction is not met, a Carbon Offset Payment shall be required and payable to the relevant Council. A certificated Post Construction Review, or other verification process agreed with the Local Planning Authority, shall be provided, confirming that the agreed standards have been met. Reason:- To ensure compliance with the proposed energy strategy in accordance with Havering Local Plan Policy 36 and London Plan Policy GG6.
43.The non-residential component of the development hereby permitted shall achieve as a minimum a 35% reduction in carbon dioxide emissions over Part L of the Building Regulations (2013). Where the minimum reduction is not met, a Carbon Offset Payment shall be required and payable to the relevant Council. Reason:- To ensure compliance with the proposed energy strategy in accordance with Havering Local Plan 36 and London Plan Policy GG6.
44.Prior to occupation of any unit within the blocks, information on the proposed extent, location and detail of PV, along with detail on how it accords with the approved energy strategy, is to be submitted to and approved in writing by the Local Planning Authority. Such PV shall subsequently be installed in accordance with the agreed details prior to first occupation of any unit/ block within the development. Reason:- To avoid unacceptable glare to pilots and to ensure satisfactory compliance with the approved energy strategy, in accordance with Havering Local Plan Policy 36 and Policy SI 2 of the London Plan 2021.
45.A Biodiversity and Ecological Strategy and Landscape Management Plan relative to the development, including long term ecological objectives, in accordance with the Water Framework Directive (2000/60/EC) and a long-term management and maintenance plan for the forecourt open space including trees, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved management plan. Reason: - In order to preserve and enhance the Borough's natural environment and to comply with Policy G5 of the London Plan Policy 2021.
46.Prior to commencement of the installation of living roofs on each block, a detailed scheme for living roofs (including maintenance and management arrangements) shall be submitted to and approved in writing by the Local Planning Authority. All buildings with living roofs must be designed to meet the following standard: The roofs shall comprise at least 50% native species, not including Sedum species, seeded with an annual wildflower mix or local seed source and should be designed for biodiversity with a minimum substrate depth of 80mm. The approved scheme shall be implemented in accordance with the approved scheme. Reason:- To protect and enhance the biodiversity of the site and contribute towards sustainable drainage in accordance with Policy G5 of the London Plan 2021.
47.No building shall be occupied until bird nesting and bat roosting boxes have been installed, and/ or bat roosting bricks and/ or bird nesting bricks have been installed in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority. The details shall accord with the advice set out in "Biodiversity for Low and Zero Carbon Buildings: A Technical Guide for New Build" (Published by RIBA, March 2010) or similar advice from the RSPB and the Bat Conservation Trust. Reason:- In order to preserve and enhance the Borough's natural environment and to comply with policy G6 of the London Plan Policy 2021
48.The non-residential uses (Retail) hereby permitted shall only be open to members of the public between the hours of 07:00 to 23:00. Deliveries to and collections from the non-residential uses shall only take place between the hours of 07:00 and 21:00. The handling of bottles and movement of bins and rubbish is not permitted to take place outside the premises between the hours of 23:00 on one day and 07:00 the following day. Reason:- To protect the amenity of future adjoining occupiers, in accordance with Havering Local Plan Policy 7 and policy D1 of the London Plan 2021.
49.Except where already approved, no piling shall take place until a piling method statement detailing the depth, type of piling, methodology including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure and the programme for the works, has been submitted to and approved in writing by the relevant Local Planning Authority in consultation with the sewerage undertaker. The development shall be carried out in accordance with the approved details. Reason:- Piling methodology must be identified prior to the commencement of development to ensure the early warning of flood events and reduce the risk of flooding to future occupants in accordance with Havering Local Plan Policy 29 and London Plan Policy SI 13.
50.If piling or other ground improvement work is undertaken pursuant to this permission then the 5% level of vibration attributable to these activities shall not exceed a peak particle velocity of 1.5mm/sec when measured at the point of entry to any adjoining residential development. In the event of reasonable complaint of vibration nuisance and at the request of the Local Planning Authority, monitoring to evaluate compliance with this condition is to be carried out and the results submitted to the relevant Local Planning Authority. Reason:- In order to minimise the impact of the construction stage on the environment and on the amenities of neighbouring residents, in accordance with Havering Local Plan Policy 34 and London Plan Policy D14.
51.Except where already approved, other than the provision of sewers, no development shall take place until details of the foundation design and construction method to protect archaeological remains have been submitted to and approved in writing by the relevant Local Planning Authority. The development shall be carried out in accordance with the approved details. Reason:- Foundation design is required prior to commencement of development because important archaeological remains may exist on site and the relevant Local Planning Authority wishes to secure the provision of an archaeological monitoring prior to commencement of development in accordance with Policy HC1 of the London Plan 2021.
52.Except where already approved, no above ground works shall take place until a Bird Hazard Management Plan has been submitted to and approved in writing by the relevant Local Planning Authority, in consultation with London City Airport. The submitted plan shall include details of: - Management of any flat/shallow pitched/green roofs on buildings within the site which may be attractive to nesting, roofing and 'loafing' birds. The management plan shall comply with Advice Note 8 'Potential Bird Hazards from Building Design'. The Bird Hazard Management Plan shall be implemented as approved and shall remain in force for the life of the building. No subsequent alterations to the plan are to take place unless first submitted to and approved in writing by the relevant Local Planning Authority. Reason:- To minimise the attractiveness of flat roofs to birds, which could endanger the safe movement of aircraft and the operation of London City Airport, in accordance with policy 30 of Havering Local Plan Policy 2021.
53.This decision letter does not convey an approval or consent, which may be required under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.
54.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 determining to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework In accordance with para 38 of the National Planning Policy Framework 2021.
55.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.
56.The proposal is liable for both the Mayor of London Community Infrastructure Levy (CIL) and the Havering Council's Community Infrastructure Levy (CIL). Based upon the information supplied with the application, the CIL payable would be a total £446,337.00, 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. Changes to the public highway (including permanent or temporary access)