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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:- For the avoidance of doubt and to ensure that the development is carried out as approved.
3.Notwithstanding the details submitted with the current application, prior to the commencement of the development hereby permitted an updated ecological survey shall be undertaken. In addition a full and detailed, site specific Biodiversity Management Plan (BMP) shall be submitted to the Local Planning Authority providing details of how biodiversity net gain over and above the existing conditions of the site would be achieved. The plan shall include a method statement regarding careful timing of the clearance works, ecological supervision as required and shall extend to detailed methods of mitigating harm through the redevelopment of the site in response to any new findings present. The proposed development shall be implemented in accordance with the approved Biodiversity Management Plan and agreed methods of mitigation. Reason:- To comply Development Control Policies Development Plan Document Policies CP16, DC58 and the requirements of the Wildlife and Countryside Act 1981 and to ensure no foreseeable harm to Protected Species occurs.
4.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) parking of vehicles of site personnel and visitors; b) storage of plant and materials; c) dust management controls; d) measures for minimising the impact of noise and ,if appropriate, vibration arising from construction activities; e) predicted noise and, if appropriate, vibration levels for construction using methodologies and at points agreed with the Local Planning Authority; f) scheme for monitoring noise and if appropriate, vibration levels using methodologies and at points agreed with the Local Planning Authorities; g) siting and design of temporary buildings; h) scheme for security fencing/hoardings, depicting a readily visible 24-hour contact number for queries or emergencies; i) 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 precluded. 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 the Development Control Policies Development Plan Document Policy DC61.
5.No works shall take place in relation to any of the development hereby approved until details of surface water drainage works are submitted to and approved in writing by the Local Planning Authority. Surface water drainage shall be provided in accordance with the approved details. Reason:- Surface water drainage works are required on site to prevent the risk of flooding. Submission of a scheme prior to commencement will ensure that the measures to be employed are technically sound and that the development accords with the Development Control Policies Development Plan Document Policies DC49 and DC61.
6.Prior to commencement a full site survey showing: the datum used to calibrate the site levels; levels along all site boundaries; levels across the site at regular intervals and floor levels of adjoining buildings; full details of the proposed finished floor levels of all buildings and hard landscaped surfaces shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved levels. Reason:- Insufficient information has been submitted to determine site levels. This information is considered necessary to ensure that the development relates acceptably to adjoining residential occupiers and in order that the development accords with Development Control Policies Development Plan Document Policy DC61.
7.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 entrances 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 washing off the vehicles. f) A description of any contingency plan to be used in the event of a break-down of the wheel washing arrangements. Reason:- Insufficient information has been supplied with the application in relation to wheel washing facilities. 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. It will also ensure that the development accords with the Development Control Policies Development Plan Document Policies DC32 and DC61.
8.No works shall take place in relation to any of the development hereby approved until samples of all materials to be used in the external construction of the building(s) are submitted to and approved in writing by the Local Planning Authority and thereafter the development shall be constructed with the approved materials. Reason:- Insufficient information has been supplied with the application to judge the appropriateness of the materials to be used. Submission of samples prior to commencement will ensure that the appearance of the proposed development will harmonise with the character of the surrounding area and comply with Policy DC61 of the Development Control Policies Development Plan Document.
9.No works 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 measures to protect all of the existing trees on the site in the course of development and full details of additional planting throughout. This shall extend to include full methodology of the works to facilitate the swept path and those works shall be implemented per the approved details and completed prior to first occupation of the new dwellings. 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 commencement will ensure that the development accords with the Development Control Policies Development Plan Document Policies DC60 and DC61. It will also ensure accordance with Section 197 of the Town and Country Planning Act 1990.
10.No works 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 measures to protect all of the existing trees on the site in the course of development and full details of additional planting throughout. This shall extend to include full methodology of the works to facilitate the swept path and those works shall be implemented per the approved details and completed prior to first occupation of the new dwellings. 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 commencement will ensure that the development accords with the Development Control Policies Development Plan Document Policy DC61. It will also ensure accordance with Section 197 of the Town and Country Planning Act 1990.
11.No building shall be occupied or use commenced until cycle storage is provided in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The cycle storage shall be permanently retained thereafter. Reason:- Insufficient information has been supplied with the application to demonstrate what facilities will be available for cycle parking. Submission of this detail prior to occupation in the case of new building works or prior to the use commencing in the case of changes of use is in the interests of providing a wide range of facilities for non-motor car residents and sustainability.
12.No building shall be occupied or use commenced until refuse and recycling facilities are provided in accordance with details which shall previously have been submitted to and approved in writing by the Local Planning Authority. The refuse and recycling facilities shall be permanently retained thereafter. Reason:- Insufficient information has been supplied with the application to judge how refuse and recycling will be managed on site. Submission of this detail prior to occupation in the case of new building works or prior to the use commencing in the case of changes of use will protect the amenity of occupiers of the development and also the locality generally and ensure that the development accords with the Development Control Policies Development Plan Document Policy DC61.
13.No part of the development shall be occupied until measures outlining how the revised pedestrian access at the western part of the application will be secured when not in use and shall extend to measures to prevent unauthorised vehicles from gaining access to the site. Such measures as agreed shall be implemented prior to first occupation of the dwellings and maintained thereafter permanently unless otherwise agreed in writing by the Local Planning Authority. Reason:- In the interests of ensuring good design and with regard to public safety and to comply with policies of the Core Strategy and Development Control Policies DPD, namely DC61 and DC63.
14.No part of the development shall be occupied until access to the highway has been completed in accordance with the details that have been previously submitted to and approved in writing by the Local Planning Authority. Reason:- In the interests of ensuring good design and ensuring public safety and to comply with policies of the Core Strategy and Development Control Policies DPD, namely, CP10, CP17 and DC61.
15.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 the Development Control Policies Development Plan Document Policy DC61.
16.The proposals should provide a 2.1 by 2.1 metre pedestrian visibility splay on either side of the proposed access, set back to the boundary of the public footway. There should be no obstruction or object higher than 0.6 metres within the visibility splay. Reason:- In the interests of highway safety, and in order that the development accords with the Development Control Policies Development Plan Document Policy DC32.
17.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) no extension or enlargement (including additions to roofs) shall be made to the dwellinghouse(s) hereby permitted, or any detached building erected, without the express permission in writing of the Local Planning Authority. Reason:- In the interests of amenity and to enable the Local Planning Authority to retain control over future development, and in order that the development accords with Development Control Policies Development Plan Document Policy DC61.
18.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, no window or other opening (other than those shown on the submitted and approved plan,) shall be formed in the flank wall(s) of the buildings hereby permitted, unless specific permission under the provisions of the Town and Country Planning Act 1990 has first been sought and obtained in writing from the Local Planning Authority. Reason:- In order to ensure a satisfactory development that will not result in any loss of privacy or damage to the environment of neighbouring properties which exist or may be proposed in the future, and in order that the development accords with Development Control Policies Development Plan Document Policy DC61.
19.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) the garages hereby permitted shall be made permanently available for the parking of private motor vehicles and not for any other purpose including living accommodation or any trade or business. Reason:- To provide satisfactory off-street parking at the site, and that the development accords with the Development Control Policies Development Plan Document Policy DC61
20.All dwellings approved to comply with Regulation 36 (2)(b) and Part G2 of the Building Regulations - Water Efficiency Reason: In order to comply with Policy 5.15 of the London Plan.
21.All dwellings hereby approved to be constructed to comply with Part M4(2) of the Building Regulations - Accessible and Adaptable Dwellings. Reason: In order to comply with Policy DC7 of the Local Development Framework and Policy 3.8 of the London Plan.
22.The proposal is liable for the Mayor of London Community Infrastructure Levy (CIL). The Mayoral CIL levy rate for Havering is £25 and is chargeable for each additional square metre of residential gross internal [floor] (GIA). Based upon the information supplied with the application, £22,587 would be payable. The proposal is also liable for Havering Council's CIL. Havering's CIL charging rate for residential is £125 per m² (Zone A) for each additional square metre of GIA. Based upon the information supplied with the application, £112,875 would be payable, subject to indexation. These charges are levied under s.206 of the Planning Act 2008. CIL is payable within 60 days of commencement of development. A Liability Notice will be sent to the applicant (or anyone else who has assumed liability) shortly and you are required to notify the Council of the commencement of the development before works begin. Further details with regard to CIL are available from the Council's website. You are also advised to visit the planning portal website where you can download the appropriate document templates at: http://www.planningportal.gov.uk/planning/applications/howtoapply/whattosubmit/cil
23.Before occupation of the residential/ commercial unit(s) hereby approved, it is a requirement to have the property/properties officially Street Named and Numbered by our Street Naming and Numbering Team. Official Street Naming and Numbering will ensure that that Council has record of the property/properties so that future occupants can access our services. Registration will also ensure that emergency services, Land Registry and the Royal Mail have accurate address details. Proof of having officially gone through the Street Naming and Numbering process may also be required for the connection of utilities. For further details on how to apply for registration see: https://www.havering.gov.uk/Pages/Services/Street-names-and-numbering.aspx
24.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 offense.
25.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.
26.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 license from the Council. If the developer requires scaffolding, hoarding or mobile cranes to be used on the highway, a license 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.
27.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 as such is an offence.
28.The Environmental Permitting (England and Wales) Regulations 2016 require a permit to be obtained for any activities which willt ake place: -on or within 8 metres of a main river -on or within 8 metres of a food defence structure or culvert -involving quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert -in a floodplain more than 8 metres from the river bank, culvert or flood defence structure and you don't already have planning permission For further guidance visit http://www.gov.uk/guidance/flood-risk-activities-environmental-permits or contact our National Customer Contact Centre 03702 422 549. The applicant should not assume that a permit will automatically be forthcoming once planning permission has been granted, and we advise them to consult with us at the earliest opportunity.
29.The granting of planning permission and the approval of details through planning condition this does not discharge the applicant from responsibilities under the Wildlife and Countryside Act 1981 the contravention of which is a criminal offence.
30.Precautionary advice for birds Birds are legally protected during the breeding season and need to be considered in respect of any impact from the proposed work. Work involving vegetation clearance must take place outside the optimum breeding season (March to August inclusive), unless it can be confirmed there are no breeding birds in the proposed work area. Note that birds frequently nest outside of the optimum period, particularly during spells of milder weather. It should never be assumed work can always take place without prior investigation. Birds generally tend to nest in dense shrub beds and mature trees. Where such vegetation may be affected by the proposed work it will require inspection for nesting birds. For example, but not exclusively, blackbird, dunnock, robin, blue and great tit, pigeons, magpies and crows. When reinstating vegetation and hardstand following building, install permeable surfaces, water butts and rain gardens. Plant a diverse mix of trees, shrubs and herbaceous plants that are of high wildlife value to pollinating insects. Many non-native formal shrubs are great for wildlife, but avoid invasive varieties for example buddleia, cotoneaster and periwinkle among others. If possible install a pond - these are one of the most beneficial wildlife features to have in a garden.