| No. | Condition Text |
|---|
| 1. | Time limit - The development to which this permission relates must be commenced not later than three years from 05/11/18.
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. | Accordance with plans - 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:-
The Local Planning Authority consider it essential that the whole of the development is carried out and that no departure whatsoever is made from the details approved, since the development would not necessarily be acceptable if partly carried out or carried out differently in any degree from the details submitted. Also, in order that the development accords with Development Control Policies Development Plan Document Policy DC61. |
| 3. | Parking provision - The 22 parking spaces within the ground and the overspill areas, shall be permanently made available for use by the football club and supporters during home matches.
Reason: To ensure that adequate car parking provision is made off street in the interests of highway safety. To comply with Policy DC33 of the Core Strategy and Development Control Policies DPD and Policy 6.13 of the London Plan. |
| 4. | Materials - Prior to commencement of above ground works, samples of all materials to be used in the external construction of the buildings 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 and comply with Policy D61 of the Development Plan Document. |
| 5. | Landscaping - No development shall take place until there has been submitted to and approved by the Local Planning Authority a scheme of hard and soft landscaping, which shall include indications of all existing trees and shrubs on the site, and details of any to be retained, together with measures for the protection in the course of development. Further details of new landscaping to the proposed car park areas shall be submitted and shall include details of improved landscaping to the existing north eastern most car park. 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: In accordance with Section 197 of the Town and Country Planning Act 1990 and to enhance the visual amenities of the development, and that the development accords with the Development Control Policies Development Plan Document Policy DC61. |
| 6. | Ancillary use - The lounge/function space, kitchen and bar areas within the clubhouse building hereby approved shall be used solely for purposes incidental and ancillary to the primary use of the building as a sports clubhouse (Class D2) and shall not become a separate use at any time.
Reason: To restrict the use of the premises to one compatible with the surrounding area and to enable the Local Planning Authority to exercise control over any future use not forming part of this application, in the interests of amenity and in order that the development accords with
Development Control Policies Development Plan Document Policy DC61. |
| 7. | Ancillary use - The detached cafe/kiosk building hereby approved shall be used solely for purposes incidental and ancillary to the primary use of the site for sports and leisure (Class D2) and shall not become a separate use at any time.
Reason: To restrict the use of the premises to one compatible with the surrounding area and to enable the Local Planning Authority to exercise control over any future use not forming part of this application, in the interests of amenity and in order that the development accords with
Development Control Policies Development Plan Document Policy DC61. |
| 8. | Ancillary w.c facility - The visitor w.c. facility hereby approved shall only be used ancillary to the main use of the building for sports purposes and not as a separate use for the general public.
Reason: In the interest of amenity and in order that the development accords with Development Control Policies Development Plan Document Policy DC61. |
| 9. | Smoking shelter - Prior to the commencement of above ground works, full details of the smoking shelter shall be submitted to and approved in writing by the Local Planning Authority. The structure as agreed shall be installed prior to the first use of the facilities and thereafter be permanently retained.
Reason: To enable the Local Planning Authority to retain control in the interests of amenity and in order that the development accords with Development Control Policies Development Plan Document Policy DC61. |
| 10. | Wheel washing - Before the development hereby permitted is first commenced, details of wheel scrubbing/wash down facilities to prevent mud being deposited onto the public highway during construction works shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be permanently retained and used at relevant entrances to the site throughout the course of construction works.
Reason: In order to prevent materials from the site being deposited on the adjoining public highway, in the interests of highway safety and the amenity of the surrounding area, and in order that the development accords with the Development Control Policies Development Plan Document Policies DC61 and DC32. |
| 11. | Perimeter fencing - Prior to the commencement of above ground works, full details of the perimeter fencing and hedging screening shall be submitted to and approved in writing by the Local Planning Authority. The fencing and hedging as agreed shall be installed prior to the first use of the facilities and thereafter be permanently retained.
Reason: To enable the Local Planning Authority to retain control in the interests of amenity and in order that the development accords with Development Control Policies Development Plan Document Policy DC61. |
| 12. | Hours of construction - 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. |
| 13. | Construction Method Statement - Before development is commenced, a scheme shall be submitted to and approved in writing by the Local Planning Authority making provision for a Construction Method Statement to control the adverse impact of the development on the amenity of the public and nearby occupiers. 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: To protect residential amenity, and in order that the development accords the Development Control Policies Development Plan Document Policy DC61. |
| 14. | Amplified music - There shall be no amplified music or speech within the application site other than within the clubhouse building hereby permitted at any time.
Reason: In the interests of safeguarding public amenity and in order that the development accords with Development Control Policies Development Plan Document Policy DC61. |
| 15. | Live music - Any functions at which live or amplified music is played shall take place only on Fridays and Saturdays and on those occasions the use of the clubhouse for such functions shall cease no later than 23.00.
Reason: To protect the amenity of nearby residents and in order that the development accords with Development Control Policies Development Plan Document Policy DC61. |
| 16. | Hours of clubhouse - The clubhouse hereby permitted shall not be used other than between the following hours: Mondays - Thursdays 10.00 - 22.30; Fridays and Saturdays 11.00 - 23.00 and Sundays 11.00 - 18.00.
Reason: In the interest of residential amenity and in order that the development accords with Development Control Policies Development Plan Document Policy DC61. |
| 17. | Noise levels - Prior to above ground works 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.
Reason: To prevent noise nuisance to adjoining properties and in order that the development accords with Development Control Policies Development Plan Document Policies DC55 and DC61. |
| 18. | Odours - Before the use commences suitable equipment to remove and/or disperse odours and odorous material should be fitted to the extract ventilation system in accordance with a scheme to be approved in writing by the Local Planning Authority. Thereafter, the equipment shall be properly
maintained and only operated during normal working hours as approved under condition 16.
Reason: To protect the amenity of occupiers of nearby premises and in order that the development accords with Development Control Policies Development Plan Document Policies DC61. |
| 19. | Noise - Prior to above ground works, a scheme to control the transmission of noise and vibration from any mechanical ventilation system installed shall be submitted to and approved in writing by the Local Planning Authority and implemented prior to the permitted use commencing. Thereafter, the equipment shall be properly maintained and operated during normal working hours as approved under condition 16.
Reason: To protect the amenity of occupiers of nearby premises and in order that the development accords with Development Control Policies Development Plan Document Policies DC61. |
| 20. | Noise - Prior to above ground works, details of a scheme shall be submitted to and approved in writing by the Local Planning Authority which specifies the provisions to be made for the control of noise emanating from the clubhouse building. The applicant shall include in any such assessment
details of any loudspeaker or emergency public address system proposed at the premises. Such a scheme as may be approved shall be implemented prior to first occupation and thereafter retained in accordance with such details.
Reason: To prevent noise nuisance to adjoining/adjacent properties and in order that the development accords with Development Control Policies Development Plan Document Policies DC55 and DC61. |
| 21. | Contamination - Prior to above ground works, site derived soils and/or imported soils shall be tested for chemical contamination, and the results of this testing together with an assessment of
suitability for their intended use shall be submitted and approved in writing by the Local Planning Authority. Without prejudice to the generality of the foregoing, all topsoil used for gardens and/or landscaping purposes shall in addition satisfy the requirements of BS 3882:2007 "Specification of Topsoil".
Reason: To ensure that the occupants of the development are not subject to any risks from soil contamination in accordance with Development Control Policies Development Plan Document Policy DC53. |
| 22. | Waste and recycling - The provision of satisfactory facilities for the storage of waste and recycling awaiting collection and adequate arrangements for waste collection and disposal shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the building/development.
Reason: To protect the amenity of occupiers of nearby premises and in order that the development accords with Development Control Policies Development Plan Document Policies DC61. |
| 23. | Use of floodlights - The floodlights hereby approved shall not be illuminated other than between the hours of 15.00 and 22.00 on Monday to Saturday and between 15.00 and 17.00 on Sundays without the prior consent in writing of the Local Planning Authority.
Reason: To enable the Local Planning Authority to retain control in the interests of amenity in order that the development accords with Development Control Policies Development Plan Document Policy DC61. |
| 24. | Grease tap - Before the kitchen becomes operational a grease trap to the foul drainage system shall be fitted. Thereafter the equipment shall be properly maintained.
Reason: To protect the amenity of occupiers of nearby premises and in order that the development accords with Development Control Policies Development Plan Document Policies DC61. |
| 25. | Secured by Design - Prior to the commencement of above ground works, a full and detailed application for the Secured by Design scheme shall be submitted to the Local Planning Authority, setting out how the principles and practices of the aforementioned scheme are to be incorporated. Once approved in writing by the Local Planning Authority in consultation with the Havering Crime Prevention Design Advisor, the development shall be carried out in accordance with the agreed details.
Reason: In the interest of residential amenity and creating safer, sustainable communities, reflecting guidance set out in Policy CP17 and DC63 of the LDF Core Strategy and Development Control Policies DPD. |
| 26. | CCTV - Prior to the commencement of above ground works, a scheme showing the details of a CCTV system to be installed for the safety of users and the prevention of crime throughout, shall be submitted to, and approved in writing by, the Local Planning Authority in consultation with the Havering Police Crime Prevention Design Advisor and the approved scheme shall be installed prior to the application site first coming into its authorised use.
Reason: In the interests of creating safer, sustainable communities and residential amenity, reflecting guidance set out in CP17 of the LDF Core Strategy and DC63 of the of the Development Control Policies DPD. |
| 27. | Anti-graffiti treatment - Prior to commencement of above ground works, details of an anti-graffiti treatment to be applied to the external surfaces of the buildings hereby permitted shall be submitted to and approved in writing by the Local Planning Authority, and thereafter the approved treatment shall be applied in accordance with the approved details.
Reason: To help ensure that the buildings are not spoiled by graffiti which could result in an adverse visual amenities on the area, and that the development accords with guidance set out in CP17 of the LDF Core Strategy and DC63 of the of the Development Control Policies DPD. |
| 28. | Public highway - Prior to the commencement of the development, details of the proposed works affecting the public highway shall be submitted to and approved in writing by the Local Planning Authority, and all necessary agreements, notices or licenses to enable the proposed alterations to the Public Highway shall be entered into and secured. The works shall be carried out in full and in strict accordance with the approved details prior to the first occupation of the development and thereafter permanently retained.
Reason: In the interests of highway safety. |
| 29. | Parking Management Scheme - Prior to commencement of above ground works a Parking Management Scheme for the control of car parking on the eastern school car park and school tennis courts overspill car park has been submitted to and agreed in writing by the Local Planning Authority. The scheme shall provide for the use of this area as overspill car parking on match days only. Information shall be provided regarding the management of the gates at the access of the new car park. The scheme shall be implemented in accordance with the approved details.
Reason: In the interests of residential amenity and in order that the development accords with Development Control Policies Development Plan Document Policies DC61. |
| 30. | Flood and external lighting - Prior to the commencement of above ground works hereby approved, details of the floodlighting and any other means of external lighting to the site, including the car park adjacent to the club house, shall be submitted to and agreed in writing by the Local Planning
Authority. The external lighting shall then be installed in accordance with the agreed details and retained permanently thereafter to the satisfaction of the Local Planning Authority.
Reason: In the interests of amenity and site security and in order that the development accords with Development Control Policies Development Plan Document Policies DC61. |
| 31. | Renewable energy - The renewable energy generation system and rainwater harvesting system shall be installed in strict accordance with the agreed details and be operational to the satisfaction of the Local Planning Authority prior to the occupation of any part of the new floorspace. The
development shall thereafter be carried out in full accordance with the agreed details and the measures identified therein.
Reason: In the interests of energy efficiency and sustainability in accordance with Policy DC50 in the LDF Development Control Policies Development Plan Document and Policies 5.2, 5.3 and 5.7 of the London Plan. |
| 32. | Drainage - Development shall not begin until a detailed surface water drainage scheme for the site, based on the agreed Flood Risk Assessment (FRA) produced by Alan Wood and Partners dated July 2018 has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include a restriction in run-off and surface water storage on site as outlined in the FRA.
Reason: To prevent the increased risk of flooding, to improve and protect water quality and improve habitat and amenity in accordance with Policies CP15, CP16, DC48, DC51 and DC58 of the Core Strategy and Development Control Policies DPD. |
| 33. | Travel Plan - Prior to the commencement of above ground works, a Travel Plan shall be submitted to the Local Planning Authority for approval providing for an integrated package of transportation measures to accord with the principles set out in current guidance to reduce car travel to the site
and the details thereby approved shall be implemented prior to the commencement of the use to which this permission refers. The scheme so submitted shall be prepared in joint consultation with the Local Highway Authority and shall include measures for sustainable means of travel to and
from the site and that the Local Highway Authority deem appropriate together with full details of the management arrangements by which such measures are to be procured. Once implemented the Travel Plan should be monitored at yearly intervals with the results submitted to the Local Planning
Authority in writing.
Reason: In the interests of sustainability and encouraging reduced car travel
to the site. To comply with Policy CP9 of the Core Strategy and Development Control Policies DPD. |
| 34. | Cycle storage - Prior to the commencement of the use hereby approved, secure cycle parking space shall be made available within the site for the parking of 1 space per 20 staff and 1 space per 20 peak period visitors, in accordance with a scheme previously submitted to and agreed in writing by the Local Planning Authority. Thereafter, the cycle parking facilities shall be
permanently retained.
Reason: In the interests of promoting alternative, sustainable means of travel to and from the site. To comply with Policy CP9 of the Core Strategy and Development Control Policies DPD. |
| 35. | Traffic Impact Assessment - The application site shall not be used for its permitted purposes following acceptance of any promotion from their current division (The Ryman Football League, North Division) or any subsequent promotion before the applicants have submitted a Traffic Impact
Assessment (TIA) to the Council. The TIA shall be agreed in writing by the Council to determine the appropriate levels of parking provision on site or in other convenient site or sites for off street parking of both cars and coaches likely to be generated by the football club so promoted. Further that such measures agreed in the TIA be implemented, subject to all necessary consents first being secured, prior to the application site being used for football in a superior division to their current division.
Reason: To enable the Local Planning Authority to minimise the impact of any increase of parking that may be generated by promotion. To comply with Policy DC32 of the Core Strategy and Development Control Policies DPD. |
| 36. | Community Use Scheme - Prior to the commencement of above ground works, a Community Use Scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of access policy, hours of use, access by non-school
users/non-members, management responsibilities and include a mechanism for review. The approved Scheme shall be implemented upon commencement of use of the development.
Reason: To secure well managed safe community access to the sports facility, to ensure sufficient benefit to the development of sport and to accord with LDF Policy. |
| 37. | Off street parking - The application site shall not be used for any FA Cup home fixtures prior to the applicant making provision for off street parking on a temporary basis to serve any likely increase in the demand for parking of cars and coaches generated by the said fixture and that arrangement for such provision be submitted to and agreed in writing by the Local Planning Authority prior to the fixture taking place.
Reason: To enable the Local Planning Authority to minimise the impact of any increase of parking that may be generated by such fixtures. To comply with Policy DC32 of the Core Strategy and Development Control Policies DPD. |
| 38. | Fire hydrant - Before the use hereby approved first commences, one private fire hydrant shall be installed in the position shown on drawing No. MON- 0508-801 Rev 0 and shall be numbered P111437. The hydrant shall conform to BS 750:1984 and be indicated with a hydrant indicator plate
conforming to BS 3251:1976.
Reason: To provide an adequate supply of water for fire fighting. |
| 39. | Archaeological works - A) No development shall take place until the applicant has secured the implementation of a programme of archaeological works in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the Local Planning Authority. B) No development or demolition shall take place other than in accordance with the Written Scheme of Investigation approved under Part (A). C) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under
Part (A), and the provision made for analysis, publication and dissemination of the results and archive deposition has been secured.
Reason: To ensure adequate opportunity is provided for archaeological research on this historically important site. To comply with Policies CP18 and DC70 of the Core Strategy and Development Control Policies DPD. |
| 40. | Statement Required by Article 31 (cc) of the Town and Country Planning (Development Management) Order 2010: No significant problems were identified during the consideration of the application, and therefore it has been determined in accordance with paragraphs 186-187 of the National Planning Policy Framework 2012. |
| 41. | The applicant is advised that the following information is required to discharge condition 32. In order to discharge the surface water condition, the following information must be provided based on the agreed drainage strategy:
· A clearly labelled drainage layout plan showing pipe networks and any attenuation ponds, soakaways and drainage storage tanks. This plan should show any pipe 'node numbers' that have been referred to in network calculations and it should also show invert and cover levels of manholes.
· Confirmation of the critical storm duration.
· Where infiltration forms part of the proposed stormwater system such as infiltration trenches and soakaways, soakage test results and test locations are to be submitted in accordance with BRE digest 365.
· Where on site attenuation is achieved through attenuation ponds or tanks, calculations showing the volume of these are also required.
· Where an outfall discharge control device is to be used such as a hydrobrake or twin orifice, this should be shown on the plan with the rate of discharge stated.
· Calculations should demonstrate how the system operates during a 1 in 100 chance in any year critical duration storm event, including an allowance for climate change in line with the National Planning Policy Framework Technical Guidance. If overland flooding occurs in this event, a plan should also be submitted detailing the location of overland flow paths and the extent and depth of ponding. |
| 42. | The development of this site is likely to damage heritage assets of archaeological interest. The applicant should therefore submit detailed proposals in the form of an archaeological project design. The design should be in accordance with the appropriate English Heritage guidelines. |
| 43. | Pursuant to the provisions of the National Planning Policy Framework responsibility for securing a safe development rests with the developer and/or landowner. It is recommended that a watching brief is implemented for the presence of any land contamination throughout the life of the
development. In the event that contamination is found at any time when carrying out the development it should be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must then be undertaken and where remediation is necessary a remediation scheme must be prepared, implemented and verified in accordance with current best practice and submitted to the Local Planning Authority. |
| 44. | The applicant is advised that this planning permission does not constitute Highways approval, which will need to be sought separately prior to the commencement of the development. Any proposals which involve building over the public highway as managed by the London Borough of Havering, will require a licence and the applicant must contact Traffic & Engineering, Technical Services on 01708 432501 to commence the Submission/ Licence Approval process. |
| 45. | In aiming to satisfy conditions 25 and 26, the applicant should seek the advice of the Police Crime Prevention Design Advisor. In promoting the delivery of safer, stronger, sustainable places the Local Planning Authority fully supports the adoption of the principles and practices of the Secured by Design Award Scheme and Designing against Crime. Your attention is drawn to the free professional service provided by the Metropolitan Police Designing Out Crime Officers for North East London, whose can be contacted via DOCOMailbox.NE@met.police.uk or 0208 217 3813 . They are able to provide qualified advice on incorporating crime prevention measures into new developments. |
| 46. | The applicant is advised that a separate application for any advertisements is required showing full details of the proposed position, materials and colouring to be used in the construction of the adverts and the development may only be carried out in accordance with detailed plans and particulars which shall have been submitted to and approved by the Local Planning Authority. |
| 47. | 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. |
