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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:- 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.No above ground works to the following parts of the development hereby approved shall take place until details and samples of all materials to be used in the external construction, as well as a maintenance regime for the timber external surfaces as relevant to the discrete parts, are submitted to and approved in writing by the Local Planning Authority: the building and associated landscaped areas; the temporary car park, and; the permanent car parking area and associated landscaped areas. Thereafter, the development shall be constructed and maintained with the approved materials and maintenance regime. 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 of the relevant part of the approved development 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.
4.No works shall take place in relation to the approved access road and parking areas hereby approved, other than in accordance with submitted drawing numbers GT31434-OOB-SI-GF-DR-L-0002-P04, GT31434-OOB-SI-GF-DR-L-0003-P04 and N17454-280 P2, unless otherwise agreed in writing. Once constructed, the access road shall be kept permanently free of any obstruction (with the exception of the car parking spaces shown on the approved plans) to prevent uses of the access road for anything but access. Reason:- To ensure that the development accords with the Development Control Policies Development Plan Document Policy DC61.
5.No above ground works to the following parts of the development hereby approved shall take place until a fully detailed scheme of hard and soft landscaping, as relevant to the discrete parts, are submitted to and approved in writing by the Local Planning Authority: the building and associated landscaped areas; the temporary car park, and; the permanent car parking areas and associated landscaped areas. The scheme 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, and street furniture, access control fixtures and lighting. Thereafter, the development shall be constructed and maintained with the approved materials and maintenance regime. All planting, seeding or turfing comprised within the scheme shall be carried out in the first planting season following completion of the relevant part 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.
6.No development above ground level shall take place until details of all proposed walls, fences and boundary treatment are 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 prior to the first occupation of the development for residential purposes and shall be permanently retained and maintained 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 commencement will protect the visual amenities of the development, prevent undue overlooking of adjoining property and ensure that the development accords with the Development Control Policies Development Plan Document Policy DC61
7.Before the installation of any plant or machinery on the approved leisure centre building, 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 levels 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/adjacent properties, in accordance with London Plan Policy 7.15 and Policy DC55 of the Development Plan Document.
8.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.
9.The development hereby permitted shall not be carried out other than in complete accordance with the submitted 'Demolition, Construction Management Phase Health, Safety and Environmental Plan' dated 30th April 2018, unless otherwise agreed in writing.. Reason: To ensure that the method of construction protects residential amenity and that the development accords the Development Control Policies Development Plan Document Policy DC61.
10.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.
11.Prior to the occupation of the development hereby permitted, cycle storage for a minimum of 68 bicycles, of a type and in a location previously submitted to and approved in writing by the Local Planning Authority shall be provided and 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.
12.1) Before the removal of any existing car parking spaces within the application site and before the operation of the new leisure centre hereby approved commences, the approved temporary car park shall be laid out and surfaced to the satisfaction of the Local Planning Authority and provide 97.No. spaces. 2) Before any of the existing car parking spaces and the approved temporary car park are removed, the permanent areas set aside for car parking spaces shall be laid out and surfaced to the satisfaction of the Local Planning Authority and provide 300.No. spaces (240 No. spaces in the main car park, and 60 No. spaces in the overflow car park), those areas shall be retained permanently thereafter for the accommodation of vehicles associated with the site. Reason: To ensure that adequate car parking facilities will be permanently available to the standards adopted by the Local Planning Authority in the interest of highway safety, and that the development accords with the Development Control Policies Development Plan Document Policy DC32.
13.The temporary car park shall revert to landscaped parkland in accordance with the approved landscaping strategy, once the permanent car park and overspill car park have been constructed. The reinstatement works shall be completed at the earliest opportunity, and no later than 36 months after the commencement of the approved development. Reason: To ensure that the character of the surrounding area is safeguarded, to comply with Policy DC61 of the Development Control Policies Development Plan Document.
14.Electric charging points shall be installed in 20% of the allocated parking spaces at the approved development. 10 electronic vehicle charging points shall be installed before the permanent car parks become operational, and the further quantum shall be installed in accordance with phasing to be agreed as part of the Travel Plan. The charging points shall be supplied with an independent 32amp radial circuit and must comply with BS7671. Standard 3 pin, 13 amp external sockets will be required. The sockets shall comply with BS1363, and must be provided with a locking weatherproof cover if located externally to the building. Reason: To ensure that developments should be located and designed where practical to incorporate facilities for charging plug-in and other ultra-low emission vehicles, in accordance with Paragraph 35 of the National Planning Policy Framework, and to ensure that 1 in 5 spaces (both active and passive) provide an electrical charging point to encourage the uptake of electric vehicles, in accordance with London Plan Policy 6.13 (Parking).
15.The development hereby permitted shall not be carried out other than in complete accordance with submitted drawing number GT3-XX-ZZ-DR-A-(SK)101 (Site Logistics Plan) at all times. Reason: To ensure the area's amenity and highways safety is safeguard in accordance with the Development Control Policies Development Plan Document Policies DC32 and DC61.
16.The approved vehicle cleansing facilities as detailed in the submitted Libra wheelwasher manufacturer's brochure and as identified on drawing number GT3-XX-ZZ-DR-A-(SK)101 (Site Logistics Plan) together with the applicant's email dated 25th July 2018, shall be installed and operational before any development commences and shall be retained in working order throughout all phases of development. All vehicles leaving the site shall use the vehicle cleansing facilities. Reason:- To 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.
17.Before the new leisure centre building(s) hereby permitted is first occupied, a properly hardened area shall be provided within the curtilage of the site for the loading, unloading and turning of vehicle, in accordance with the relevant details hereby approved. Thereafter such provision shall be made permanently available for use to the satisfaction of the Local Planning Authority unless otherwise agreed in writing with the Local Planning Authority. No loading or unloading of goods from vehicles arriving at or departing from the premises shall be carried out otherwise than within such area. There shall be no storage of goods or other obstructions within the approved area without prior consent in writing of the Local Planning Authority. Reason: To avoid obstruction of the surrounding streets and to safeguard the amenities of occupiers of neighbouring property, and in order that the development accords with Development Control Policies Development Plan Document Policy DC33.
18.Before the new permanent car parks hereby permitted are first in use, a Car Park Management Plan shall first be submitted to and approved in writing by the Local Planning Authority and the permanent car parks shall be implemented accordingly, unless prior consent is obtained in writing from the Local Planning Authority. The Car Park Management Plan shall include (but not necessarily exclusively): a management regime concerning access to, and the use and monitoring of the car park, and maintenance. Reason: To ensure that adequate car parking facilities will be permanently available to the standards adopted by the Local Planning Authority in the interest of highway safety and sustainable travel, and that the development accords with the Development Control Policies Development Plan Document Policy DC32.
19.For land that is included within the agreed WSI produced by Pre-construct Archaeology Site Code HRU18 Version 2.0, no demolition or development shall take place other than in accordance with the agreed WSI, and the programme and methodology of site evaluation and the nomination of a competent person(s) or organisation to undertake the agreed works. If heritage assets of archaeological interest are identified by stage 1 then for those parts of the site which have archaeological interest a stage 2 WSI shall be submitted to and approved by the local planning authority in writing. For land that is included within the stage 2 WSI, no demolition/development shall take place other than in accordance with the agreed stage 2 WSI which shall include: A. The statement of significance and research objectives, the programme and methodology of site investigation and recording and the nomination of a competent person(s) or organisation to undertake the agreed works B. 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. Written schemes of investigation will need to be prepared and implemented by a suitably qualified professionally accredited archaeological practice in accordance with Historic England's Guidelines for Archaeological Projects in Greater London. This condition is exempt from deemed discharge under schedule 6 of The Town and Country Planning (Development Management Procedure) (England) Order 2015. Reason: To ensure that the development hereby approved would adhere to safeguarding guidance under London Plan Policy 7.8 (Heritage and Assets and Archaeology); and DPD Policy CP18 (Heritage) and DPD Policy DC70 (Archaeology and Ancient Monuments); and Para 128 of the NPPF.
20.The development hereby permitted shall not be carried out other than in complete accordance with the ecological enhancement measures shown on drawing numbers GT31434-OOB-SI-GF-DR-L-0007-P02 (Planting Plan - Sheet 1 of 2) and GT31434-OOB-SI-GF-DR-L-0008-P02 (Planting Plan - Sheet 2 of 2) The ecological enhancement scheme as approved shall be completed and available for use before the approved new leisure centre building is occupied. Reason: to protect the nature conservation interests of the site in accordance with Development Control Policies Development Plan Document Policies DC59, DC60 and DC61 and the guidance in the National Planning Policy Framework..
21.No works shall take place in relation to any of the development hereby approved other than in accordance with the details contained within the Tim Moya Arboricultural Report Ref 150604-PD-11 including the erection and maintenance of fences or walls around the trees, details of underground measures to protect roots, the control of areas around the trees and any other measures necessary for the protection of the trees. Such agreed measures shall be implemented before development commences and kept in place until the approved development is completed. Reason: In order to ensure that trees on site will be adequately protected during construction.
22.The development hereby permitted shall not be carried out otherwise than in complete accordance with the submitted Phase 2 Geotechnical Appraisal (January 2018), Qualitative Geoenvironmental Risk Assessment (June 2018), Remediation Strategy (June 2018) and Waste Classification Summary Report (April 2018). Following completion of measures identified in the approved Remediation Strategy, a "Verification Report" that demonstrates the effectiveness of the remediation carried out, any requirement for longer-term monitoring of contaminant linkages, maintenance and arrangements for contingency action, must be produced, and is subject to the approval in writing of the Local Planning Authority. Reason: To protect those engaged in construction and occupation of the development from potential contamination and in order that the development accords with Development Control Policies Development Plan Document Policy DC53.
23.a) 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. b) Following completion of the remediation works as mentioned in (a) 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 order that the development accords with Development Control Policies Development Plan Document Policy DC53.
24.The development hereby permitted shall not be carried out otherwise than in complete accordance with the submitted Flood Risk Assessment, Drainage Strategy and micro drainage calculations, and its associated plans, drawings, particulars and specifications (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 London Plan Policies 5.12 and 5.13 and Policies CP15, DC48 and DC51 of the Development Control Policies Development Plan.
25.No works shall take place in relation to any of the development hereby approved, other than in accordance the submitted Site Waste Management Plan. Reason: To safeguard the visual amenity of the development and the locality generally, and in order that the development accords with the LDF Development Control Policies Development Plan Document Policy DC61.
26.The development hereby approved shall be constructed to comply with AECB water standards. Reason: In order to comply with best practice standards for water appliances and plumbing, in accordance with Policy 5.15 of the London Plan and the Sustainable Design and Construction SPG.
27.The development hereby approved shall be constructed to comply with Part M Vol.2 (Buildings Other Than Dwellings) of the Building Regulations. Reason: In order to comply with Policy DC7 of the Local Development Framework and Policy 3.8 of the London Plan.
28.Prior to the first occupation of the main parts of the development hereby approved (these being the new building and associated landscaping works, the temporary car park, and the permanent car park), a 'Secured by Design' accreditation shall be obtained for the relevant part of the development. Reason: In the interest of community safety and in accordance with the Development Control Policies Development Plan Document Policy DC63 and London Borough of Havering's Supplementary Planning Documents on 'Designing Safer Places' (2010) and 'Sustainable Design Construction' (2009).
29.a) Prior to the commencement of the development hereby approved, the developer or contractor must be signed up to the Non-Road Mobile Machinery (NRMM) register. 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) It is to be ensured that all NRMM complies with the requirements of the directive. e) An inventory of all NRMM to be kept on-site stating the emission limits for all equipment. Reason: Being a major development in Greater London, but outside the NRMM Central Activity Zone, NRMM used on site must meet Stage IIIA of EU Directive 97/68/EC as a minimum. From 1st September 2020 the minimum requirement for any NRMM used on site within Greater London will rise to Stage IIIB of the Directive.
30.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 186-187 of the National Planning Policy Framework 2012.
31.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.
32.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.
33.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
34.Community Safety In aiming to satisfy condition 28 the applicant should seek the advice of the Metropolitan Police Service Designing out Crime Officers (DOCOs). The services of MPS DOCOs are available free of charge and can be contacted via docomailbox.ne@met.police.uk or 02082173813.
35.Protected species: The presence of European protected species, such as bats, is a material consideration in the planning process and the potential impacts that a proposed development may have on them should be considered at all stages of the process. Occasionally European protected species, such as bats, can be found during the course of development even when the site appears unlikely to support them. In the event that this occurs, it is advised that the developer stops work immediately and seeks the advice of the local authority ecologist and/or the relevant statutory nature conservation organisation (e.g. Natural England). Developers should note that it is a criminal offence to deliberately kill, injure or capture bats, or to deliberately disturb them or to damage or destroy their breeding sites and resting places (roosts). Further works may require a licence to proceed and failure to stop may result in prosecution. The applicant's attention is drawn to the provisions of both the Wildlife and Countryside Act 1981, and the Countryside & Rights of Way Act 2000. Under the 2000 Act, it is an offence both to intentionally or recklessly destroy a bat roost, regardless of whether the bat is in the roost at the time of inspection. All trees should therefore be thoroughly checked for the existence of bat roosts prior to any works taking place. If in doubt, the applicant is advised to contact the Bat Conservation Trust at Quadrant House, 250 Kennington Lane, London, SE11 5RD. Their telephone number is 0845 1300 228. Anyone who takes, damages or destroys the nest of any wild bird whilst that nest is in use or being built is guilty of an offence under the Wildlife and Countryside Act 1981 and prior to commencing work you should ensure that no nesting birds will be affected.
36.Crime and Disorder Anyone who takes, damages or destroys the nest of any wild bird whilst that nest is in use or being built is guilty of an offence under the Wildlife and Countryside Act 1981 and prior to commencing work you should ensure that no nesting birds will be affected.
37.CHP The applicants are advised that any CHP Plant to be installed in the Band A CHP plant with a thermal input range 50kWth to less than 20MWth should meet the relevant emission standards to comply with Policy 7.14 of the London Plan. In the event that the CHP does not meet this emissions standard it should not be operated without the fitting of suitable NOx abatement equipment or technology as determined by a specialist to ensure comparable emissions.