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No.Condition Text
1.The development hereby permitted may only be carried out in accordance with detailed plans and particulars which shall previously have been submitted to and approved in writing by the Local Planning Authority, showing the access (save for the new east-west estate road), layout, scale, appearance and landscaping, including all matters defined as ¿landscaping¿ in the Town and Country Planning (General Development Procedure) Order (herein after called 'the reserved matters'). Reason: The particulars submitted are insufficient for consideration of the details mentioned and the application is expressed to be for outline permission only.
2.Application/s for approval of the reserved matters shall be submitted to the Local Planning Authority within seven years from the date of this permission. Reason: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
3.The development to which this permission relates must be begun not later than the expiration of three years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last reserved matters to be approved. Reason: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
4.All works for each part or phase of development shall be carried out in full accordance with the approved plans, drawings, particulars and specifications and any other plans and drawings particulars and specifications pursuant to any further approval of details as are approved by the Local Planning Authority. Reason: The Local Planning Authority consider it essential that the whole of the development is carried out and that no departure whatsoever is made from the details approved, since the development would not necessarily be acceptable if partly carried out or carried out differently in any degree from the details submitted or those subsequently approved.
5.Any application or submission for any other approval required by any condition attached to this permission shall be made in writing to the Local Planning Authority and any approval shall be given in writing. Any approved works shall be carried out and retained thereafter in accordance with that approval. Reason: To ensure that the Development is satisfactorily implemented in accordance with any approvals.
6.The development shall not be commenced unless and until a Phasing Strategy for the development has been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall not proceed other than in accordance with the agreed phasing strategy, unless any variation to it is subsequently agreed in writing by the Local Planning Authority. Reason: To ensure that there is an appropriate phased sequence of development on the site.
7.The development (including all reserved matters and other matters submitted for approval pursuant to the planning conditions) shall be carried out in accordance with the development parameters as detailed in the supporting document 'Description of Development and Parameters' save for the reference to Class A4 use in that document, which shall not be considered to be part of that document for the purposes of this application, and Drawing No's: A6283/2.1/001 Application Boundary A6283/2.1/003 Proposed Levels A6283/2.1/004 Development Area A6283/2.1/005 rev A Framework Plan A6283/2.1/006 rev A Height Parameters Above Ground Level A6283/2.1/007 rev A Proposed bus route A6283/2.1/009 rev A Land Use A6283/2.1/011 Realignment of Bus Route. No application for approval of reserved matters (or other matters submitted for approval pursuant to the planning conditions) which would entail any significant deviation from the parameters and plans shall be made unless otherwise provided for by conditions elsewhere within this permission. Reason: To ensure that the development is carried out in accordance with the plans and parameters that form the basis for the consideration of the scheme.
8.Any application for reserved matters, or any phase thereof, shall be accompanied by a Continuity of Living Conditions Statement which shall set out the means by which the living conditions on the estate shall be reasonably maintained during the relevant phase of the demolition and redevelopment, such statement to be approved in writing by the Local Planning Authority prior to the commencement of development or relevant phase thereof. The statement shall include reference to decanting of residents, car and cycle parking, access to facilities and amenities, continuity of services, maintenance of bus routes and any necessary road closures or stopping up requirements. Reason: To ensure the continuity of good quality living conditions for residents during the redevelopment in the interests of residential amenity.
9.Any application for reserved matters, or any phase thereof, shall be accompanied by a comprehensive design statement which demonstrates how the development responds to the guidance set out in paragraph 35 of PPS1 and other good practice guides referred to at paragraph 37 of that document and the Housing Corporation Design and Quality Standards 2007. Furthermore, the statement shall set out how the development complies with the approved ¿Design Principles and Performance Criteria (Guide to Design Quality¿ document. Reason: To ensure the ongoing provision of high quality design.
10.Any application for reserved matters, or any phase thereof, shall be accompanied by an access statement, such statement to be approved in writing by the Local Planning Authority prior to the commencement of development or relevant phase thereof. The statement shall demonstrate that all parts of the development, including the car parks and all external public areas, shall be designed to be accessible for all, including people with disabilities. Such details to include: How the layouts, including entrances, internal and external circulation spaces, car parking areas, 10% of residential accommodation, directional signs, lighting levels and other relevant facilities are accessible, adaptable or otherwise accommodate those with mobility difficulties or visual impairments. Such provision to make the development fully accessible shall be carried out in accordance with the approved details and made available before each phase of the development is first occupied and thereafter maintained as such unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the amenities of future residents and visitors in accordance with the Councils policies and practice for access for people with disabilities and in accordance with the provisions of Section 76 (1), (2) of the Town and Country Planning Act 1990 and Policy 4B.5 of the London Plan.
11.Any application for reserved matters, or any phase thereof, shall be accompanied by a wheelchair accessibility and Lifetime Homes methodology statement, such statement to be approved in writing by the Local Planning Authority prior to the commencement of development or relevant phase thereof. Such statement shall demonstrate how the relevant phase of the development will aim to achieve the London Plan and Havering Local Development Framework requirement that 10% of new housing to be designed to be wheelchair accessible or easily adaptable for such residents and that all new housing should be built to Lifetime Home standards. The development shall be carried out in accordance with the approved details and made available before the development or each phase of the development is first occupied and thereafter maintained as such unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the amenities of future residents and visitors and to ensure that the residential development meets the needs of all potential occupiers.
12.Any application for reserved matters, or any phase thereof, shall be accompanied by a sustainability statement, such statement to be approved in writing by the Local Planning Authority prior to the commencement of development or relevant phase thereof. The statement shall outline how the development will meet the highest standards of sustainable design and construction to incorporate measures identified in Policy 4A.3 of the London Plan and shall be required to demonstrate that the development will achieve a Level 3 Code for Sustainable Homes rating, or better depending on the prevailing requirement at time of submission. The developer shall provide a copy of the final Building Research Establishment (BRE) certificate confirming that the development design achieves the minimum rating described. The development shall thereafter be carried out in full accordance with the agreed Sustainability Statement and if required by the Local Planning Authority, a Code for Sustainable Homes Post Construction Assessment shall be carried out on all or a sample of the development. Reason: In the interests of energy efficiency and sustainability in accordance with the Council¿s Sustainable Design and Construction SPD Adopted April 2009 and London Plan policies set out in chapter 4A.
13.Any application for reserved matters, or any phase thereof, shall be accompanied by an Energy Statement, such statement to be approved in writing by the Local Planning Authority prior to commencement of development or relevant phase thereof. The statement shall incorporate an energy demand assessment and shall detail the energy efficiency design measures and renewable energy technology to be incorporated into the final design of the development. The statement shall include details of a renewable energy/low carbon generation system for the proposed development, including consideration of the use of photovoltaics, which will displace at least 20% of carbon dioxide emissions, beyond Building Regulations requirements. The renewable energy generation 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 development or relevant phase thereof. The development shall thereafter be carried out in full accordance with the agreed energy statement and the measures identified therein. Any change to the approved energy strategy shall require the written consent of the Local Planning Authority in consultation with the Mayor for London. Reason: In the interests of energy efficiency and sustainability in accordance with the Council's Sustainable Design and Construction SPD Adopted April 2009 and London Plan policies set out in chapter 4A.
14.Any application for reserved matters, or any phase thereof shall be accompanied by a housing mix statement which shall review the proposed mix for each phase of the development including reconsideration of whether 4-bedroom units should be incorporated and whether the original reasons for not including any are still applicable. Reason: To address the long time frame of the development and enable a review the rationale behind the housing mix and to ensure that the scheme will deliver a housing mix which meets local housing need.
15.Any application for reserved matters, or any phase thereof shall be accompanied by a Transport Statement which shall review the assessments carried out as part of the original Transport Assessment, including reconsideration of whether the original trip generation exercise remains valid. Reason: To ensure that the provisions for car parking, cycling, walking and public transport are designed to meet the requirements of the redevelopment.
16.Any application for reserved matters, or any phase thereof, shall be accompanied by a full and detailed application for the Secured by Design Scheme, setting out how the principles and practices of the aforementioned scheme are to be incorporated into that phase of the development. Once approved, in consultation with the Havering Police Crime Prevention Design Advisor, the development or relevant phase thereof shall be carried out in accordance with the agreed details of the relevant Secured by Design application. Reason: In the interest residential amenity and creating safer, sustainable communities, in accordance with Policies CP17 and DC63 of the LDF.
17.Within 3 months of the commencement of development or phase thereof, a scheme showing the details of a CCTV system for the development to be installed for the safety of residents and visitors, and the prevention of crime throughout (for the avoidance of doubt to include all phases of the development), shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Havering Police Crime Prevention Design Advisor. No part of any phase of the development shall be occupied or used before the agreed scheme for that phase is implemented. The approved scheme shall be retained and maintained in working order thereafter. Reason: In the interest of residential amenity and creating safer, sustainable communities, in accordance with Policies CP17 and DC63 of the LDF.
18.Any application for reserved matters, or any phase thereof, shall be accompanied by a sunlight/daylight assessment for the development or relevant phase thereof, such assessment to be approved in writing by the Local Planning Authority prior to commencement of development or relevant phase thereof. The assessment will be required to demonstrate how each of the new dwelling units will achieve acceptable BRE levels within habitable rooms. Reason: In the interest of the residential amenity of future occupants.
19.The number of residential units in the development hereby permitted shall not exceed 555 dwellings. Reason: To ensure that the buildings, accesses and car parking provision can be accommodated on the site in a manner which respects the character and amenity of its surroundings and in the interests of highway safety.
20.Prior to the commencement of any development on site (including any demolition or site preparation works) the applicant shall write to the Council advising them of the start date for works and the forecast length of the demolition process. Reason: To ensure that the Council are able to monitor the development appropriately.
21.Nothwithstanding the description of development and the details contained in the 'Description of Development and Parameters' submission, the permission hereby granted shall include for up to 900sqm of commercial floorspace shall be for A1, A2, A3, A5 and/or D2 use only and shall not include A4 (Drinking establishment) use. Any A4 use would require separate consent. Reason: In the interest of the residential amenity of future occupants.
22.Within 3 months of the commencement of development or of commencement for each phase, samples and details of all materials to be used in the external construction of the buildings and surfacing of all external areas comprised in the development or each phase thereof as set out in the phasing strategy 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.
23.Within 3 months of the commencement of development or of commencement for each phase, details of the treatment proposed for those parts of the boundaries comprised in that part of the application site, including where appropriate, screen fencing and walling (adjacent to highways) shall be submitted to and approved in writing by the Local Planning Authority. The approved boundary treatment shall be implemented in accordance with the agreed details prior to the occupation of the first dwelling within the development or the phase of the development to which it relates and shall be permanently retained and maintained thereafter unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of visual amenity.
24.Within 3 months of the commencement of development or of commencement for each phase, a scheme for the lighting of all public areas of the site, including pedestrian routes within and at the entrances to that phase of the site shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details to show that consideration has been given to nature conservation interests as well as highway safety and public amenity. The agreed scheme shall be installed in full, prior to the first dwelling of that phase being occupied or as otherwise provided for in the phasing strategy. With the exception of any areas that have become adopted highway, the lighting scheme shall be retained and kept fully operational at all times. Reason: In the interests of highway safety, public amenity and nature conservation.
25.Within 3 months of the commencement of development or of commencement for each phase, a scheme detailing the location and detail of fire hydrants on that phase of the site or the development site as a whole shall be submitted to and approved in writing by the Local Planning Authority. Prior to the first occupation of any of the buildings of the development or phase thereof, such hydrants as required for that phase of the development shall be installed and thereafter maintained continuously to the satisfaction of the Local Planning Authority. Reason: To ensure that adequate provision is made for fire protection on the site.
26.The residential dwellings hereby permitted shall be constructed so as to provide sound attenuation of no less than 45dB(A) against internally generated airborne noise and 62dB(A) against impact noise. Reason: To prevent noise nuisance to adjoining properties in accordance with the recommendations of Planning Policy Guidance Notes 24 Planning and Noise.
27.Within 3 months of the commencement of development or of commencement for each phase, a scheme for any new plant or machinery to be installed in that phase 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 maintained thereafter to the satisfaction of the Local Planning Authority. Reason: To prevent noise nuisance to adjoining properties in accordance with the recommendations of Planning Policy Guidance Note 23 'Planning and Noise'.
28.Before the relevant proposed commercial uses commence operation suitable equipment to remove and/or dispose 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 operated during normal working hours. Reason: To protect the amenity of occupiers of nearby premises.
29.Before the relevant proposed commercial uses commence operation 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. Reason: To protect the amenity of occupiers of nearby premises.
30.Prior to the first occupation of any A3, or A5 unit, a grease trap shall be fitted to the drainage system in an appropriate position. Thereafter, the trap shall be permanently retained and maintained. Reason: In the interest of amenity and to prevent blocking of the drainage system.
31.Except for any Police Office to be provided, the opening hours of the commercial units or non residential units hereby approved shall not be outside 0700 to 2300 Monday to Saturday and 0800 to 2300 on Sundays. Reason: In order to ensure no undue harm to surrounding residential occupiers through noise disturbance, in accordance with Policy DC55 of the LDF.
32.No deliveries to the commercial units hereby approved shall take place outside the hours of 0700 to 2000 Monday to Saturday and 0800 to 1400 on Sundays. Reason: In order to ensure no undue harm to surrounding residential occupiers through noise disturbance, in accordance with Policy DC55 of the LDF.
33.Within 3 months of the commencement of development or of commencement for each phase, a scheme of hard landscaping for the development or that phase of the development and a timetable for its implementation shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in accordance with the agreed details prior to the occupation of the first dwelling within the development or the phase of the development to which it relates and shall be permanently retained and maintained thereafter unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure the scheme has adequate landscaping.
34.Prior to the occupation of the first unit or first unit for each phase, a scheme of soft landscaping and a timetable for its implementation shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include indications of all existing trees and shrubs on the site, and details of any to be retained, and any proposed topping or lopping, together with measures for the protection in the course of development. The scheme shall specify the size, species, and positions or density of shrubs and trees to be planted and the approved scheme shall be undertaken in accordance with the timetable approved in writing by the Local Planning Authority. If within a period of five years from the date of the planting, any tree or shrub or any tree of shrub planted in replacement of it, is removed, up-rooted or destroyed, is diseased or dies, another tree or shrub of the same species and size to that originally planted shall be planted at the same place. Reason: To ensure the scheme has adequate landscaping and to ensure that any trees or shrubs planted as part of the landscaping scheme are replaced in accordance with that scheme.
35.For the development of each phase of the development a landscape management plan, including long term design objectives, management responsibilities, maintenance schedules for all landscape areas, other than privately owned, domestic gardens, and a timetable for its implementation shall be submitted to and approved in writing by the Local Planning Authority prior to the first residential occupation of the development or any phase thereof, as appropriate. The landscape management plan approved shall be carried out to the approved timescale and adhered to thereafter. Reason: To protect/conserve the natural features and character of the area.
36.Prior to the occupation of the first residential unit or first unit for each phase, an Ecological Mitigation and Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of habitat and species enhancement measures, a timetable for its implementation and the methods of monitoring and management, to be incorporated into the development or the relevant phase thereof. The development or the relevant phase of the development shall thereafter be carried out in full accordance with the agreed scheme and retained thereafter. Reason: To offset any loss of habitat and In the interests of providing a development attractive to wildlife and the creation of habitats and to identify opportunities for enhancement of biodiversity in line with Planning Policy Statement 9 (Biodiversity and Geological Conservation).
37.Prior to the occupation of the first residential unit or first unit for each phase, provision shall be made within the site or the relevant phase thereof for car parking at a level to be agreed in writing by the Local Planning Authority, including car parking spaces for people with disabilities at a ratio of not less than 4% of overall provision, thereafter such provision shall be made permanently available for use, unless otherwise agreed in writing with the Local Planning Authority. Reason: To ensure that car parking accommodation is made permanently available within the site in the interests of highway safety.
38.2.1 metre by 2.1 metre pedestrian visibility splays shall be provided to the boundary of the public footway from any parking spaces or access points to parking areas prior to the first occupation of any dwelling served by that parking space or access point. There shall be no obstruction higher than 1.0 metre high within the visibility splay. Reason: In the interest of pedestrian safety.
39.Any application for reserved matters, or any phase thereof, shall be accompanied by ,details showing how secure covered cycle parking is to be provided on site within the development or that phase, such details to be approved in writing by the Local Planning Authority.. The details shall include the location and means of construction of the storage areas, making provision for one space per residential unit. Cycle storage facilities shall be provided in accordance with the approved details for the development or each phase thereof prior to the first occupation of the development or of that phase. Such facilities shall be permanently retained and made available for residents use thereafter. Reason: To seek to encourage cycling as a more sustainable means of travel for short journeys.
40.Prior to the occupation of the first residential unit or first unit for each phase, of the development hereby permitted, details to show how cycle parking is to be provided on site for visitors within the development or that phase shall be submitted to the Local Planning Authority for approval in writing. The details shall include the location and means of construction of the storage areas, making provision overall for 56 spaces. Cycle storage facilities shall be provided in accordance with the approved details for the development or each phase thereof prior to the first occupation of the development or of that phase. Such facilities shall be permanently retained and made available for visitors use thereafter. Reason: To seek to encourage cycling as a more sustainable means of travel for short journeys.
41.Prior to the first occupation of the development or each phase of the development, details to show a delivery and servicing plan shall be submitted to the Local Planning Authority for approval in writing. The details shall include the location and means of delivery and servicing. Delivery and Servicing facilities shall be provided in accordance with the approved details for the development or each phase thereof prior to the first occupation of the development or of that phase. Such facilities shall be permanently retained and made available for residents use thereafter. Reason: In the interests of highway safety.
42.Prior to the occupation of the first residential unit or first unit for each phase,, details to show the car parking management strategy associated within that phase or within the development shall be submitted to the Local Planning Authority for approval in writing. The details shall include the details and measures to be used to manage the car parking areas. The car parking management strategy shall be provided in accordance with the approved details for the development or each phase thereof prior to the first occupation of the development or of that phase. Such facilities shall be permanently retained and made available for residents use thereafter. Reason: In the interests of highway safety.
43.All roads to be adopted within the approved development shall be designed and constructed in accordance with current highway standards for adoptable highways, including footway provision, road width and road junction layout to the satisfaction of the Local Planning Authority and any route to be used by Buses shall be of minimum width 6.5 metres or as otherwise agreed by the Highway Authority, and further widened in a manner to be agreed at bends prior to the commencement of development. Reason: In the interests of highway safety.
44.Any application for reserved matters, or any phase thereof, shall be accompanied by , a scheme for the provision of adequate access for fire brigade purposes , such scheme to be approved in writing by the Local Planning Authority in consultation with the London Fire and Emergency Planning Authority prior to the commencement of development or relevant phase thereof.. First residential occupation of the development or any phase of the development hereby approved shall not take place until the relevant phase of the approved scheme for fire brigade access has been implemented for the development or the relevant phase thereof. Reason: To ensure that adequate access for fire brigade purposes is made available in the interests of safety.
45.Before any of the building(s) hereby permitted are first occupied, a scheme detailing the number, layout and design of bus stops, associated shelters and kerbs within the site shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented to be fully available prior to the completion of the phase of construction which will provide the community hub and central square, or as otherwise provided for in the phasing strategy and shall be permanently retained thereafter. Reason: To ensure that the level of provision, design, location and appearance of bus stops on the site is appropriate and that the development.
46.Notwithstanding the details shown for the bus route on Plan No A6283/2.1/007 rev A the realignment of Lowen Road shall safeguard an area or areas on the northern side of the road or other locations as may be agreed, for the future provision of bus stop/s in accordance with a plan to be submitted to and agreed in writing with the Local Planning Authority within 4 months of the start of demolition. Reason: To ensure that provision is made for future bus stops on the site in appropriate location/s.
47.Prior to the occupation of the first unit or first unit for each phase, electric charging points shall be provided in accordance with details that have been previously submitted and approved in writing by the Local Planning Authority before the development commences. Reason: In order to ensure that the development adequately incorporates measures to allow use of electric vehicles by occupiers.
48.Prior to the commencement of development or of development for each phase, a surface water drainage scheme for the site or relevant phase thereof, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development, or relevant phase thereof is completed.   The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the approved scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority. Reason : To prevent the increased risk of flooding to third parties, to the site itself, to improve water quality and to enhance biodiversity.
49.No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority in consultation with the Environment Agency , which may be given only for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. Reason: To protect controlled waters from contamination.
50.Prior to the commencement of development or of development of each phase, details of surface water source control measures shall be submitted to and approved in writing by the Local Planning Authority. The approved measures shall be carried out for the development or each phase thereof in accordance with approved details and retained thereafter. Reason: To prevent increased risk of flooding and to improve water quality, and in order that the development accords with PPS25 ¿ Development and Flood Risk.
51.No development or any phase of development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme for investigation which has been submitted by the applicant and approved in writing by the Local Planning Authority for the development or the relevant phase. The development or the relevant phase shall only take place in accordance with the detailed scheme pursuant to this condition. The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the Local Planning Authority. Reason: In order to protect the archaeological interest of the site.
52.Prior to the first occupation of the development or each phase of the development hereby permitted, provision shall be made for the storage of refuse awaiting collection according to details which shall previously have been agreed in writing by the Local Planning Authority. Unless otherwise agreed in writing these details shall include provision for suitable containment and segregation of recyclable waste. The measures shall be fully implemented in accordance with the agreed details for the development or each phase of the development and shall be retained thereafter. Reason: In the interests of the amenity of occupiers of the development and also the visual amenity of the development and locality general, and in the interests of sustainable waste management.
53.Prior to the commencement of phase three (as set out in the Design and Access Statement) of the development hereby permitted, a scheme for the provision of a public recycling ¿bring¿ facility shall be submitted to and approved in writing by the Local Planning Authority. The approved facility shall be installed in accordance with the agreed scheme and retained thereafter unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of sustainable waste management.
54.Prior to the commencement of development or of development for each phase, a scheme for the re-use and recycling of materials arising from the demolition of buildings currently on the site shall be submitted to and agreed in writing by the Local Planning Authority. The development shall thereafter be carried out in full accordance with the agreed scheme prior to the first occupation of the development or of the relevant phase of the development. Reason: In the interests of sustainable waste management.
55.Prior to the commencement of development or of development for each phase hereby permitted, including demolition, 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 that phase of the development on the amenity of the public and nearby occupiers. The Construction Methodology statement/s shall include details of: a) Parking of vehicles of site personnel and visitors; b) Areas hardened to enable the loading and unloading of plant and materials; c) Storage of plant and materials, including stockpiles of crushed concrete; d) Dust management controls (using most practicable means) and monitoring proposals; e) Treatment of all relevant pedestrian routes and highways within and around the site throughout the course of demolition and construction and their reinstatement where necessary; f) Details of access points to the site and routes within, the site for construction vehicles; g) The method of piling on site; h) Measures for minimising the impact of noise and, if appropriate, vibration arising from demolition and construction activities; i) Scheme for security fencing/hoardings, depicting a readily visible 24-hour contact number for queries or emergencies; and The development or the relevant phase thereof shall be carried out in accordance with the approved scheme and statement. Reason: To protect residential amenity and to ensure the works are carried out in such a way to avoid, remedy or mitigate adverse effects.
56.Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority in consultation with the Environment Agency, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. Reason: To prevent a pathway exposing groundwater to contamination.
57.No construction works or construction related deliveries into the site shall take place other than between the hours of 08.00 to 18.00 on Monday to Friday and 08.00 to 13.00 hours on Saturdays unless agreed in writing with the Local Planning Authority. No construction works or deliveries shall take place on Sundays, Bank or Public Holidays unless otherwise agreed in writing by the Local Planning Authority. Reason: To protect residential amenity.
58.Prior to commencement of development or of development for each phase, including demolition and site preparation, details of wheel scrubbing/wash down facilities to prevent mud being deposited onto the public highway during demolition, site preparation and construction works of the development or relevant phase thereof shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be retained without interruption and used at relevant entrances to the site from the inception of any development activity including site preparation, demolition and 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.
59.Prior to the commencement of development or of development for each phase the following shall be carried out for the development or that phase of the development: a) A Phase I (Desktop Study) Report documenting the history of this site, its surrounding area and the likelihood of contaminant/s, their type and extent incorporating a Site Conceptual Model. b) A Phase II (Site Investigation) Report if the Phase I Report confirms the possibility of a significant risk to any sensitive receptors. This is an intrusive site investigation including factors such as chemical testing, quantitative risk assessment and a description of the site ground conditions. An updated Site Conceptual Model should be included showing all the potential pollutant linkages and an assessment of risk to identified receptors. c) A Phase III (Risk Management Strategy) Report if the Phase II Report confirms the presence of a significant pollutant linkage requiring remediation. The report will comprise two parts: Part A - Remediation Scheme which will be fully implemented before it is first occupied. Any variation to the scheme shall be agreed in writing by the Local Planning Authority in advance of works being undertaken. The Remediation Scheme is to include consideration and proposals to deal with situations where, during works on site, contamination is encountered which has not previously been identified. Any further contamination shall be fully assessed and an appropriate remediation scheme submitted to the Local Planning Authority for written approval. Part B - Following completion of the remediation works a 'Validation Report' must be submitted demonstrating that the works have been carried out satisfactorily and remediation targets have been achieved. d) If during development works any contamination should be encountered which was not previously identified and is derived from a different source and/or of a different type to those included in the contamination proposals, then revised contamination proposals shall be submitted to the LPA; and e) If during development work, site contaminants are found in areas previously expected to be clean, then their remediation shall be carried out in line with the further agreed contamination proposals. For further guidance see the leaflet titled, 'Land Contamination and the Planning Process'. Reason: To protect these engaged in construction and occupation of the development from potential contamination.
60.INFORMATIVES REASON FOR APPROVAL: This decision to grant planning permission has been taken: (i) having regard to Policies CP1, CP2, CP4, CP7, CP8, CP9, CP10, CP12, CP15, CP 16 and CP17 of the LDF Core Strategy Development Plan Document; Policies DC2, DC3, DC6, DC7, DC15, DC21, DC26, DC28, DC29, DC30, DC32, DC33, DC34, DC35, DC36, DC40, DC48, DC49, DC50, DC51, DC53, DC61, DC62, DC63, and DC72 of the LDF Development Control Policies Development Plan Document; Policies 3A.3, 3A.5, 3A.6, 3A.7, 3A.10, 3A.11, 3A.15, 3C18, 3C.19, 3C.20, 3C.23, 3D.13, 3D.14, 4A.1, 4A.2, 4A.3, 4A.4, 4A.5, 4A.6, 4A.7, 4A.9, 4A.11, 4A.13, 4A.14, 4B.1, 4B.2, 4B.3, 4B.5, 4B.8, 4C.3, 4C.11 of the London Plan (Spatial Development Strategy for Greater London) 2008 and PPS1 'Delivering Sustainable Development', PPS3 ¿Housing¿, PPS6 ¿Planning for Town Centres¿, PPG13 'Transport', PPS22 ¿Renewable Energy¿, PPS25 ¿Development and Flood Risk¿. (ii) for the following reason: The proposed development would fulfil the aims and objectives of CP2 which identifies the Mardyke Estate as a priority housing area for regeneration where the Council is committed to addressing the multiple deprivation of poor education achievement, poor health and poor housing. The proposal would establish the principles and parameters to provide a high quality redevelopment with a good standard of design and layout resulting in significant improvements of residential quality, and amenity, together with improvements to the road layout. The development accords with National, Regional and Local Policies relating to estate renewal, the re-provision of affordable housing and sustainability. The proposal does not give rise to any significant concerns about the potential impact on neighbouring properties which will be considered in detail when reserved matters are submitted. For a full copy of the report written, please visit the planning pages of the Council¿s website at www.havering.gov.uk/planning 2. 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. 3. The applicant and developer are reminded that this planning permission does not discharge the requirements under the Traffic Management Act 2004. Formal notification and approval may be needed for both the permanent highway scheme and any temporary works required during the construction phase of the development. 4. The development of this site is likely to damage archaeological remains. The applicant should therefore submit detailed proposals in the form of an archaeological project design. This design should be in accordance with the appropriate English Heritage guidelines. 5. In aiming to satisfy conditions related to Safer Places, the Applicant should seek the advice of the Borough Crime Prevention Design Advisor. He can be contacted through either the London Borough of Havering Planning Control Service or Romford Police Station, 19 Main Road, Romford, Essex, RM1 3BJ. 6. Under the terms of the Water Resources Act 1991, the prior written consent of the Environment Agency is required for dewatering from any excavation or development to a surface watercourse. Please contact the Environment Management Team on 01707 632702 for further details. 7. Under the terms of the Water Resources Act 1991, the prior written consent of the Environment Agency is required for any discharge of sewage or trade effluent into controlled waters (eg. watercourses and underground waters), and may be required for any discharge of surface water to such controlled waters or for any discharge of sewage or trade effluent from buildings or fixed plant into or onto ground or into waters which are not controlled waters. Such consent may be withheld. Please contact the Regulatory Water Quality Team on 01707 632702 for further details. 8. Under the terms of the Water Resources Act 1991 and the Land Drainage Byelaws 1981, the prior written consent of the Environment Agency is required for any proposed works or structures in, under, over or within 8 metres of the brink of the Beam main river. Please contact John Thurlow on 01707 632403 for further details. 9. The Council encourages the developer to apply the principles of the "Considerate Constructors Scheme" to the contract for the development. 10. Stopping up Orders under the Town and Country Planning Act 1990 with additional Highway Agreements and licences under the Highways Act 1980 would need to be applied for and completed as a prerequisite to the implementation of this planning permission or any phase thereof. 11. Separate consent will be required as a prerequisite to the installation of any apparatus in, on or under the public highway including the proposed community heating network. 12. For the purposes of this application ¿commencement of development¿ shall be taken to mean the carrying out of a material operation as defined by Section 56(4) of the Town and Country Planning Act 1990 pursuant to the planning permission or any phase thereof except for demolition, site investigation, archaeological investigation, site clearance works and the erection of fencing. Advice from the Environment Agency In order to check that the proposed storm water system meets our requirements, we require that where soakaways form part of the proposed storm water system that soakage test results and test locations are to be submitted in accordance with BRE digest 365. It should be noted that the design procedure within BRE digest 365 states that the 10 year return period should be used to determine the size of a soakaway.   Therefore, any application proposing to use soakaways will also have to demonstrate how the system operates during a 1 in 100 year critical duration storm event including an allowance for climate change. If overland flooding occurs in this event, a plan should also be submitted detailing the location of overland flow paths.   Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hard standings susceptible to oil contamination shall be passed through an oil separator designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor.  Vehicle loading or unloading bays and storage areas involving chemicals, refuse or other polluting matter shall not be connected to the surface water drainage system. All washdown and disinfectant waters shall be discharged to the foul sewer.