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No.Condition Text
1.The development hereby permitted must be implemented no later than 10th September 2024. 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.All materials to be used in the external construction of the development approved including hard landscaped areas shall be carried out strictly in accordance with the details set out on Material Schedule Revision 1 dated 06-01-2021 submited with this application nless otherwise agreed in writing. Reason: To safeguard the appearance of the premises and the character of the immediate area.
3.All planting, seeding or turfing comprised within the scheme as shown on drawing no 103 and in Material Schedule Revision 1 dated 06-01-2021 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: To safeguard the appearance of the premises and the character of the immediate area.
4.The works hereby permitted shall be carried out strictly in accordance with the Construction Method Statement submitted to and agreed in writing with the Local Planning Authority under reference Q0221.21 to control the adverse impact of the development on the amenity of the public and nearby occupiers Reason:- To ensure the proposed development does not prejudice the amenities of occupiers of adjoining properties.
5.The development hereby permitted shall not be carried out otherwise than in complete accordance with the approved plans (as set out on page one of this decision notice). Reason:- For the avoidance of doubt and to ensure that the development is carried out as approved.
6.Prior to first occupation all fences, walls and boundary treatment forming part of the consented scheme as shown on drawing no. 103 and Material Schedule Revision 1 dated 06-01-2021 shall be installed and retained permanently thereafter to the satisfaction of the Local Planning Authority. Reason: To protect the visual amenities of the development and prevent undue overlooking of adjoining premises.
7.Before the building hereby permitted is first occupied, the area set aside for parking for the dwellings hereby permitted shall be laid out and surfaced to the satisfaction of the Local Planning Authority as indicated on drawing no. 947/01 and retained permanently thereafter for the accommodation of vehicles visiting the site and shall not be used for any other purpose. Furthermore the access must remain free from obstruction at all times. Reason:- To ensure that car parking accommodation is made permanently available to the standards adopted by the Local Planning Authority in the interest of highway safety.
8.No building shall be occupied or use commenced until the proposed cycle/wheelie bin stations shown on drawings submitted are installed within the rear garden environment of the dwellings hereby permitted. They shall then be reatained permanently thereafter and waste presented at the boundary for collection on the relevant collection day. Reason:- To ensure that adequate facilities are retained for the lifetime of the development
9.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, no extension or enlargement (including additions to roofs) shall be made to the dwellinghouse(s) hereby permitted without the express permission in writing of the Local Planning Authority. Reason:- In the interests of amenity and to enable the Local Planning Authority to retain control over future development.
10.The proposed windows located in the front facing roof slopes on each dwelling hereby permitted shall be permanently glazed with obscure glass not less than Level 4 on the standard scale of obscurity and shall thereafter be maintained and permanently fixed shut. Reason:- In the interests of privacy.
11.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.
12.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, no window or other opening (other than those shown on the submitted and approved plan,) shall be formed in the flank wall(s) of the building(s) hereby permitted, unless specific permission under the provisions of the Town and Country Planning Act 1990 has first been sought and obtained in writing from the Local Planning Authority. Reason: In order to ensure a satisfactory development that will not result in any loss of privacy or damage to the environment of neighbouring properties which exist or may be proposed in the future.
13.All dwellings hereby approved shall comply with Regulation 36 (2)(b) and Part G2 of the Building Regulations - Water Efficiency. Reason: In the interests of sustainability.
14.The dwellings hereby approved shall be constructed to comply with Part M4(2) of the Building Regulations - Accessible and Adaptable Dwellings. Reason: In the interests of amenity of future occupiers.
15.The proposals should provide a 2.1 by 2.1 metre pedestrian visibility splay on either side of the proposed access, set back to the boundary of the public footway. There should be no obstruction or object higher than 0.6 metres within the visibility splay. Reason:- In the interests of highway safety.
16.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 as amended the garage hereby permitted shall be made permanently available for the parking of private motor vehicles and not for any other purpose including living accommodation or any trade or business. Reason:- To provide satisfactory off-street parking at the site
17.Prior to the commencement of any works pursuant to this permission the developer shall submit for the written approval of the Local Planning Authority; a) A Phase I (Desktop Study) Report documenting the history of the site, its surrounding area and the likelihood of contaminant/s, their type and extent incorporating a Site Conceptual Model. (PLEASE NOTE THAT PART A WAS DISCHARGED UNDER REFERENCE Q0221.21), aplicant was advised to undertake site investigation, including gas monitoring over 6 month period. b) A Phase II (Site Investigation) Report if the Phase I Report confirms the possibility of a significant risk to any ensitive receptors. This is an intrusive site investigation including factors such as chemical testing, quantitative risk assessment and a description of the sites 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 (Remediation Strategy) Report if the Phase II Report confirms the presence of a significant pollutant linkage requiring remediation. A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to all receptors must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works, site management procedures and procedure for dealing with previously unidentified any contamination. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. d) Following completion of measures identified in the approved remediation scheme mentioned in 1(c) above, 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
18.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.
19.All hard surfaces hereby approved as part of the development (including any sub-base) shall be made of porous materials or provision shall be made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the application site. Reason:- In order to ensure no water run-off from the hard surface which would contribute to risk of flooding.
20.Statement Required by Article 35(2) of the Town and Country Planning (Development Management) Order 2015: No significant problems were identified during the consideration of the application, and therefore it has been determined in accordance with paragraph 38 of the National Planning Policy Framework.
21.The proposed development would create a new floor area equivalent to 266sqm new gross internal floor space. The proposal is therefore liable for Mayoral CIL (MCIL2) and would incur a charge of £6,650 based on the calculation of £25.00 per square metre. In addition the development would be liable for the Havering Community Infrastructure Levy (HCIL) which was adopted on September 1st 2019. In this location it translates to a charge of £125 per sqm of new floor space. This equates to a charge of £33,250 Each would be subject to indexation.
22.The granting of planning permission does not discharge the applicant from responsibilities under the Wildlife and Countryside Act 1981 the contravention of which is a criminal offence.
23.Precautionary advice for birds Birds are legally protected during the breeding season and need to be considered in respect of any impact from the proposed work. Work involving vegetation clearance must take place outside the optimum breeding season (March to August inclusive), unless it can be confirmed there are no breeding birds in the proposed work area. Note that birds frequently nest outside of the optimum period, particularly during spells of milder weather. It should never be assumed work can always take place without prior investigation. Birds generally tend to nest in dense shrub beds and mature trees. Where such vegetation may be affected by the proposed work it will require inspection for nesting birds. For example, but not exclusively, blackbird, dunnock, robin, blue and great tit, pigeons, magpies and crows. When reinstating vegetation and hardstand following building, install permeable surfaces, water butts and rain gardens. Plant a diverse mix of trees, shrubs and herbaceous plants that are of high wildlife value to pollinating insects. Many non-native formal shrubs are great for wildlife, but avoid invasive varieties for example buddleia, cotoneaster and periwinkle among others. If possible install a pond - these are one of the most beneficial wildlife features to have in a garden.
24.The developer is advised that if construction materials are proposed to be kept on the highway during construction works then they will need to apply for a license from the Council. If the developer requires scaffolding, hoarding or mobile cranes to be used on the highway, a license is required and Streetcare should be contacted on 01708434343 to make the necessary arrangements. Please note that unauthorised works on the highway is an offence.