1)
Time Limit
The development hereby permitted was implemented on 04 August 2014.
Reason - To reflect that the development has been implemented.
2)
Compliance with approved drawings
The development shall not be carried out except in complete accordance with the details shown on submitted plans:
S TP(00)-02 001 Rev 10, S TP(00)-01 001 Rev 12, S TP(00)00 001 Rev 9, S TP (00)01 001 Rev 7, S TP(00)02 001 Rev 8, S TP(00)03 001 Rev 7, S TP(00)04 001 Rev 8, S TP(00)05 001 Rev 7, S TP(00)06 001 Rev 8, S TP(00)07 001 Rev 8, S TP(00)08 001 Rev 7, S TP(00)09 001 Rev 8, S TP(00)10 001 Rev 9, S TP(00)11 001 Rev 7, S TP(00) 101 Rev 6, S TP(00) 102 Rev 7, S TP(11) 003 Rev 10, S TP(11) 004 Rev 10, S TP(11) 005 Rev 8, S TP(11) 001 Rev 8, S TP(11) 007 Rev 10, S TP(11) 008 Rev 7, S TP(11) 002 Rev 10, S TP(11) 006 Rev 8.ÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿ
Reason - The details are material to the acceptability of the proposals, and to ensure accordance with the development plan.
3)
Submission of details (Full PP)
Full particulars of the following in respect of each relevant part of the development shall be submitted to and agreed in writing by the Local Planning Authority before the relevant part of the development hereby permitted commences (save for demolition). The development shall not be carried out otherwise in accordance with the details so agreed.
(a) samples of materials to be used on the external faces of the relevant block
(b) samples of materials and detailed drawings of the fenestration, balustrades, and framing to the relevant block
(c) samples of materials and detailed drawings of the penthouse floors to the relevant block
(d) details of all open land within the site, including hard or soft landscaping, this shall include details of the type and size of trees within the site showing the associated tree pits together with any proposed exterior lighting.
Reason - The particulars are considered to be material to the acceptability of the development and the Local Planning Authority wishes to ensure the details of the development are satisfactory in accordance with Policy CL2 of the Consolidated Local Plan.
4)
Submission of details (Full PP)
Full particulars of the following shall be submitted to and agreed in writing by the Local Planning Authority prior to the construction of the relevant part of the development and the development shall not be carried out otherwise in accordance with the details so agreed
(a) details of the means of external ventilation to basement car park or relevant block
(b) all boundary treatment including any walls, fences, railings or balustrades that do not form part of Blocks 1A, 1B, 2, 3,4 or 5)
(c) details of rooftop plant to the relevant block
(d) details of green/brown roofs to the relevant block
(e) detailed drawings (at scale 1:20) of the wheelchair units to the relevant block
(f) detailed drawings of the photovoltaic cells and their relationship to each roof
(g) details of the security barrier to the basement car ramp
Reason - The particulars hereby reserved are considered to be material to the acceptability of the development, and the Local Planning Authority wishes to ensure that the details of the development are satisfactory in accordance with Policy CL2 of the Consolidated Local Plan.
5)
Parking - Provide before residential occupation
The relevant block shall not be occupied until the whole of the car parking spaces shown on the approved drawings are provided at a ratio of no greater than 0.66 spaces per residential unit. The level of provision shall be a maximum of 205 parking spaces and two car club bays. The ratio shall be 0.5 for the extra care units (within class C2). The parking spaces shall be permanently retained for the parking of vehicles of the residents of the building hereby approved and for no other purpose. The two car club spaces shall be made publically available for car club operations.
Reason - To avoid adding to traffic congestion in the immediate area and safeguard the amenity of the area, to accord with policy CT1 of the Consolidated Local Plan.
6)
Means of vehicular access
The buildings hereby permitted shall not be occupied until the means of vehicular access has been constructed in accordance with details to be submitted to, and approved in writing by, the Local Planning Authority.
Reason - To ensure that the development functions satisfactorily and to protect the safe and free flow of traffic on neighbouring highways, to accord with policy CT1 of the Consolidated Local Plan.
7)
Details of electric charger points
Details of electric charger points located in the basement car park shall be submitted to and approved in writing by the Local Planning Authority, prior to the occupation of the development. The electric charger points shall be installed prior to the occupation of the development and retained as so approved.
Reason - In order to encourage energy efficiency and sustainability in accordance with policy 6.13 of the London Plan.
8)
Restriction on number of restaurants
Not more than one restaurant shall be created pursuant to this permission at ground floor level to either Block 1A or Block 1B and this restaurant shall not provide more than 75 covers.
Reason: To safeguard the amenity of neighbouring properties and comply with development plan policies, in particular policy CL5 of the Consolidated Local Plan.
9)
Floor areas of units
The four commercial/community units (within Classes A1, A2, A3, A4 and D1) hereby permitted shall be retained with the floor areas as shown on the drawings which form part of this permission and shall not be amalgamated.
Reason: To safeguard the amenities of the surrounding area and to comply with the Consolidated Local Plan, in particular policies CL5, CK1 and CK2.
10)
Restriction on use
Notwithstanding the provisions of the Article 3, Schedule 2, Part 3 of the Town and Country Planning (General Permitted Development) Order 1995, none of the premises subject of this permission located at the ground floor level of Block 1A and Block 1B (within Classes A1, A2, A3, A4 and D1) shall be used at any time as a food supermarket.
Reason: In order to safeguard the amenities of the surrounding area and to comply with policy CL5 of the Consolidated Local Plan.
11)
Hours of use
The uses hereby permitted (within Classes A1, A2, A3, A4 or D1) at ground floor level to Block 1A and Block 1B shall not be carried out between 23:00 hours and 08:00 hours the following day.
Reason - To prevent any significant disturbance to residents of nearby properties and comply with development plan policies, in particular policy CL5 of the Consolidated Local Plan.
12)
Details of cycle parking/shower and locker facilities
Details of the cycle parking together with associated shower and locker facilities shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the relevant part of the development. The cycle parking and facilities shall be installed prior to the occupation of the relevant part of the development and retained as so approved.
Reason: The particulars hereby reserved are considered to be material to the acceptability of the development, and the Local Planning Authority wishes to ensure that the details of the development are satisfactory and to ensure the safe and sustainable movement of traffic on neighbouring highways, in accordance with policies of the development plan in particular policy CT1 of the Consolidated Local Plan.
13)
No telecommunications on roof
Notwithstanding the provisions of Article 3, Schedule 2, and Part 24 of the Town and Country Planning (General Permitted Development) Order 1995 (as amended), no telecommunications equipment shall be erected on the roofs or facades of any of the buildings hereby approved without the prior approval in writing of the Local Planning Authority.
Reason: To safeguard the appearance of the buildings and surrounding area, in accordance with policies of the development plan in particular policies CL1, CL2 and CL6 of the Consolidated Local Plan.
14)
Facade sound insulation
Facade sound insulation shall be of a standard to achieve noise levels within bedrooms and living rooms of the residential dwellings as recommended in Table 4 of BS 8233:2014 'Guidance on sound insulation and noise reduction for buildings'. Where achieving the recommended internal levels requires windows to be closed shut then alternative ventilation, as necessary shall be provided. Details of the final glazing fabrication and acoustic specifications shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the relevant part of the development and shall be installed prior to occupation of the relevant part of the development and be so maintained.
Reason - To safeguard levels of residential amenities and comply with development plan policies, in particular policy CL5 of the Consolidated Local Plan.
15)
Noise from plant
Noise emitted by all building services plant and vents shall not increase the existing lowest LA90(10min) background noise level at any time when the plant is operating, and where the source is tonal it shall be -15dBA. The noise emitted shall be measured or predicted at 1.0m from the fa╪ade of the nearest residential premises or at 1.2m above any adjacent residential garden, terrace, balcony or patio. The plant shall be serviced regularly in accordance with manufacturers' instructions and as necessary to ensure that the requirements of the condition are maintained. If at any time the plant is determined by the local planning authority to be failing to comply with this condition, it shall be switched off upon written instruction from the local planning authority and not used again until it is able to comply.
Reason - To prevent any significant disturbance to residents of nearby properties and comply with development plan policies, in particular policy CL5 of the Consolidated Local Plan.
16)
Noise report
The buildings shall not be occupied until a noise report has been submitted to and approved in writing by the Local Planning Authority. The report shall show how the noise emitted by the plant as finally installed will comply with Condition 15 and the Noise Design Criteria in Table 6.16, Chapter 6, Volume 1 of the Environmental Statement prepared by WSP July 2010.
Reason: To safeguard levels of residential amenity, to comply with development plan policies, in particular policy CL5 of the Cornsolidated Local Plan.
17)
Ventilation systems
Ventilation systems, should they be necessary in order to show compliance with Condition 14 shall comply with Document F1 of the Building Regulations and shall be of the passive stack type. All ventilation systems will have adequate sound attenuation properties that maintain the facade sound insulation as required by Condition 14.
Reason - To safeguard levels of residential amenity, to comply with development plan policies, in particular policy CL5 of the Consolidated Local Plan.
18)
Scheme of insulation between residential and commercial
Prior to the construction of any floor to be occupied by residential dwellings a scheme of sound insulation designed to prevent the transmission of excessive airborne and impact noise between the commercial uses and the residential dwellings at the upper floors of the relevant part of the development (Block 1A and Block 1B) shall be submitted to and approved in writing by the Local Planning Authority. The sound insulation shall be installed and maintained only in accordance with the details so approved. The residential dwellings of the relevant Blocks shall not be occupied until the approved scheme has been fully implemented for the relevant block.
Reason:- To safeguard the amenity of neighbouring premises, in accordance with development plan policies, in particular CL5 of the Consolidated Local Plan.
19)
No audible music
No music shall be played within the premises at ground floor level of Block 1A and Block 1B subject of this permission so as to be audible outside the premises.
Reason: To prevent any significant disturbance to residents of nearby properties and comply with development plan policies, in particular policy CL5 of the Consolidated Local Plan.
20)
No nuisance from music equipment
No musical instruments, loudspeakers or relay equipment shall be used on the premises at ground floor level of Block 1A and Block 1B in such a manner as to cause noise nuisance to occupants of neighbouring property.
Reason - To prevent any significant disturbance to residents of nearby properties and comply with development plan policies, in particular policy CL5 of the Consolidated Local Plan.
21)
Construction Environmental Management Plan (CEMP)
The development shall be carried out only in accordance with the Construction Environmental Management Plan (CEMP) for the construction of the whole of the works by St Edward dated September 2014 Rev E approved as part of details for CON/14/05049 dated 12th September 2014.
Reason - To comply with the requirements of the NPPF and policies CE3, CE5, CE6 and CL5 of the Consolidated Local Plan in ensuring that effects upon air quality in the area are minimised and to accord with the Mayor of London's Best Practice Guidance 'Control of dust and emissions from construction and demolition'
22)
Energy Performance
The dwellings shall achieve Level 4 of the Code for Sustainable Homes equivalent in relation to energy performance and none shall be occupied until a final Code Certificate has been issued for it certifying that Code Level 4 equivalent for this criterion has been achieved.
Reason - To ensure that the development contributes to the attainment of sustainable development and to comply with policy CE1 of the Consolidated Local Plan.
23)
BREEAM Rating - New build non-residential
The non-residential floorspace shall achieve a BREEAM rating of Excellent, and none of this floorspace shall be occupied until a Post Construction Review Certificate has been issued for it certifying that a BREEAM rating of Excellent has been achieved.
Reason - To ensure that the development contributes to the attainment of sustainable development and to comply with policy CE1 of the Consolidated Local Plan.
24)
Considerate Constructors Scheme (CCS)
No development shall commence until such time as the lead contractor, or the site, is signed to the Considerate Constructors Scheme (CCS) and its published Code of Considerate Practice, and the details of (i) the membership, (ii) contact details, (iii) working hours as stipulated under the Control of Pollution Act 1974, and (iv) Certificate of Compliance, are clearly displayed on the site so that they can be easily read by passing members of the public, and shall thereafter be maintained on display throughout the duration of the works forming the subject of this permission.
Reason - To mitigate the impact of construction work upon the levels of amenity that neighbouring occupiers should reasonably expect to enjoy, and to comply with the Basements SPD and policy CL5 of the Consolidated Local Plan.
25)
Professional management of engineering works
(**DETAILS SUBMITTED UNDER PP/13/06787 ON 12/06/2014**)
No development shall commence until a Chartered Civil Engineer (MICE) or Chartered Structural Engineer (MI Struct.E) has been appointed to supervise the construction works throughout their duration and their appointment confirmed in writing to the Local Planning Authority. In the event that the appointed engineer ceases to perform that role for whatever reason before the construction works are completed those works will cease until a replacement chartered engineer of the afore-described qualification has been appointed to supervise their completion and their appointment confirmed in writing to the Local Planning Authority. At no time shall any construction work take place unless an engineer is at that time currently appointed and their appointment has been notified to this Authority in accordance with this condition.
Reason - The details are considered to be material to the acceptability of the proposal, and for safeguarding the amenity of neighbouring residential properties and to comply with the Basements SPD and policy CL7 of the Consolidated Local Plan.
26)
Contamination - desk top study and risk assessment
(**DISCHARGED CON/14/03131**) Development shall not commence until a desk top study and preliminary risk assessment have been undertaken, and submitted to and agreed in writing by the Local Planning Authority. The risk assessment shall assess the degree and nature of any potential contamination and assess the risk posed to human health, controlled waters and the wider environment.
Reason - To comply with the requirements of CE7 of the Consolidated Local Plan.
27)
Contamination - Site investigation and risk assessment
(**DISCHARGED - CON/14/06831**)
Prior to commencement (save for demolition), a site investigation and a satisfactory risk assessment shall be undertaken and submitted to and agreed in writing by the Local Planning Authority relating the conditions found on site with appropriate standards. The risk assessment shall assess the degree and nature of any contamination identified in the site investigation and assess the risk posed by any contamination to human health, controlled waters and the wider environment. This shall be conducted in accordance with DEFRA and the Environmental Agency's 'Model Procedures for the Management of Land Contamination CLR 11', The methodology and scope of the site investigation shall be submitted to and agreed in writing by the Local Planning Authority and shall be carried out as so agreed.
Reason - To ensure any risks from land contamination are minimised, and comply with the NPPF and development plan policies, in particular Policy CE7 of the Consolidated Local Plan and accord with CLR 11: Model Procedures for the Management of Land Contamination (Defra 2004) or the current UK requirements for sampling and testing.
28)
Contamination - Remediation method statement
(**DISCHARGED - CON/14/06831**)
No development shall commence (save for demolition) until a Remediation Method Statement, if required, to address the results of the Site Investigation Scheme has been submitted to, and approved in writing by, the local planning authority.
Reason - To ensure any risks from land contamination are minimised, and comply with the NPPF and development plan policies, Consolidated Local Plan Policy CE7 and accord with CLR 11: Model Procedures for the Management of Land Contamination (Defra 2004) or the current UK requirements for sampling and testing.
29)
Contamination - Verification report
Prior to occupation, the approved Remediation Method Statement, if required, shall have been carried out in full and a Verification Report confirming:
(i) completion of these works;
(ii) details of the remediation works carried out;
(iii) results of any verification sampling, testing or monitoring including the analysis of any imported soil;
(iv) classification of waste, its treatment, movement and disposal;
(v) and the validation of gas membrane placement.
has been submitted to, and approved in writing, by the local planning authority.
Reason - To ensure any risks from land contamination are minimised, and comply with the NPPF and development plan policies, in particular Policy CE7 of the Consolidated Local Plan.
30)
Risk assessment
The development shall be carried out in accordance with the Construction Dust & Emission Risk Assessment Method Statement Issue 06 by RBA Acoustics dated September 2014 approved as part of the details for CON/14/05049 dated 12th September 2014.
Reason: To comply with Consolidated Local Plan policy CE5.
31)
Low emissions strategy
The development shall not be carried out otherwise than in accordance with the details approved under CON/15/05507 which details the low emissions strategy for NOx and PM10 and the measures taken to achieve a reduction in NOx and PM10 as a result of the development from transport sources.
Reason - To comply with the requirements of the NPPF and policy CE5 of the Consolidated Local Plan in ensuring that effects upon air quality in the area are minimised.
32)
Emissions calculations
Prior to the completion of the superstructure emissions calculations for all relevant heating and energy options being proposed shall be submitted to and agreed in writing by the Local Planning Authority. All combustion plant must be exempt appliances under the Clean Air Act. The Local Planning Authority requires that 3 pollution credits are obtained for NOx emissions i.e. boilers and plant must meet emission standards of 40mg/kWh.
Reason - To comply with Consolidated Local Plan Policy CE5.
33)
Water supply infrastructure impact study
(**DISCHARGED CON/14/03131**)
Prior to commencement (save for demolition) impact studies of the existing water supply infrastructure shall be submitted to and approved in writing by the Local Planning Authority. These studies should determine the magnitude of any new additional capacity required in the system and a suitable connection point.
Reason - To ensure that the existing water supply infrastructure has sufficient capacity to cope with the additional demand in accordance with London Plan policy 5.15.
34)
Piling method statement
Any piling must be undertaken in accordance with the Piling Method Statement by St Edward approved as part of the details for CON/14/03131 dated 29th August 2014.
Reason - To safeguard underground water and sewerage infrastructure in accordance with policy 5.15 of the London Plan.
35)
SUDS scheme
Prior to completion of the basement floor slab, a detailed surface water drainage scheme shall be submitted to and agreed in writing by the Local Planning Authority. This scheme shall include the provision of SUDS measures should include those included in the Ramboll Drainage Strategy Stage C Report (Ref: 034/1.05/EA017210YP dated 17/12/2010). The scheme shall also include full details as to how the drainage system will be managed and maintained in perpetuity. The development shall be carried out in accordance with the details as so agreed.
Reason - To comply with Consolidated Local Plan Policy CE2 and to ensure future maintenance of the drainage network.
36)
Pipe drainage layout
Prior to the completion of the basement floor slab, full details of the pipe drainage layout and calculations demonstrating the following runoff rates and provision of attenuation volumes for the 100 year rainfall event have been achieved.
proposed surface run off rates shall be limited to Greenfield rates
of 121/sec for the site. No less than 724 cubic metres of attenuation storage is to be provided
porous paving areas at grade should include 1225 square metres
of landscaped areas
no less than 1595 sq metres of green roofs on buildings
This shall be submitted to and agreed in writing by the Local Planning Authority in consultation with the Environment Agency and the development shall be carried out in accordance with the details as agreed with all of the measures fully implemented prior to the occupation of the development.
Reason - To comply with Consolidated Local Plan Policy CE2.
37)
Waste strategy
Prior to the completion of basement floor slab a detailed Waste Strategy shall be submitted to and agreed in writing by the Local Planning Authority and shall include the following:
- locations of bin storage areas and collection points;
- routes through development for collection vehicles;
- measures undertaken for on site management of waste.
The development shall be carried out in accordance with the details as agreed implemented in full.
Reason - The Council considers the details material to the acceptability of the proposal in accordance with policy CE3 of the Consolidated Local Plan.
38)
Archaeology - Watching brief to be agreed
The development shall take place only in accordance with the Written Scheme of Investigation for an archaeological watching brief prepared by Museum of London Architecture Ltd dated 20 March 2014 approved as part of the details for CON/14/03131 dated 29th August 2014.
Reason - To minimise any damage to any archaeological remains that may exist on site and to ensure satisfactory recording in accordance with policy CL4 of the Consolidated Local Plan.
39)
DELETED
Extra care facility management plan
Prior to commencement of Block 2, a proposed management plan for the
extra care facility shall be submitted to and agreed in writing by the Local
Planning Authority. This shall include details of the proposed level of care
provision, staff ratios and confirmation that domiciliary care provision will
satisfy the requirements of Care Quality Commission (CQC).
Reason - To comply with Core Strategy Policy CH2.
40)
No roof structures
No water tank, lift motor room, or other roof structure, shall be erected upon the roof of any of the buildings hereby approved.
Reason - To safeguard the appearance of the area, in accordance with policies of the development plan, in particular policies CL1 and CL2 of the Consolidated Local Plan.
41)
Minimum soil depth
A minimum soil depth of one metre shall be provided and retained above all basement areas which are not occupied by the buildings and roads subject of this permission.
Reason - To comply with Consolidated Local Plan Policy CL7 and the Basements SPD.
42)
Basement method statement
The development shall only take place in accordance with the Basement Construction Method Statement by St Edward approved as part of the details for CON/14/03131 dated 29th August 2014.
Reason - To ensure adequate safeguard to the structural integrity of neighbouring buildings, to comply with development plan policies, in particular policy CL7 of the Consolidated Local Plan and the Basements Supplementary Planning Document.
43)
Details of roads/footways
Notwithstanding the drawings hereby approved, prior to the construction of the superstructure of any block on the development full details of all carriageway widths, footway widths and junction arrangements should be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the details so agreed.
Reason - The particulars are considered to be material to the acceptability of the development and the Local Planning Authority wishes to ensure the details of the development are satisfactory, to comply with development plan policies, in particular policy CT1 of the Consolidated Local Plan.
44)
Accord with approved CTMP
Each of the phases of the development and/or other construction related activity likely to result in additional traffic or disruption on the highway related to the development shall be carried out in accordance with the approved Construction Traffic Management Plan approved as part of the details for CON/14/03131 dated 29th August 2014.
Reason - To minimise the impact of construction works upon highway safety and nearby residents' enjoyment of their properties in accordance with the Basements SPD and policies CT1 and CL5 of the Consolidated Local Plan.
45)
Anti-vibration mounts for air-conditioning/ extraction equipment
The plant shall not operate unless it is supported on adequate proprietary anti-vibration mounts to prevent the structural transmission of vibration and regenerated noise within adjacent or adjoining premises, and these shall be so maintained thereafter.
Reason - To prevent any significant disturbance to residents of nearby properties and comply with development plan policies, in particular policy CL5 of the Consolidated Local Plan.
46)
Water Efficiency
The dwelling(s) shall achieve compliance with optional requirement G2 (2) (b) and none shall be occupied until Building Regulations approval has been issued for it certifying that these criteria have been achieved.
Reason - To ensure that the development contributes to the attainment of sustainable development and to comply with policy CE1 of the Consolidated Local Plan.