1)
Time Limit
The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason - As required by Section 91 of the Town and Country Planning Act 1990, to avoid the accumulation of unexercised Planning Permissions.
2)
Compliance with approved drawings
The development shall not be carried out except in complete accordance with the details shown on submitted plans
Reason - The details are material to the acceptability of the proposals, and to ensure accordance with the development plan.
3)
Construction Traffic Management Plan (CTMP)
No development shall commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the local planning authority.ÿ The statement should include:
a)ÿ routeing of demolition, excavation and construction vehicles, including a response to existing or known projected major building works at other sites in the vicinity and local works in the highway;
b)ÿ access arrangements to the site;
c)ÿ the estimated number and type of vehicles per day/week;
d)ÿ details of any vehicle holding area;
e)ÿ details of the vehicle call up procedure;
f)ÿÿ estimates for the number and type of parking suspensions that will be required;
g) details of any diversion or other disruption to the public highway during preparation, demolition, excavation and construction work associated with the development;
h)ÿ work programme and/or timescale for each phase of preparation, demolition, excavation and construction work associated with the development;
i)ÿÿ details of measures to protect pedestrians and other highway users from construction activities on the highway;
j)ÿ a strategy for coordinating the connection of services on site with any programme work to utilities upon adjacent land; and
k)ÿ where works cannot be contained wholly within the site a plan should be submitted showing the site layout on the highway including extent of hoarding, position of nearby trees in the highway or adjacent gardens, pedestrian routes, parking bay suspensions and remaining road width for vehicle movements.
The development shall be carried out in accordance with the approved Construction Traffic Management Plan.
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 CL7, CT1 and CL5 of the Consolidated Local Plan.ÿ It is necessary for the condition to be on the basis that "No development shall commence until" as
4)
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. It is necessary for the condition to be on the basis that 'No development shall commence until' as compliance with the requirements of the condition at a later time would result in unacceptable harm contrary to the policies of the Development Plan.
5)
Professional management of engineering works
No development shall commence until a Chartered Civil Engineer (MICE) or Chartered Structural Engineer (MI Struct.E)ÿhas 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. It is necessary for the condition to be on the basis that 'No development shall commence until' as compliance with the requirements of the condition at a later time would result in unacceptable harm contrary to the policies of the Development Plan.
6)
Positively pumped device
The basement shall not be occupied until a suitable pumped device to protect the basement from sewer flooding has been installed and made available for use and shall be maintained as approved thereafter.
Reason - To reduce flood risk and to contribute to sustainability in accordance with policy CE2 of the Consolidated Local Plan.
7)
Submission of details (Full PP)
The relevant part of the works shall not commence until full particulars of the following have been submitted to and approved in writing by the local planning authority and the development shall not be completed otherwise than in accordance with the details so approved:
(a) Detailed drawings of the refurbished and reinstated timber shopfronts and residential entrance, including the provision of level threshold,
(b) Detailed drawings of the new rear window openings and articulated brickwork panels confirming the window header, reveals, cills and weatherings,
(c) Detailed drawings the new dormers and dormer windows (including material finishes),
(d) Details to be submitted and a sample panel to be constructed on site of the brickwork and stonework for the new rear elevation and parapet (including Flemish bond and flush pointing).
Reason - To accord with the development plan by ensuring that the character and appearance of the area are preserved in accordance with policy CL1, CL2 and CL3 of the Consolidated Local Plan.
8)
Sash windows in painted timber
The windows hereby permitted above ground floor level shall be timber framed, white or black painted, double hung, sliding sashes, or casement windows as shown on the approved drawings and so maintained.
Reason - To preserve the character of the conservation area, in accordance with policies of the development plan in particular policies CL1, CL2, CL3, CL8 and CL11 of the Consolidated Local Plan.
9)
Materials - To match existing
All work and work of making good shall be finished to match the existing exterior of the building in respect of materials, colour, texture, profile and, in the case of brickwork, facebond and pointing, including the red brick detailing, and shall be so maintained, unless otherwise shown on the approved drawings.
Reason - To preserve the character of the conservation area, in accordance with policies of the development plan in particular policies CL1, CL2, CL3, CL8 and CL11 of the Consolidated Local Plan.
10)
Materials - To match existing
All works of repair and alterations to the windows surrounds on the street elevation shall match the historic window surrounds, including cills, reveals and header closure panels, and shall be so maintained, unless otherwise shown on the approved drawings.
Reason - To preserve the character of the conservation area, in accordance with policies of the development plan in particular policies CL1, CL2, CL3, CL8 and CL11 of the Consolidated Local Plan.
11)
Pipework - All elevations
All new external downpipes shall be cast iron or metal and painted black, and to run internally of the shopfronts, and so maintained.
Reason - To preserve the character of the conservation area, in accordance with policies of the development plan in particular policies CL1, CL2, CL3, CL8 and CL11 of the Consolidated Local Plan.
12)
Sound insulation details
No development shall commence until full facade construction details, including glazing, with commensurate composite sound insulation performance predictions, have been submitted to and approved in writing by the Local planning Authority, in consultation with the Director of Environmental Health. The approved details shall show that noise levels within habitable rooms shall comply with the recommendations of BS8233: 2014 'Sound insulation and noise reduction for buildings.' The sound insulation of the facades shall achieve the standard of sound insulation required, as defined in BS8233: 2014.
Reason - To ensure a good standard of living conditions for future occupiers, in accordance with policies of the development plan in particular policy CL5 of the Consolidated Local Plan.
13)
Scheme of sound insulation
No development shall take place before a scheme of sound insulation, designed to prevent the transmission of excessive airborne and impact noise between the commercial and office accommodation and the residential dwellings through the party walls and floors, has been submitted to, and approved in writing by the Local Planning Authority in consultation with the Director of Environmental Health. For retail and B1 office use for normal daytime hours of business, the sound insulation performance shall achieve as a minimum a 10dB increase in the minimum requirements in Approved Document E. The sound insulation shall be installed and maintained only in accordance with the details so approved. None of the dwellings shall be occupied until the approved insulation scheme has been fully implemented.
Reason - To ensure a good standard of living conditions for future occupiers, in accordance with policies of the development plan in particular policy CL5 of the Consolidated Local Plan.
14)
Noise from building services plant and vents
Noise emitted by all building services plant and vents shall not exceed a level 10dBA below the existing lowest LA90(10min) background noise level at any time when the plant is operating, and where the source is tonal it shall not exceed a level 15dBA below. The noise emitted shall be measured or predicted at 1.0m from the facade 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 the manufacturer's 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.
15)
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.
16)
Archaeology - Written Scheme of Investigation
No demolition or development shall take place until a written scheme of investigation (WSI) has been submitted to and approved by the local planning authority in writing. For land that is included within the WSI, no development, other than demolition to the top of the existing ground floor slab level, shall take place other than in accordance with the agreed WSI, which shall include the statement of significance and research objectives, and;
A. 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 WSI.
Reason - To safeguard the archaeological heritage of the Borough in accordance with policy CL4 of the Consolidated Local Plan. It is necessary for the condition to be on the basis that 'No development shall commence until' as compliance with the requirements of the condition at a later time would result in unacceptable harm contrary to the policies of the Development Plan.
17)
Sustainable Urban Drainage System (SuDS) and flood protection and mitigation measures
During construction of the development hereby permitted the proposed Sustainable Urban Drainage Systems (SuDS) (attenuation tank), flood protection and flood resilience measures identified in the Flood Risk Assessment submitted with the application shall be fully implemented and maintained thereafter). A suitable pumped device to protect the basement from sewer flooding should also be implemented.
Reason - To reduce flood risk and to contribute to sustainability in accordance with policies CE2 and CL7 of the Consolidated Local Plan.
18)
Contamination - Unexpected
If during development, contamination not previously identified is found to be present at the site, development work shall cease and not be recommenced until a report indicating the nature of the contamination and how it is to be dealt with has been submitted to, and approved in writing by, the local planning authority.ÿThe approved measures shall be implemented in full.
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 to accord withÿ CLR 11: Model Procedures for the Management of Land Contamination (Defra 2004) or the current UK requirements for sampling and testing).