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
Except as required by Condition 3, 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)
Scope of Permission
Notwithstanding the approved drawings, permission is not granted for the 'Grassblock Porous Green Modular Paving'.
Reason - The proposed surfacing would result in an unsafe surface for pedestrian, cycle, and wheelchair movement through the site as well as being visually unattractive and of poor design quality, and therefore contrary to Consolidated Local Plan policies CT1(g), CR4, CL1, and CL2.
4)
Submission of Details
Prior to commencement of work on the superstructure, detailed drawings of all elevations (at Scale 1:50) shall be 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 and shall be so maintained.
Reason - To preserve the character of the area and the setting of the adjacent listed buildings in accordance with policies of the development plan in particular policies CL1, CL2, CL3, CL4 and CL6 of the Consolidated Local Plan.
5)
Submission of details (samples)
Prior to commencement of the relevant part of the development, full particulars of the following shall be 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 and shall be so maintained:
(a) Sample panels of all facing materials, brickwork, stonework, and glazed terracotta showing mortar colour, texture, and jointing method
(b) Samples of materials and detailed drawings (at Scale 1:50) of all windows, doors, balconies and balustrades, terraces, louvered panels, and green wall system, including (where relevant) surrounds, panelling, framing, and glazing details.
The sample panels shall be retained on site until the work is completed in accordance with the panels so approved.
Reason - To preserve the character of the area and the setting of the adjacent listed buildings in accordance with policies of the development plan in particular policies CL1, CL2, CL3, CL4 and CL6 of the Consolidated Local Plan.
6)
Submission of details
Prior to commencement of the relevant part of the development, full particulars of the following shall be 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 and shall be so maintained:
(a) Hard and soft landscaping and external lighting;
(b) Proposed walls, fences, or railings;
(c) Provision of access for people with disabilities;
(d) Shower and changing facilities.
Reason - To preserve the character of the area and the setting of the adjacent listed buildings in accordance with policies of the development plan in particular policies CL1, CL2, CL3, CL4 and CL6 of the Consolidated Local Plan.
7)
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
8)
Car Parking Management Plan
No dwelling shall be occupied until a Car Parking Management Plan (including details of all electric charging points) has been submitted to, and approved in writing by, the local planning authority, and the car parking spaces so approved shall be so maintained.
Reason - To prevent obstruction of the surrounding streets and safeguard the amenity of the area, to accord with policy CT1 of the Consolidated Local Plan.
9)
Provide public cycle storage prior to occupation
The development shall not be occupied until the public cycle storage facilities on the private section of Philbeach Gardens, as shown on drawing number P702, have been installed and made available for immediate use by the public. The cycle facilities shall thereafter be retained for use at all times and made available to the public.
Reason - 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.
10)
Details of cycle storage
The development shall not be occupied until details of all cycle storage facilities indicated on the approved plans have been submitted to and approved by the local planning authority in writing and installed as so approved. The cycle facilities shall thereafter be retained for use at all times.
Reason - 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.
11)
Delivery and Servicing Management Plan
The development shall not be occupied until a final Delivery and Servicing Management Plan shall be submitted to and approved by the local planning authority in writing.
Reason - To ensure the safe and sustainable movement of traffic on neighbouring highways, in accordance with policies of the development plan in particular policy CR7 and CT1 of the Consolidated Local Plan.
12)
Refuse and recycling
The development shall not be occupied until the refuse and recycling storage facilities indicated on the approved plans have been fully implemented and made available for immediate use. The facilities shall thereafter be retained for use at all times.
Reason - To prevent any significant disturbance to residents of nearby properties and comply with development plan policies, in particular policies CL5 and CE5 of the Consolidated Local Plan.
13)
Construction Method Statement
No development shall commence until the following have been submitted to and approved in writing by the local planning authority in consultation with London Underground and Transport for London:
(a) Construction Method Statement
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 compliance with the requirements of the condition at a later time would result in unacceptable harm contrary to the policies of the Development Plan.
14)
Trees and landscaping - Details required
No development shall commence until a scheme of landscaping, to include all existing trees and shrubs and proposed trees shrubs and paths and their surfacing materials, has been submitted to and approved in writing by the local planning authority, and the development shall only be carried out and maintained in accordance with the details so approved.
Reason - To protect the appearance and amenity of the area and to accord with policies of the development plan, in particular policy CR6 of the Consolidated Local Plan. ÿIt 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.
15)
Protection of trees during construction - Details required
No development shall commence until full particulars of the method(s) by which all existing trees on the site and adjacent land are to be protected during site preparation, demolition, construction, landscaping, and other operations on the site including erection of hoardings, site cabins, or other temporary structures, shall be submitted to and approved in writing by the local planning authority and the development shall be carried out only in accordance with the details so approved.
Reason - To ensure that the trees are adequately protected, to safeguard their contribution to theÿappearance and amenity of the area and accord with policies of the development plan, in particular policy CR6 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.
16)
Planting and replanting
All tree and shrub planting forming part of the plans and details approved through this planning permission shall be carried out in the first planting and seeding season following the first occupation of the development or the completion of the development whichever is the sooner. Any trees or shrubs which, within a period of five years from the first planting and seeding season referred to above, die, are removed, or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species.
Reason - To protect the appearance and amenity of the area and to accord with policies of the development plan, in particular policy CR6 of the Consolidated Local Plan.
17)
Trees - lopping and topping
For the duration of works the tree(s) existing on the site at the date of this permission shall be protected so as to prevent damage above and below ground, and no tree shall be lopped, topped, or felled, or root pruned, without the prior written approval of the local planning authority.
Reason - To ensure that the trees are adequately protected, to safeguard their contribution to theÿappearance and amenity of the area and accord with policies of the development plan, in particular policy CR6 of the Consolidated Local Plan.
18)
Contamination - preliminary risk assessment report
No development shall commence until a Preliminary Risk Assessment Report comprising:
a desktop study which identifies all current and previous uses at the site and surrounding area as well as the potential contaminants associated with those uses;
information from site inspection;
a conceptual model indicating potential pollutant linkages between sources, pathways and receptors, including those in the surrounding area and those planned at the site; and
a qualitative risk assessment of any potentially unacceptable risks arising from the identified pollutant linkages to human health, controlled waters and the wider environment including ecological receptors and building materials
has been prepared in accordance with CLR 11: Model Procedures for the Management of Land Contamination (Defra 2004) or the current UK requirements for sampling and testing, and 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. 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.
19)
Contamination - Site Investigation Scheme
No development shall commence until a Site Investigation Scheme has been prepared in accordance with CLR 11: Model Procedures for the Management of Land Contamination (Defra 2004) or the current UK requirements for sampling and testing, and 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. (You are advised that the Scheme must be based upon and target the risks identified in the approved preliminary risk assessment and shall provide provisions for, where relevant, the sampling of soil, soil vapour, ground gas, surface and groundwater, and will be a matter of public record). 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.
20)
Contamination - Site investigation and quantitative risk assessment
No development shall commence (save for demolition) until a site investigation has been undertaken in compliance with the approved Site Investigation Scheme and a Quantitative Risk Assessment Report 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, and to accord with CLR 11: Model Procedures for the Management of Land Contamination (Defra 2004) or the current UK requirements for sampling and testing). 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.
21)
Contamination - Remediation method statement
No development shall commence (save for demolition) until a Remediation Method Statement 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, 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.
22)
Contamination - Verification report
No development shall commence (save for demolition) until the approved Remediation Method Statement has been carried out in full and a Verification Report confirming:
completion of these works;
details of the remediation works carried out;
results of any verification sampling, testing or monitoring including the analysis of any imported soil;
classification of waste, its treatment, movement and disposal;
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.
23)
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).
24)
Contamination - Long term monitoring
A Development shall not be commenced until a Long-term Monitoring Methodology Report has been submitted to and approved in writing by the local planning authority where further monitoring is required past the completion of development works to verify the success of the remediation undertaken.
B Upon completion of any such approved monitoring work, a Verification Report demonstrating that no residual adverse risks exists shall then be submitted to and approved in writing by the local planning authority.
Reason - To ensure any long term risks from land contamination are minimised, to comply with the NPPF and development plan policies in particular policy CE7 of the Consolidated Local Plan.
25)
Combustion Plant - Pre Installation
Prior to installation of any combustion plant, full details of the location of all chimney stacks/flues shall be submitted to and approved in writing by the local planning authority. The development shall not be completed otherwise than in accordance with the details so approved and shall be so maintained
Reason - To Comply with Consolidated Local Plan Policy CE5 and 7.14 a and c of the London Plan
26)
Combustion Plant - Prior to Occupation
Prior to occupation of the building, full details of the emissions of all boilers shall be submitted to and approved in writing by the local planning authority. The development shall not be completed otherwise than in accordance with the details so approved.
Reason - To comply with Consolidated Local Plan Policy CE5 and 7.14 a and c of the London Plan
27)
Mechanical Ventilation
No development shall commence (save for demolition) until full details of a system of mechanical ventilation, with filtration to remove airborne pollutants, has been submitted to and approved in writing by the local planning authority.
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'. 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.
28)
Annual Report on Mechanical Ventilation
The system of mechanical ventilation approved pursuant to condition 27 shall be installed prior to occupation of the residential accommodation and checked and maintained in accordance with the manufacturers specification, filtration media replaced as necessary and an annual report shall be submitted to the local planning authority for approval.
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'. 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.
29)
Demolition Environmental Management Plan (DEMP)
No demolition works shall commence until a risk assessment is submitted and the appropriate mitigation measures to minimise dust and emissions are incorporated into the site specific Demolition Environmental Management Plan based on the Mayor's SPG 'The Control of Dust and
Emissions during Construction and Demolition'. This shall include an inventory and timetable of dust generating activities; dust and emission control methods and where appropriate air quality monitoring). This shall be submitted to and approved in writing by the local planning authority and the development shall be carried out only in accordance with the Plan so approved.
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'. 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.
30)
Construction Environmental Management Plan (CEMP)
No development, save for demolition, shall commence until a site-specific Construction Environmental Management Plan has been submitted to, and approved in writing by, the local planning authority, and the development shall be carried out only in accordance with the Plan so approved
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'. 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.
31)
Non-Road Mobile Machinery
No Non-Road Mobile Machinery (NRMM) shall be permitted to be used on the development site unless details of all NRMM to be used are submitted to and approved in writing by the local planning authority. All NRMM should meet as a minimum the Stage IIIA emission criteria of Directive 97/68/EC and its subsequent amendments unless it can be demonstrated that Stage IIIA equipment is not available. An inventory of all NRMM must be registered on the NRMM register https://nrmm.london/user-nrmm/register. All NRMM should be regularly serviced and service logs kept on site for inspection. Records should be kept on site which details proof of emission limits for all equipment.
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'. 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.
32)
Flood Protection Measures and Sustainable Drainage Systems
The development shall not occupied until the below details have been submitted and all of the following measures have been installed and made available for use and shall be maintained as approved thereafter:
the provision of suitable pumped device(s) to protect the development against sewer flooding
the reduction of surface water run-off (as proposed in the Drainage Strategy and SuDS Statement) through the provision of rainwater harvesting tanks, porous surfaces, living roofs, planting areas (including rain gardens) and geocellular attenuation. Detailed information about the rainwater harvesting tanks, porous surfaces, living roofs, planting areas, rain gardens, and geocellular attenuation should be submitted for approval. This information should include their structure, specification, maintenance (if different to the information already submitted) and details such as profiles, soil/medium and species used (including section drawings);
confirmation from Thames Water Utilities Ltd (TWUL) that the proposed total discharge rate (surface water and foul flows) into the combined sewer is acceptable
Reason - To minimise flood risks in accordance with the Consolidated Local Plan 2015 policies CE2d and e, CL7i and n.
33)
Plant Noise
Noise emitted by any plant equipment hereby permitted shall not increase the lowest existing measured background LA90(15min) level measured or predicted at 1.0m from the nearest residential window and/or at a height of 1.2m above any adjacent residential garden, terrace, balcony or patio at any time when the plant is operating. The plant shall be serviced regularly in accordance with manufacturer's instructions and as necessary to ensure that the requirements of the condition are maintained. If at any time the plant is unable to comply with this Condition, they shall be switched off 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.
34)
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.
35)
Acoustic Insulation Between Commercial and Residential
No development shall commence (save for demolition) until a scheme of sound insulation, designed to prevent the transmission of excessive airborne and impact noise between the ground floor commercial units and the proposed residential units above, shall be submitted to and approved in writing by the Local Planning Authority and thereafter installed and maintained. None of the dwellings shall be occupied until the approved insulation scheme has been fully implemented.
Reason - To ensure that the development is protected against existing sources of, and that there is adequate insulation from, noise and vibration and to comply with development plan policies, in particular policy CE6 of the Consolidated Local Plan.
36)
Facade Sound Insulation
No development shall commence (save for demolition) until full facade construction details of the building, including glazing, with commensurate composite sound insulation performance predictions, have been submitted to and approved in writing by the local planning authority. 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 that the development is protected against existing sources of, and that there is adequate insulation from, noise and vibration and to comply with development plan policies, in particular policy CE6 of the Consolidated Local Plan.
37)
Archaeology - Details of investigation required
No development shall take place until after completion of a programme of archaeological work in accordance with a written scheme of investigation to have been submitted to, and approved in writing by, the local planning authority, and the development shall take place only in accordance with the detailed scheme so approved.
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.
38)
Playspace Before Occupation
Prior to occupation of the residential dwellings, full details of the play space shall be 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 and shall be so maintained.
Reason - To ensure the development provides suitable outdoor amenity space for future occupiers and comply with development plan policies, in particular Policy CR5(e) of the Consolidated Local Plan and Policy 3.6 of the London Plan.