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
ST-xx[00]001 Rev 1 (Location plan)
ST-EX[00]002 Rev 2 (Site Plan as existing)
ST-PR[02]107 Rev 3 (Basement plan)
ST-PR[02]108 Rev 4 (Ground floor plan)
ST-PR[02]108.6 Rev 4 (Mezzanine level plan)
ST-PR[02]109 Rev 4 (First floor plan)
ST-PR[02]110 Rev 4 (Second floor plan)
ST-PR[02]111 Rev 4 (Third floor plan)
ST-PR[02]112 Rev 4 (Fourth floor plan)
ST-PR[02]113 Rev 4 (Fifth floor plan)
ST-PR[02]114 Rev 4 (Roof plan)
ST-PR[03]101 Rev 1 (West elevation as proposed)
ST-PR[03]102 Rev 1 (North elevation as proposed)
ST-PR[03]103 Rev 1 (East elevation as proposed)
ST-PR[03]104 Rev 1 (South elevation as proposed)
ST-PR[03]105 Rev 1 (Flank elevation as proposed)
ST-PR[04]100 Rev 2 (Section AA as proposed)
ST-PR[04]101 Rev 1 (Section BB as proposed)
ST-PR[04]102 Rev 1 (Section CC as proposed)
ST-PR[04]103 Rev 2 (Section DD as proposed)
Reason - The details are material to the acceptability of the proposals, and to ensure accordance with the development plan.
3)
Code of Construction Practice
No development shall commence until:
An Appendix A Checklist and Site Construction Management Plan (SCMP) for the development have both been submitted to, and approved in writing, by the Council's Construction Management Team, and then
Copies of the approved Checklist and Plan, and their written approval, have been submitted to the local planning authority to be placed on the property record.
The development shall be carried out in accordance with the Appendix A Checklist and SCMP so approved, or in accordance with a subsequent Checklist or SCMP as may be approved under this condition.
Note - The Council's Construction Management Team work independently of the planning department. For further information regarding the Code and how the required details should be submitted to them, the Council's Construction Management Team can be contactedÿon email at:ÿ[email protected]
or tel: 020 7361 3002
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 and Transport and Streets SPDs and policies CL5, CT1, CE5 and CE6 of the Local Plan 2019. 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 Local Plan 2019.
4)
Professional management of engineering works
No development shall commence until
(A) a Chartered Civil Engineer (MICE) or Chartered Structural Engineer (MI Struct.E)ÿhas been appointed for the duration of building works and their appointment confirmed in writing to the Local Planning Authority, and
(B) the name, and contact details of the person supervising engineering and construction on site for the duration of building works have been confirmed in writing to the Local Planning Authority.ÿ
In the event that either the Appointed Engineer or Appointed Supervisor cease to perform that role for whatever reason before the construction works are completed, those works shall cease until a replacement chartered engineer of the afore-described qualification or replacement supervisor 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 and supervisor are 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 Local Plan 2019. 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)
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. The statement should include:
a) 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) access arrangements to the site;
c) the estimated number and type of vehicles per day/week;
d) details of any vehicle holding area;
e) details of the vehicle call up procedure;
f) 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) work programme and/or timescale for each phase of preparation, demolition, excavation and construction work associated with the
development;
i) details of measures to protect pedestrians and other highway users from construction activities on the highway; and
j) 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. A one page summary of the requirements of the approved CTMP shall be affixed to the frontage of the site for the duration of the works at a location where it can be read by members of the public.
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 Local Plan 2019.ÿ It is necessary for the condition to be on the
6)
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 Local Plan 2019. 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.
7)
Air Quality Dust Management Plan (Demolition & Construction)ÿ
Prior to the commencement of development a site specific Air Quality Dust Management Plan (AQDMP) shall be submitted to and approved in writing by the Local Planning Authority. The AQDMP must include an Air Quality Dust Risk Assessment (AQDRA) that considers sensitive receptors off-site and is undertaken in compliance with the methodology contained within Chapter 4 of the Mayor of London 'The Control of Dust and Emissions during Construction and Demolition', Supplementary Planning Guidance (SPG), July 2014 (and its subsequent amendments) and the identified measures recommended for inclusion within the AQDMP.ÿÿ
The AQDMP submitted must comply with the Mayor's SPG and include:
an Inventory and Timetable of dust generating activities during demolition;ÿÿ
site specific dust mitigation and emission control measures in table format as contained within Appendix 7 of the Mayor's SPG including for on-road construction traffic;ÿ
detailed list of Non-Road Mobile Machinery (NRMM) used on site;ÿ
details of MCERTS compliant monitoring of particulates (PM10) used to prevent levels exceeding predetermined PM10 threshold trigger levels. Developers must ensure that on-site contractors follow best practicable means to minimise dust, particulates (PM10, PM2.5) and NOx emissions at all times.
Approved details shall be fully implemented and permanently retained and maintained during the demolition and construction phases of the development.ÿ
Reason: To ensure any impact on air quality is both minimised and managed and to comply with the NPPF (2023), and policies CE5 of the Local Plan and SI1 of the London Plan.
8)
Contamination - Site walkover, preliminary risk assessment report and site investigation
No development shall commence until a site walkover (SW) has been undertaken, and a report detailing the findings of the SW has been submitted to and approved in writing by the local planning authority.
No development shall commence until a Preliminary Risk Assessment (PRA) and a Proposed Intrusive Site Investigation Design (PSID) for the site and surrounding area are submitted to, and approved in writing by, the local planning authority.
The SW, PRA and PSID shall be prepared in accordance with the Environment Agency's current Land Contamination Risk Management Guidance and the Council's guidance or any subsequent updates.
Reason: To ensure any risks from land contamination are both minimised and managed and to comply with the NPPF and policy CE7 of the Local Plan. The condition specifies 'No development shall commence until' to ensure that wherever possible site reconnaissance may take place and that risks identified during the preliminary risk assessment (for example from soil contamination, soil vapour, ground gas and water pollution) are appropriately addressed during the course of the development.
9)
Piling Method Statement
No piling shall take place until a Piling Method Statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted has been submitted to and approved in writing by the local planning authority in consultation with Thames Water.
Any piling must be undertaken in accordance with the terms of the approved piling method statement.
Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to significantly impact or cause failure of local underground sewerage utility infrastructure.
10)
Sustainable drainage features
No development (other than demolition and site clearance) shall take place until further details of proposed sustainable drainage measures including blue and green roof systems and rainwater harvesting, have been submitted to and approved in writing by the Local Planning Authority, demonstrating how the development will comply with the proposed run-off rate of 3.4l/s.
The development shall thereafter be carried out in accordance with the approved details.
Reason: To ensure the adequate sustainable drainage of the site in accordance with policies CE2 of the RBKC Local Plan and SI 13 of the London Plan.
11)
Sound insulation between mezzanine and ground floors
No development (apart from demolition and site clearance) shall take place before a scheme of sound insulation, designed to prevent the transmission of excessive airborne and impact noise between the residential dwellings on the mezzanine floor and first floor has been submitted to and approved in writing by the Local Planning Authority.
The sound insulation shall be installed and maintained in accordance with the details so approved. No residential units shall be occupied until the approved insulation scheme has been fully implemented.
Reason: To ensure good living conditions for occupiers of the development in accordance with policies CL5 and CE6 of the Local Plan and D13 and D14 of the London Plan.
12)
Sound insulation between residential and non-residential elements
No development (apart from demolition and site clearance) shall take place before a scheme of sound insulation, designed to prevent the transmission of excessive airborne and impact noise of the party wall between the residential dwellings and non-residential accommodation has been submitted to and approved in writing by the Local Planning Authority.
The sound insulation shall be installed and maintained 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 good living conditions for occupiers of the development in accordance with policies CL5 and CE6 of the Local Plan and D13 and D14 of the London Plan.
13)
Sound insulation between flexible commercial space and residential dwellings
No development (apart from demolition and site clearance) shall take place before a scheme of sound insulation, designed to prevent the transmission of excessive airborne and impact noise between the ground floor flexible commercial space and the residential dwellings on the first floor has been submitted to, and approved in writing by the Local Planning Authority.
The sound insulation shall be installed and maintained 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 good living conditions for occupiers of the development in accordance with policies CL5 and CE6 of the Local Plan and D13 and D14 of the London Plan.
14)
Limitations on plant noise
No development (apart from demolition and site clearance) shall commence until a noise survey and report have been submitted to and approved in writing by the Local Planning Authority. The report shall show how noise from building services plant, whether located internally or externally within the development, when installed will comply with the requirements below.
Noise emitted by all building services plant including from atmospheric vents shall be -10dBA below the existing measured lowest LA90 (15min) background noise level at any time when all plant is in use. Where the plant noise source is tonal it shall be -15dBA. The noise emitted shall be measured or predicted at 1.0m from the facade of the nearest residential window or at 1.2m above any adjacent residential garden, terrace, balcony or patio.
The equipment 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, it shall be switched off and not used again until it is able to comply.
Reason: To ensure good living conditions for occupiers of the development in accordance with policies CL5 and CE6 of the Local Plan and D13 and D14 of the London Plan.
15)
Combustion Plant: Diesel Generatorÿ
Part A: Prior to the commencement of development (except demolition and site preparation) details of emission certificates and the results of the NOx emissions testing of each Diesel Generator plant shall be submitted to and agreed in writing with the Local Planning Authority. The details should include the number, generator specification sheets, the associated NOx emissions, details of routine testing, efflux velocity and location/height of the exit flue. Generators with a thermal capacity between 1-50MW are required to apply for a permit to operate under the Medium Size Combustion Plant Directive, although would be exempt from permitting if they only operate for testing purposes of no more than 50-hours per year.ÿÿ
Part B: Prior to the commencement of the development (except demolition and site preparation) details demonstrating that allÿDiesel Generator Plant and associated abatement technologies shall meet a minimum dry NOx emission standard of 95 mg/Nm-3 (at 5% O2) respectively by an accredited laboratory shall be provided following installation and thereafter on an annual basis to verify compliance of the relevant emissions standards. Where any combustion plant does not meet the relevant emission standards stated above, it should not be operated without the fitting of suitable secondary NOx abatement equipment/technology as determined by a specialist to ensure comparable emissions.ÿÿ
Part C: The approved system shall be installed and be operational before occupation of the development. Details to demonstrate where secondary abatement is used for the Diesel Generator the relevant emissions standards in Part B are met within 10 minutes of the generator commencing operation. During the operation of the diesel generators there must be no persistent visible emission. The maintenance and cleaning of the systems shall be undertaken regularly in accordance with manufacturer specifications. The diesel fuelled generators shall only
16)
Contamination - Quantitative risk assessment and remediation strategy
No development shall commence (except for demolition above ground level) until the approved Proposed Intrusive Site Investigation Design (PSID) (condiiton 8 of this permission) has been fully implemented and a report including full details of the intrusive site investigation, a Risk Assessment (RA), an Options Appraisal (OA) and a Remediation Strategy (RS) has been submitted to and approved in writing by the local planning authority.
The intrusive site investigation, RA, OA, RS and any associated reporting shall be undertaken in line with the Environment Agency's current Land Contamination Risk Management Guidance and the Council's guidance or any subsequent updates]
Reason - To ensure any risks from land contamination are both minimised and managed and to comply with the NPPF and Local Plan policy CE7. It is necessary for the condition to be on the basis that 'No development shall commence (except for demolition above ground level) until' as ground works and building design need to be considered within the Options Appraisal and Remediation Strategy to ensure safe development, appropriate building design and in order to ensure an appropriate level of verification information is collected during the course of the development.
17)
Evacuation lifts
Prior to commencement of above ground works (excluding site clearance, demolition and basement works), further details of how the proposed evacuation lifts would be designed to ensure the availability of safe and dignified emergency evacuation for all building users, including through the provision of appropriate protection from fire and smoke, with reference to any design standards and guidance available at the time of construction, shall be submitted to and approved in writing by the local planning authority. The development shall thereafter be carried out in accordance with the approved details.
Reason: To ensure that safe and dignified emergency evacuation is provided for all building users, in accordance with London Plan Policy D5(B).
18)
Ventilation Strategy
Prior to commencement of above ground works in the development hereby permitted, (excluding site clearance, demolition and basement works) a Ventilation Strategy report for the residential use in order to mitigate air pollution shall be submitted to and approved in writing by the Local Planning Authority.
The assessment shall be supported by an assessment to predict fa╪ade concentrations at sensitive receptor locations and specific ventilation requirements to ensure that the national Air Quality Objectives and WHO Guideline Values for Nitrogen Dioxide (NO2) and Particulate Matter (PM10 and PM2.5) are not exceeded in any receptor location. The Ventilation Strategy report should include the following information:ÿ
Details and locations of the air intake locations at rear roof level of the buildings;ÿ
Details and locations of ventilation extracts, chimney/boiler flues, to demonstrate that they are located a minimum of 2 metres away from the fresh air ventilation intakes, openable windows, balconies, roof gardens, terraces; andÿÿ
If part (a) is not implemented details of the independently tested mechanical ventilation system with Nitrogen Dioxide (NO2) and Particulate Matter (PM2.5, PM10) filtration with air intakes on the rear elevations to remove airborne pollutants. The filtration system shall have a minimum efficiency of 75% in the removal of Nitrogen Oxides/Dioxides, Particulate Matter (PM2.5, PM10) in accordance with BS EN ISO 10121-1:2014 and BS EN ISO 16890:2016.ÿ
The whole system shall be designed to prevent summer overheating and minimise energy usage. The maintenance and cleaning of the systems shall be undertaken regularly in accordance with manufacturer specifications and shall be the responsibility of the primary owner of the property. Approved details shall be fully implemented prior to the occupation or use of the development and thereafter permanently retained and maintained.ÿ
Reason: To ensure any impact on air quality is bo
19)
Submission of details
Notwithstanding Condition 2, the following details shall be submitted to and approved in writing by the Local Planning Authority before the relevant parts of the work are begun, and the development shall not be completed otherwise than in accordance with the details so approved:
Detailed plans, sections and elevations at scale 1:20 showing all new external openings.
Detailed plans, sections and elevations at scale 1:10 showing all new railings and balustrades.
Reason: To ensure a high quality development that enhances the visual amenity of the surrounding area in accordance with polices CL1 and CL2 of the Local Plan.
20)
Submission of hard and soft landscaping scheme
Notwithstanding condition 2, a hard and soft landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority before the relevant parts of the work are begun, and the development shall not be completed otherwise than in accordance with the details so approved. The landscaping scheme shall include:
Details of soft planting, including shrubs and herbaceous areas, including details of how the planting will be suited to the likely availability of sunlight in the proposed planting locations and how it will improve biodiversity, including details of a 1.5m deep soft landscaping buffer to be maintained between the edge of the third floor external roof terrace and the boundaries with St Mary's Primary and Nursery School;
Details of enclosures including type, dimensions and treatments of any walls, fences, screen walls, barriers, railings and hedges, including details of the retention or installation of a boundary treatment along the party wall boundary with St Mary's Junior and Primary School, to the height of the existing boundary wall;
Details of hard landscaping, including ground surface materials;
Details of sustainable drainage features to be provided across the site, including blue and green roof systems, and rainwater harvesting;
Children's play space including details of equipment and structures, to meet the requirements of London Plan Policy S4 for the projected child population;
An Urban Greening Factor Plan demonstrating how the development would achieve an Urban Greening Factor of 0.3 or more.
The development shall be carried out only in accordance with the approved details and shall be retained and maintained for the lifetime of the development. All landscaping in accordance with the approved scheme shall be completed/planted during the first planting season following practical completion of the development or first occupation, whichever is sooner. The landscaping and tree plantin
21)
Combustion Plant: Flue Stack Heightÿÿ
Prior to installation of any combustion plant evidence shall be provided to show that any chimney stack or flue shall be located so that it is away from ventilation intakes or accessible areas and at a sufficient height and discharge velocity to disperse the exhaust emissions. Termination height is to meet a minimum of 2.00 metres above any openable window and/or roof amenity area.ÿÿÿ
Reason: To ensure any impact on air quality is both minimised and managed and to comply with the NPPF (2023), and policies CE5 of the Local Plan and SI1 of the London Plan.
22)
Compliance with Energy Statement
The development hereby permitted shall be constructed in accordance with the submitted Energy Statement (XCO2, October 2023). The energy efficiency and sustainability measures set out therein shall be completed and made operational prior to the first occupation of the development, and retained and maintained for the lifetime of the development.
The development shall achieve regulated carbon dioxide emission savings of no less than 67% for the residential floorspace and no less than 25% for the non-residential floorspace against the Target Emissions Rate of Part L of the Building Regulations 2021) as set out in the approved Energy Statement.
Prior to occupation of the development, evidence (including details of specification and physical arrangement of PV panels and air source heat pumps) shall be submitted to and approved in writing by the Local Planning Authority to demonstrate that the development has been carried out in accordance with the approved Energy Strategy and the above minimum reduction in carbon dioxide emissions beyond Part L has been achieved and that all of the approved energy efficiency and sustainability measures have been implemented.
Reason: To ensure that the development contributes to the attainment of sustainable development in accordance with the Development Plan, in particular Local Plan Policy CE1 and London Plan Policy SI2.
23)
Ventilation Strategy (Compliance)
Prior to occupation of the development, details of a post installation report of the approved ventilation strategy shall be submitted to and approved in writing by the Local Planning Authority.
Approved details shall be fully implemented prior to the occupation or use of the development and thereafter permanently retained and maintained.ÿ
Reason: To ensure any impact on air quality is both minimised and managed and to comply with the NPPF (2023), and policies CE5 of the Local Plan and SI1 of the London Plan.
24)
Contamination - Verification report
No occupation or use of the development shall occur until the approved Remediation Strategies (condition 16 of this permission) are implemented and a Verification Report (VR) has been submitted to and approved in writing by the local planning authority.
The VR shall include full details of requirements for ongoing monitoring and maintenance and be prepared in line with the Environment Agency's current Land Contamination Risk Management Guidance and the Council's guidance or any subsequent updates. Ongoing monitoring and maintenance shall be implemented in line with the approved Verification Report.
Reason: To ensure any risks from land contamination are both minimised and managed and to comply with the NPPF and Local Plan policy CE7.
25)
BREEAM Rating - Non-residential
The non-residential floorspace hereby approved in the development (whether fully fitted or shell and core) shall achieve a BREEAM rating of Excellent. Within six months of occupation of the development, evidence that a Post Construction Review Certificate has been issued for the development certifying that a BREEAM rating of Excellent has been achieved shall be submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure that the development contributes to the attainment of sustainable development in accordance with the Development Plan, in particular Local Plan Policy CE1 and London Plan Policy SI5.
26)
Travel Plan
The development hereby approved shall not be occupied until a Travel Plan has been submitted to, and approved in writing by, the Local Planning Authority. The Travel Plan shall be monitored and reviewed in accordance with any targets within the approved Travel Plan, and such record made available upon request by the Local Planning Authority.
Reason - To ensure the safe and sustainable movement of traffic on neighbouring highways, in accordance with the Development Plan, in particular Local Plan Policy CT1 and London Plan Policy T6 and T6.2.
27)
Change of use (GPDO restriction)
The floorspace labelled 'office' approved under this permission and shown on the approved drawings shall not be used, at any time, for purposes other than within Class E(g) of the Town and Country Planning (Use Classes) Order 1987 (as amended) or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification.
Reason: The use of the building for purposes other than predominantly employment uses would unacceptably harm the function and character of the Kensal Employment Zone, contrary to policies CP5 and CF5 of the Local Plan 2019.
28)
Hours of operation (ground floor flexible commercial space)
The hours of operation of the ground floor flexible commercial space shall be restricted to between 08:00 and 22:00 hours seven days a week.
Reason: To safeguard the living conditions of neighbouring residential in accordance with London Plan Policies D13 and D14 and Policy CL5 of the Local Plan.
29)
Restriction on window materials
No translucent or vinyl window materials shall be installed on the north elevation of the development hereby permitted.
Reason: To retain the high quality architectural and urban design of the proposal in accordance with policies CL1, CL2 and CL11 of the Local Plan.
30)
Obscured and non-opening windows
No windows shall be installed on the southern and eastern elevation of residential units (other than internal courtyard elevations) unless the windows are obscure glazed and non-opening below 1.8 metres above finished floor level, and are maintained as such for the lifetime of the development.
Reason: To maintain adequate standards of privacy for users of the adjoining school playground.
31)
Compliance with Arboricultural Impact Assessment and Method Statement
The development shall not be carried out other than in full accordance with the Arboricultural Impact Assessment, Arboricultural Method Statement prepared by Arbtech and dated February 2023, and Tree Protection Plan ref. TPP 01.
Reason: To ensure adequate protection for trees located in the vicinity of the development in accordance with Local Plan policy CR6 and London Plan policy G6.
32)
Wheelchair accessibility
The three wheelchair-accessible residential dwellings in the development hereby approved as shown on the approved drawings (units LV 01-01, LV 02-01 and LV 03-01) shall be built to requirement M4(3)(2)(b) wheelchair user dwellings contained within Part M Volume 1 of the Building Regulations, and shall be retained thereafter. All other dwellings in the development hereby approved as shown on the approved drawings shall be built to requirement M4(2) accessible and adaptable dwellings contained within Part M Volume 1 of the Building Regulations, and shall be retained thereafter.
Reason: To ensure inclusive design and accessibility, in accordance with the Development Plan, in particular Local Plan Policy CH3 and London Plan Policy D7.
33)
Suitable Pump Device
The development hereby permitted shall not be occupied until a suitable pump device is installed.
Reason: To prevent sewer flooding, reduce flood risk and to contribute to sustainability in accordance with policy CL7 of the Local Plan 2019.
34)
Anti-vibration mounts for building services plant
All plant and equipment, including that associated with lifts, 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 Local Plan.
35)
Delivery and Servicing Plan
The development shall not be occupied other than in accordance with the Delivery and Servicing Plan dated November 2022 and prepared by ttp consulting.
Reason: To ensure adequate arrangements for waste storage, deliveries and servicing. In accordance with policies CR7 of the Local Plan and T7 of the London Plan.
36)
Non Road Mobile Machinery (NRMM)
NRMM used on any site within the Clean Air Zone (CAZ) is required to meet Stage IV of EU directive 97/68/EC as a minimum, and NRMM used on the site of any major development within Greater London is required to meet Stage IIIB of EU directive 97/68/EC as a minimum or higher emission standards as set within the NRMM Low Emission Zone (LEZ) at the time of development.ÿÿÿÿ
Reason: To ensure any impact on air quality is both minimised and managed and to comply with the NPPF (2021), and policies CE5 of the Local Plan and SI1 of the London Plan.
37)
Contamination -Unexpected contamination
If during development work unexpected contamination is encountered or suspected, on each occasion development work shall cease in the affected area, other than for actions to make the area safe and prevent further contamination or pollution occurring. Unexpected contamination shall be reported to the Council within 2 working days or as soon as possible if there are significant risks to people or the environment.
Further Intrusive Site Investigation (FSI) shall be undertaken and a Remediation Statement (RS), addressing the unexpected contamination, shall be submitted to and approved in writing by the local planning authority. The FSI and RS shall include full details of requirements for ongoing monitoring and maintenance and be prepared in line with the Environment Agency's current Land Contamination Risk Management Guidance and Council's guidance or any subsequent updates.
Reason: To ensure any risks from land contamination are both minimised and managed and comply with the NPPF and Local Plan policy CE7.
38)
Provision of cycle parking facilities
Prior to first occupation or use of the commercial floorspace hereby permitted, the following elements shall be provided in accordance with the approved drawings and in full working order, and shall be made available to commercial tenants and other users as appropriate:
on-site commercial cycle store;
showers and changing facilities;
entrance to commercial building from Middle Row;
cycle lift from ground floor to lower ground floor;
stairs including cycle channels from ground floor to lower ground floor.
Prior to first occupation or use of the residential units hereby permitted, the following elements shall be provided in accordance with the approved drawings and in full working order, and shall be made available to all residents:
on-site residential cycle store;
entrance loggia; and
connecting corridor.
The cycle parking facilities shall be maintained as such for the lifetime of the development.
Reason: To ensure cycle parking is available at the time of occupation in accordance with policies CT1 of the Local Plan and T5 of the London Plan.
39)
Samples and details of materials
Prior to commencement of the relevant works:
a) Details of all materials to be used on the external faces and roof of the building, including the re-use of existing brickwork and other materials where practicable, shall be submitted to and approved in writing by the Local Planning Authority. Detail shall include elevation drawings clearly showing where they will be used on the building,
b) a sample panel showing the proposed colour, texture, jointing, facebond, mortar and pointing to be used on the external faces of the building shall be provided on site and approved in writing by the local planning authority. The sample panel shall be retained on site until construction work is completed.
The development shall be carried out only in accordance with the approved details and sample panel.
Reason - To preserve the character and appearance of the area and to take into account the principles of the circular economy in accordance with policies of the development plan in particular Policies CL1, CL2 and CL3 of the Local Plan and London Plan Policy D3.
40)
Water Efficiency
Water efficient fixtures and fittings shall be provided in all residential units to achieve a water use target of no more than 105 litres per person per day.
Reason - To ensure efficient use of water and minimise waste, in accordance with Policy SI5 of the London Plan.
41)
Digital connectivity
Notwithstanding condition 2, no development (with the exception of demolition, below ground works and temporary works) shall commence until detailed plans demonstrating the provision of sufficient ducting space for full fibre connectivity infrastructure within the development hereby approved has been submitted to and approved in writing by the Local Planning Authority. The development shall not be completed otherwise than in accordance with the approved details, and shall be retained and maintained for the lifetime of the development:
Reason - To ensure London's global competitiveness now and in the future, in accordance with the Development Plan, in particular London Plan Policy SI6.
42)
Tables and chairs - Limit on hours
The use of external tables and chairs associated with the ground floor flexible commercial space shall be restricted to between 08.00 and 20.00 hours seven days a week.
Reason - To prevent detriment to the living conditions within nearby residential property, and to ensure unobstructed passage of pedestrians on the public footway to accord with the development plan, in particular policies CL5, CT1 and CR3 of the Local Plan 2019.
43)
Secured by Design details
The development hereby permitted shall incorporate security measures to minimise the risk of crime and to meet the specific security needs of the development, in accordance with the principles and objectives of Secured by Design.
Details of these measures shall be submitted to and approved in writing by the local planning authority prior to commencement of development (excluding demolition and site clearance) and shall be implemented in accordance with the approved details prior to occupation.
Reason: In order to achieve the principles and objectives of Secured by Design so to improve community safety, crime prevention and provide a safer environment for future residents and visitors to the site, and to reduce the fear of crime, in accordance with London Plan Policy D11 and Local Plan Policy CL2.
44)
Management plan (ground floor flexible commercial space)
Prior to first occupation or use of the ground floor flexible commercial space, a management plan setting out how the use of the space including any external seating areas shall be managed so as to minimise any nuisance to neighbouring residential properties, shall be submitted to and approved in writing by the local planning authority.
The development shall thereafter be operated only in accordance with the approved details.
Reason: To safeguard the living conditions of neighbouring residential properties in accordance with London Plan Policies D13 and D14 and Policy CL5 of the Local Plan.