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 5, 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)
Materials - To match existing
All work and work of making good shall be finished to match the existing exterior of the building(s) in respect of materials, colour, texture, profile and, in the case of brickwork, facebond and pointing, and shall be so maintained.
Reason - To preserve or enhance the appearance of the building and/or the character of the area in accordance with policies of the development plan in particular policies CL1, CL2, CL3 and CL6 of the Consolidated Local Plan.
4)
Submission of details (Full PP)
No development shall commence on the relevant part of the works 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) Palaeontology building
(i) Sample materials for all the facing materials for the remodelled Paleontology Building following demolition to be available for inspection on site.
(ii) Detailed design of the glazing system and concrete framing systems including detailed sections compared to the existing for the remodelled Paleontology Building.
(ii) Methodology statement for the demolition of the Paleontology tower and retention and making good of the existing fabric.
(b) Entrance from tunnel
(i) Elevational drawing to show the extent of demolition and proposed protection of existing fabric to entrance from tunnel beneath Exhibition Road.
(ii) Elevational drawing to show the extent of demolition and proposed protection of existing fabric to tunnel beneath Exhibition Road.
(iii) Detailed design of the interface between the tunnel paving surfaces and the new entrance threshold to tunnel beneath Exhibition Road.
(iv) Sample panel to be inspected on site of all new facing materials including paving materials to tunnel beneath Exhibition Road.
(v) Structural interventions to the historic fabric of the tunnel.
(vi) Detailed design and colour finish of the proposed tunnel gates
(c) Civic Square extension
(i) Samples of all materials to Civic Square including plinth to lawn, paving, walkways, staircases, cladding and glazing to include the interfaces between Exhibition Road and the Civic Square
(ii) Detailed design drawings of all elevations to Civic Square including sections where appropriate.
(iii) Details of new railings finish plus submission of a fabricated sample.
(iv) Detailed drawings and samples of materials for the rooflights/s
5)
Lower forecourt (Waterhouse frontage)
Notwithstanding any details shown on drawings hereby approved, the lower forecourt directly to the front of the Waterhouse buidling, shall not be used as a parking area.
Reason - The details are material to the acceptability of the proposals, and to ensure accordance with the development plan.
6)
Archaeology - Details of investigation required (Stage 1)
No development (including demolition works) shall take place until a Stage 1 written scheme of investigation (WSI) has been submitted to and approved in writing by the Local Planning Authority. For land that is included within the WSI, no demolition or development shall take place other than in accordance with the agreed WSI, and the programme and methodology of site evaluation shall be carried out and implemented by competent person(s) and/or organisation (s).
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.
7)
Archaeology - Stage 2
In the event of assets of archaeological interest being identified as part of the requirements of Condition 6 above (Stage 1 archaeological investigation) then for those parts of the site which have archaeological interest, a stage 2 WS1 shall be submitted to and approved in writing by the Local Planning Authority, prior to the implementation of the works. For land that is included within the stage 2 WS1, no demolition and/or construction works shall take place other than in accordance with the agreed Stage 2 WSI which shall include the following details:
A - The statement of significance and research objectives, 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 our tin the stage 2 WS1.
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. 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.
8)
Construction Traffic Management Plan (CTMP)
No phase of development shall commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the local planning authority which covers the works to be undertaken in that phase of development. 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;
j) a strategy for coordinating the connection of services on site with any programme work to utilities upon adjacent land; and
k) 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 policies CT1 and CL5 of the Consolidated Local Plan.ÿ It is necessary for the condition to be on the basis that 'No de
9)
Prevention of queues over public pavement
The new museum access point(s) and/or any associated queuing system utilised within the Queens Gate side of the museum grounds shall be managed in a manner so as to prevent obstruction of the public pavement within this western side of the site so that free passage of pedestrians along the footway is maintained.
Reason - The details are material to the acceptability of the proposals, and to ensure accordance with the development plan.
10)
Use of Western Grounds for temporary events
The new temporary event space within the western grounds of the museum site shall not be used until a Construction Traffic Management Plan (required under condition 8 of this permission), has been submitted to and approved in writing by the Local Planning Authority.
Reason - To minimise the impact of the development upon the highway safety and nearby residents' enjoyment of their properties in accordance with policies CT1 and CL5 of the Consolidated Local Plan.ÿ
11)
Sustainable Drainage
Each phase of the proposed redeveloped site shall not be fully operational until all of the following measures relevant to that phase have been installed, made available for use and maintained as approved thereafter:
the flood risk measures proposed in the Flood Risk Assessment and Sustainable Drainage Systems report (SuDS, above ground storage, sustained pumping, non-return valves and suitable pump devices);
all SuDS measures proposed in the Flood Risk Assessment and Sustainable Drainage Systems report.
Reason - To reduce flood risk and to contribute to sustainability in accordance with policy CE2 of the Consolidated Local Plan.
12)
Considerate Constructors Scheme (CCS)
No development within each phase 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 2015. 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.
13)
Dust Mitigation measures
No development within each phase shall commence until a risk assessment stating any relevant measures aimed at minimising dust and emissions during construction phase is carried out and incorporated within the site specific Air Quality Dust Management Plan/Demolition Method Statement and integrated to these documents based on the Mayor's Best Practice Guidance
(The control of dust and emissions from construction and demolition) or alternatively the London Plan control of emissions from construction and demolition SPG. The assessment report(s) shall include an inventory and timetable of dust generating activities, emission control methods and air quality monitoring. The report(s) shall then be submitted to an approved in writing by the Local Planning Authority in consultation with the Directorate of Environmental Health and its recommendations be closely observed during construction phase.
Reason: In order to control the impact of the development on air quality in compliance with the aims of CLP policy CE5, the requiremtns of the NPPF and policy 7.14 of the London 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.
14)
Ecology - Wildlife Garden Translocation Plan
No development shall commence within the relevant phase of works to the Western Grounds, as identified by the Phasing Plan required by Condition 21, until a detailed translocation plan is carried out by a qualified ecologist and submitted to and approved in writing by the Local Planning Authority. Once approved, all habitat translocation shall be carried out in accordance with the details hereby approved. The plan shall include detailed information on the following:
(a) Detailed ecological surveys relating to habitats and associated species.
(b) Aims and objectives of translocation.
(c) Evaluation of ecological requirements of the habitats to be rescued and
translocated (including any interactions with Protected or Notable Species).
(d) Selection of suitable receptor sites(s).
(e) Obtaining other necessary licences
(f) Detailed method statement for habitats translocation.
(g) Locations and timing of works.
(h) Habitat creation and enhancement plans.
(i) Species rescue and translocation plan.
(j) Protected species contingency plan.
(k) Wildlife mitigation plan during construction.
(l) The establishment of native species.
(m) Persons or organisations responsible for the works
(n) Preparation of long term management plan.
Reason: To ensure that important habitats rescued and relocated from the areas where they would otherwise be are neither damaged or destroyed by construction works and to comply with CLP policy CE4. 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.
15)
Ecology - Wildlife Monitoring Plan
No development shall commence on the relevant phases, as identified by the Phasing Plan required by Condition 21, until a detailed Wildlife Monitoring Plan carried out by a qualified ecologist has been submitted to and approved in writing by the Local Planning Authority. Once approved, the site shall be monitored in accordance with the details of the plan. The plan shall include detailed information on the following:
(a) Purpose of monitoring (this should be for the translocation and other works)
(b) Project's aims and objectives.
(c) Key ecological thresholds to be monitored.
(d)Targets and performance standards to be monitored.
(e) Indicators to be used in monitoring.
(g) Data gathering and analysis, location and monitoring.
(h) Timing for monitoring.
(i) Number of years monitoring is to be concluded.
(j) Responsible persons.
(k) Reviews of results.
(l) Adaptative management and remediation.
Reason: To ensure that important habitats rescued and relocated from the areas where they would otherwise be are neither damaged or destroyed by construction works and to comply with CLP policy CE4. 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)
Civic Square - No temporary exhibitions
Notwithstanding any details shown on drawings hereby approved, the new civic square to the eastern side of the site shall not at any time be used for the purposes of temporary exhibitions, displays, events or performances.
Reason - In the interests of the character and appearance of the area and the living conditions of nearby residents.
17)
Protection of trees during construction
No development on the relevant phases, as identified by the Phasing Plan required by Condition 21, shall take place until the measures stated within parts 5, 6 and 7 of the Arboricultural Report by Ruskins dated 6 May 2015 which are aimed at protecting trees of amenity value during construction phase, are fully adhered to and the development shall thereafter take place only in accordance with the measure in that report.
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.
18)
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.
19)
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.
20)
Odours from extraction equipment
Fumes or odours expelled from any flue serving a stove, oven or other cooking device shall not be detectable at the property boundary. If at any time the extraction plant is determined by the local planning authority to be failing to comply with this condition, it (or the source device) 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.
21)
Phasing Plan
No development shall commence before a phasing plan has been submitted to and approved in writing by the Local Planning Authority. This plan shall clearly identify the phasing of the proposed development and which conditions are related to each phase.
Reason - To ensure that the relevant details are provided before each phase of development and to allow the phased delivery of the proposal.