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 10, 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)
Submission of details (Full PP)
The following details shall be submitted to and approved in writing by the local planning authority before the relevant part of the works are begun, and the development shall not be completed otherwise than in accordance with the details so approved:
(a) Details and material samples to be used on the external faces of the site including bricks, mortar, render, metalwork, glazing (material samples to be provided on site);
(b) Detailed drawings of the ground floor facades and entrances including shopfronts, building entrances and service entrances;
(c) Position, specification, and details of all vents at grade level throughout the site;
(d) Detailed drawings of typical windows and openings including fenestration patterns, reveals, cills and lintels, solar shades/light shelves
(e) Details of terraces and boundary treatments (including railings/enclosure to the rooftop and cafe terraces)
(f) Details of all plant enclosures
(g) Details of green roofs including structure, soil depth and planting
(h) Details of treatment to paved area adjacent to Middle Row entrance
(i) A strategy detailing all proposed telecommunications
Reason - To accord with the development plan by ensuring that the character and appearance of the area are preserved and living conditions of those living near the development suitably protected.
4)
Sample panels required
Sample panels of facing brickwork showing the proposed colour, texture, facebond, jointing and pointing of mortar shall be provided on site, and approved in writing by the local planning authority before the relevant parts of the approved works are commenced, and the sample panels shall be retained on site until the work is completed in accordance with the panels so approved.
Reason - To accord with the development plan by ensuring that the character and appearance of the area are preserved.
5)
Roof structures and appliances
No water tank, lift motor room, or other structure or appliance, other than those specifically identified on the approved drawings, shall be erected upon the roof of the building.
Reason - To preserve the character or appearance of the building and townscape, in accordance with policies of the development plan in particular policies CL1, CL2 and CL6 of the Consolidated Local Plan.
6)
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.
7)
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.
8)
Noise report
Prior to first occupation, a noise report shall be 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 of Condition 6 above.
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.
9)
Hours of operation - Any day
The use of the Class A1/A3 unit at ground and first floor levels shall not be carried out other than between 0700 hours and 2300 hours, on any day.
Reason - To prevent any significant disturbance to residents of nearby properties and comply with development plan policies, in particular policy CL5 of the Consolidated Local Plan.
10)
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.
11)
Provide cycle storage prior to occupation
The development shall not be occupied until the cycle storage facilities indicated on the approved plans have been fully implemented and made available for immediate use. 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.
12)
Travel Plan - Details reserved
The building 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 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 policies of the development plan in particular policy CT1 of the Consolidated Local Plan.
13)
Delivering and Servicing Management Plan - Details required
Use of the development shall not be commenced until a detailed Delivery and Servicing Management Plan, showing the provision and position for loading and unloading of goods vehicles, and how deliveries would be co-ordinated, has been submitted to, and approved in writing by, the local planning authority. The approved plan shall be implemented at all times thereafter and shall be so maintained.
Reason - To ensure that the development does not lead to the obstruction of adjacent streets, in accordance with policies of the development plan in particular policy CT1 and CR7 of the Consolidated Local Plan.
14)
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.
15)
Updated air quality assessment and air quality neutral assessment
The development shall not commence until an updated Air Quality Assessment and air quality neutral assessment will be required to include updated information on transport and (if applicable) emissions from the selected energy/heating plant in accordance with GLA guidance. Details must be submitted to and approved in writing by the Local Planning Authority.
Reason: To comply with the requirements of the NPPF and policy CE5 of the Consolidated Local Plan in ensuring that effects upon air quality in the area are minimised. 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)
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 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.
17)
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
18)
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 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.
19)
Sewer flooding
Prior to first occupation of the basement hereby approved, the basement shall be fitted with a positively pumped device designed to remove sewer floodwater from the building, which shall be maintained and functional at all times.
Reason - To protect the building from sewer flooding, in accordance with policies CE2 and CL7 of the Consolidated Local Plan.
20)
Construction and Demolition
No development shall commence until appropriate mitigation measures to minimise dust and emissions are incorporated into a site specific Demolition and Construction Management Plan based on the Mayor's Best Practice Guidance (The control of dust and emissions from construction and demolition). This should include an inventory and timetable of dust generating activities, dust and emission control methods and where appropriate air quality monitoring. This must be
submitted to and approved in writing by the Local Planning Authority. The site will need to comply with the latest Non Road Mobile Machinery requirements. The use of NRMM of net power between 37kW and 560kW is required to meet at least Stage IIIA of the EU Directive 97/68/EC and its amendments. This will apply to both variable and constant speed engines for both NOx and PM. Details must be confirmed of how NRMM standards will be complied with (identified and registered).
Reason - To comply with the requirements of the NPPF and policy CE5 of the Consolidated Local Plan in ensuring that effects upon air quality in the area are minimised. 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)
Low Emission Strategy required
The development shall not be occupied a Low Emission Strategy shall be submitted to and approved in writing by the Local Planning Authority. The Low Emission Strategy shall address the results of the submitted Air Quality Assessment and detail the remedial action and mitigation measures that will be implemented to protect receptors (e.g. abatement technology for energy plant, design solutions). The mitigation measures (including NOx emissions standards for the chosen energy plant) that are required to reduce the exposure of onsite and local receptors to poor air quality and to help mitigate the development's air pollutant impacts, in particular the emissions of NOx and particulates from on-site transport and energy generation sources, shall be implemented in accordance with the Strategy.
Reason - To comply with the requirements of the NPPF and policy CE5 of the Consolidated Local Plan in ensuring that effects upon air quality in the area are minimised.
22)
Ventilation
The development shall not be occupied until details of a system of mechanical ventilation, with filtration to remove airborne pollutants including details of where air intakes would be located, shall be submitted to and agreed in writing by the local planning authority. Filtration should ensure that the national Air Quality Objectives for Nitrogen Dioxide (NO2) and Particulate Matter (PM10) are not exceeded in the properties. The approved system shall be installed before occupation. The system shall be checked and maintained annually, filtration media replaced as necessary to maintain compliance with the above air quality objectives.
Reason: To comply with the requirements of the NPPF, London Plan policy 7.14 and policies CE1 and CE5 of the Consolidated Local Plan in ensuring that effects upon air quality and climate change are minimised.
23)
Contamination - preliminary risk assessment report
No development shall commence (save for demolition) 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.
24)
Contamination - Site Investigation Scheme
No development shall commence (save for demolition) 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.
25)
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.
26)
Contamination - Remediation method statement
Should the Site Investigation Scheme identify remidiation is necessary, 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.
27)
Contamination - Verification report
Once approved the Remediation Method Statement required by condition 28 shall be 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.
28)
Contamination - Long term monitoring
A The development shall not be occupied 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.
29)
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.
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.
30)
Boilers/Energy Plant
Prior to installation details of any proposed boilers and combustion plant shall be forwarded to the Local Planning Authority. Boilers shall have NOx emissions not exceeding 40mg/kWh of dry NOx (at 0% O2) and CHP plant must meet the relevant London Plan Band B emissions. Where any combustion plant does not meet the relevant standard it should not be operated without the fitting of suitable NOx abatement equipment or technology (evidence of installation shall be required).
Reason - To comply with the requirements of the London Plan policy 7.14 and policy CE5 of the Consolidated Local Plan in ensuring that effects upon air quality are minimised.
31)
Sustainable Drainage System (SuDS)
No development shall commence until a comprehensive Sustainable Urban Drainage Systems (SuDS) report should be submitted to and approved the Local Planning Authority. The report should address surface water run-off and provide betterment, including details of the location of the SuDS, their attenuation capacity, structural integrity, construction, operation, and maintenance.
Reason - To reduce flood risk and to contribute to sustainability in accordance with policy CE2 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.
32)
Drainage Strategy
No development shall not commence until a drainage strategy detailing any on and/or off site drainage works, has been submitted to and approved by, the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed
Reason - The development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community in accordance with Policy 5.13 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.
33)
BREEAM Rating - New build non-residential
The non-residential floorspace hereby approved, with the exception of the retail unit, shall achieve a BREEAM rating of Excellent including all of the office and restaurant/bar floor space. The retail units hereby approved shall achieve a BREEM rating of Very Good. None of the non-residential floorspace hereby approved other than the retail units shall be occupied until a design stage interim Excellent certificate has been achieved. None of the retail units hereby approved shall be occupied until a design stage interim Very Good certificate has been achieved. Following the occupation of the non-residential floorspace, with the exception of the retail units, a post construction review certificate, certifying that a BREEAM rating of excellent has been achieved, shall be submitted to the Local Planning Authority within 1 year of the occupation.
Reason - To ensure that the development contributes to the attainment of sustainable development and to comply with policy CE1 of the Consolidated Local Plan.
34)
Change of use (GPDO restriction)
The office accommodation hereby approved shall not be used, at any time, for purposes other than within Class B1 of the Town and Country Planning (Use Classes) Order 1987 (as amended).
Reason - The use of the building for purposes other than B1 would unacceptably harm the Borough's stock of offices, contrary to policy CF5 of the Consolidated Local Plan.