Agenda item

Railway Approach Hampden Road N8 0HG

Meeting of Planning Sub Committee, Monday, 12th September, 2016 7.00 pm (Item 23.)

Demolition of the existing buildings and redevelopment of the site to provide two buildings of between 4 and 14 storeys in height comprising 174 residential units (Use Class C3) and 294 sqm flexible B1 floorspace, including the provision of private and communal amenity areas, child play space, secure cycle parking, car parking, refuse and recycling storage areas and other associated development

RECOMMENDATION: grant permission subject to a s106 legal agreement and subject to conditions.

Minutes:

The Committee considered a report on the application to grant planning permission for the demolition of the existing buildings and redevelopment of the site to provide two buildings of between 4 and 14 storeys in height comprising 174 residential units (Use Class C3) and 294 sqm flexible B1 floorspace, including the provision of private and communal amenity areas, child play space, secure cycle parking, car parking, refuse and recycling storage areas and other associated development. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to a s106 Legal Areement and subject to conditions.

The planning officer gave a short presentation highlighting the key aspects of the report. The attention of the Committee was drawn to a tabled addendum setting out the proposed conversion of a number of conditions to informatives.

A number of objectors addressed the Committee and raised the following points:

· The scheme was welcomed in terms of the provision of new housing, in particular affordable units.

· The primary objections were to the 14 storey height proposed which would be out of proportion and dominating in terms of size and scale over the predominantly 2 and 3 storey housing in the vicinity. The design ignored local character and would be a blot on the landscape.

· Traffic levels would increase on Hampden Road as the main entranceway to the site. There were also safety issues as the junction was already challenging for HGV vehicles to negotiate due to the location of the mosque on the corner.

· There was already considerable pressure in the area on public services such as school places and which would be exacerbated by the cumulative demand associated with scheme plus other development schemes recently approved in the immediate area.

· It was questioned why a retrograde approach seemed to be taken towards the acceptability of high tower block developments and which prioritised the developer’s profits at the expense of local residents.

· The level of local opposition to the scheme was considerable.

· There was no justification within Council policy for such a tall tower in the location as it was not one of the four sites identified as suitable for such buildings within the site allocations SPD. Additionally, the design was not of the exceptional design quality demanded for such tall buildings.

· The proximity of Hornsey station and Haringey Heartlands should not be used as a justification for a building of 14 storeys. Tall buildings permitted in Heartlands would be up a maximum 10 storeys high.

· The position taken that the scheme would enhance views to and from heritage assets such as Alexandra Palace was refuted.

· 80% of the site was in the path of the Locally Significant View from the top of Cranley Gardens, a fact which had not been referenced by the applicant.

· The scheme included no social housing provision and little public space.

· The scheme would set a dangerous precedent for future planning decisions.

Cllrs Brabazon and Ibrahim addressed the Committee as local ward councillors and raised the following issues:

· The site was not identified as a location for tall buildings inline with DM6 and as such would set a dangerous precedent.

· The proportion of affordable housing should be set at 40% to justify the 14 storeys sought. None of the units in the scheme would be affordable for families in housing need in the borough and it was questioned whether the Council would have nomination rights for the affordable units from the housing register.

· The Council’s housing service had identified that the scheme was not policy compliant in terms of tenure mix and dwelling mix.

· The 37.6% affordable housing units masked the high number of one bed units set at 80/85% affordable rent. It also included only 17 three bedroom family units, with only 10 of these set at affordable rent, rendering only 5% units genuinely affordable for local people at 50% market rent. There were concerns even the affordable rent units would be unaffordable for local people.

Cllr Strickland addressed the Committee in his capacity as Cabinet Member for Housing, Regeneration and Planning and raised the following points:

· Significant engagement had been undertaken with local residents including the mosque and ward councillors

· The onsite affordable housing provision at nearly 40% was at a high level rarely achieved for a private development on private land.

· The Council’s draft Housing Strategy set out maximum affordable rent levels according to bedroom size, and with which the scheme broadly complied. There would be nomination rights from the housing register as was standard.

· The developer had provided an increase in employment space onsite at the request of the Council.

· The height was appropriate due to proximity to the station and the impact softened by using a stepped down design to make it suitable and appropriate for the area.

The Committee raised the following points in discussion of the application:

· Concern was expressed that the affordable units would not be pepperpotted across the scheme. In response, the applicant advised that the separation of affordable and open market units was the preferred management system for housing associations.

· In response to a request, officers agreed to add a condition restricting the erection of satellite dishes.

· Arrangements for the allocation of parking spaces onsite was questioned. Officers advised that this would be set out in the Parking Management Plan on a needs basis, with priority given for the disabled access and family sized units.

· Clarification was sought on the proposed housing mix being non policy compliant. Officers responded that the proposed mix was compliant with the emerging draft Housing Strategy and London Plan and aimed to maximise the number of three bed affordable units.

· Concerns were raised over the visual impact of the scheme on listed buildings in the area and whether there was any potential to reduce the number of storeys as a result. Officers emphasised that the Committee had to determine the application before them and as such there was no scope to reduce the number of storeys. The Conservation Officer advised that only one element of the scheme was 14 storeys in height. This would have a visual impact on the setting of heritage assets in the surrounding area including Hornsey High Street but due to the overall separation distances and landscaping plans, the visual impact would be limited. The statutory assessment of harm was thereby considered to be less than substantial and was exceeded by the benefits of the scheme. Efforts had been made to articulate the height of the scheme and the additional mass. The increase in height of the tallest element from 12 to 14 storeys had been a proposal from the QRP to improve the design.

Representatives for the applicant addressed the Committee and raised the following points:

· The scheme would provide much needed high quality new homes including affordable units, over 290sqm of high quality employment space and an active frontage.

· The impact of the height was minimised as far as possible through a slender tower and stepped design approach, increasing in height from the suburban side on Wightman Road to the highest element adjacent to the station.

· Overlooking to neighbours had been assessed as acceptable due to good design and the separation distances.

· Wide consultation had been undertaken with local residents and officers and changes made as a result of feedback received.

· Contributions would be made to highways improvements including to Wightman Road, travel plan monitoring, access to car clubs etc.

· The site was a sustainable, opportunity location near the station.

The Committee raised the following points in discussion of the representations:

· Further explanation was sought on the relationship between the height of the scheme and the proximity of the station. Officers advised that the site was separated from the Ladder area surrounded as it was by railway line to two sides and a rail depot. The design stepped down to nearby residential areas with the pinnacle point closest to the station. The scheme was highly accessible and would help to mark the point of the station as a landmark.

· In response to concerns raised by the local ward councillors, clarification was sought on whether affordable housing rent levels and arrangements could be firmed up. The applicant explained that discussions were at early stage with registered housing providers but that it was anticipated that one bed affordable units would be set at 80/85% market rent level, two beds 70% and three beds 50%. It was also emphasised that housing associations would not be willing to take on the management of the affordable units if they were pepperpotted across the site.

· Concerns were raised that the level of parking proposed onsite was inadequate inline with average car ownership in the area and in consideration that excess capacity could not be absorbed in surrounding roads with CPZs in place. The transport officer emphasised the Council’s policy position of reducing car ownership and encouraging sustainable transport. The scheme was policy compliant in terms of parking and included provision in excess of the minimum requirement due to the high PTAL of solely disabled parking. It was confirmed that future residents would be unable to obtain CPZ permits.

· In response to concerns raised about the potential for different management standards to be implemented for the affordable and open sale housing units, officers proposed that a condition be added setting out a defined management specification for the whole site.

· The Committee questioned whether future access to the New River could be secured. Officers agreed that this could be added as an informative. The applicant agreed that this would be acceptable although the land was under separate ownership.

The Chair moved the recommendation of the report including additional conditions restricting the erection of satellite dishes and adoption of a defined specification for future management of the site and an informative covering future access to the New River and it was

RESOLVED

· That planning application HGY/2016/1573 be approved subject to a s106 Legal Agreement and subject to conditions.

· That the Head of Development Management be authorised to issue the planning permission and impose conditions and informatives subject to the signing of a section 106 Legal Agreement providing for the obligation set out in the Heads of Terms.

· That the section 106 legal agreement referred to above be completed no later than 31/10/2016 or within such extended time as the Head of Development Management or the Assistant Director Planning shall in her/his sole discretion allow and that following completion of the agreement(s) referred to above within the time period provided for above, planning permission be granted in accordance with the Planning Application subject to the attachment of conditions.

· That delegated authority be granted to the Assistant Director/Director or the Head of Development Management to make any alterations, additions or deletions to the recommended heads of terms and/or recommended conditions as set out in this report and to further delegate this power provided this authority shall be exercised in consultation with the Chairman (or in their absence the Vice-Chairman) of the Sub-Committee.

Conditions

Applicant’s drawing No.(s) 6538-D1000, 6538-D1100. 6538-D1101, 6538-D1102 6538-D1700, 6538-D1701, 6538-D1702, 6538-D9200, 6538-D9201, 6538-D9202, 6538-D9203, 6538-D9204, 6538-D9205, 6538-D9206, 6538-D9207, 6538-D9208, 6538-D9209, 6538-D9210, 6538-D9211, 6538-D9212, 6538-D9213, 6538-D9214, 6538-D9214, 6538-D9800, 6538-D9801, 6538-D9802, 6538-D9803, 6538-D9707, 6538-D9708, 6538-D9720, 6538-D9500, 6538-D9501, 6538-D9502.

- Air Quality Assessment prepared by MLM Environmental dated April 2016

- Arboricultural Method Statement prepared by Ian Keen Limited

- Archeological Desk-Based Assessment prepared by CgMs Consulting

- Geoenvironmental interpretative report prepared by CGL Providing Ground Solutions

- Cover letter prepared by Fairview New Homes Ltd dated April 2016

- Crime Impact Statement prepared by Formation Architects dated April 2016

- Daylight and Sunlight Report prepared by CHP Surveyors Ltd dated April 2016

- Design and Access Statement prepared by Formation Architects dated April 2016

- Addendum to the Design and Access Statement dated August 2016

- Surface Water/SUDs Strategy prepared by Infrastructure Design Limited

- Ecology Assessment prepared by Ecology Solutions dated April 2016

- Employment Land report prepared by JLL dated April 2016

- Energy Statement prepared by Low Energy Consultancy Ltd dated May 2016

- Foul Sewerage and Utilities Assessment dated April 2016

- Heritage, Townscape and Visual Impact Appraisal prepared by NLP dated April 2016

- Noise Impact Assessment prepared by Grant Acoustics dated May 2016

- Planning Statement prepared by JLL dated April 2016

- Statement of Community Involvement prepared by Curtain & Co dated April 2016

- Sustainable Design and Construction Statement prepared by Low Energy C Ltd dated May 2016

- Transport Assessment prepared by AECOM consultancy dated April 2016

- Residential Travel Plan prepared by AECOM dated April 2016

- Aboricultural Report prepared by Ian Keen Ltd

- Waste Management Statement dated April 2016

1. The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

2. The development hereby authorised shall be carried out in accordance with the following approved plans and specifications:

6538-D1000, 6538-D1100. 6538-D1101, 6538-D1102 6538-D1700, 6538-D1701, 6538-D1702, 6538-D9200, 6538-D9201, 6538-D9202, 6538-D9203, 6538-D9204, 6538-D9205, 6538-D9206, 6538-D9207, 6538-D9208, 6538-D9209, 6538-D9210, 6538-D9211, 6538-D9212, 6538-D9213, 6538-D9214, 6538-D9214, 6538-D9800, 6538-D9801, 6538-D9802, 6538-D9803, 6538-D9707, 6538-D9708, 6538-D9720, 6538-D9500, 6538-D9501, 6538-D9502.

Reason: In order to avoid doubt and in the interests of good planning.

3. Samples of all materials to be used in conjunction with the proposed development for all the external surfaces of buildings hereby approved, shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced. Samples should include type and shade of cladding, window frames and balcony frames, sample panels or brick types and a roofing material sample combined with a schedule of the exact product references. The development shall thereafter be implemented in accordance with the approved samples.

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity.

4. Details of the proposed boundary treatment shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development. The approved boundary treatment shall thereafter be installed prior to occupation of the new residential unit.

Reason: In the interest of the visual amenity of the area and residential amenities of neighbouring occupiers

5. The details of all levels on the site in relation to the surrounding area be submitted and approved by the Local Planning Authority prior to the commencement of the development

Reason: In order to ensure that any works in conjunction with the permission hereby granted respects the height of adjacent properties through suitable levels on the site.

6 No development (excluding demolition) shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved. These details shall include: proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (eg. drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); retained historic landscape features and proposals for restoration, where relevant.

Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme]. The soft landscaping scheme shall include detailed drawings of:

Those new trees and shrubs to be planted together with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development, excluding demolition. Such an approved scheme of planting, seeding or turfing comprised in the approved details of landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner). Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species. The landscaping scheme shall be implemented in accordance with the approved details and retained thereafter.

Reason: In order for the Local Planning Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the visual amenity of the area consistent with Policy 7.21 of the London Local Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Policy UD3 of the Haringey Unitary Development Plan 2006.

6 A post construction certificate confirming that the development undertook a BREEAM UK New Construction 2014, for the office development on this site that will achieve a “very good” outcome (or equivalent) shall be submitted to and approved in writing by the Local Planning Authority at least 6 months of completion on site.

In the event that the development fails to achieve the agreed rating for the development, a full schedule and costings of remedial works required to achieve this rating shall be submitted for our written approval with 2 months of the submission of the post construction certificate. Thereafter the schedule of remedial works must be implemented on site within 3 months of the local authorities approval of the schedule, or the full costs and management fees given to the Council for offsite remedial actions.

Reasons: In the interest of addressing climate change and to secure sustainable development in accordance with London Plan (2011) polices 5.1, 5.2,5.3 and 5.9 and policy SP:04 of the Local Plan.

7 The sustainability measures as set out in the set of environmental documents submitted as part of the application must be delivered.

Measures that the Council will expect to see delivered on site, and evidenced through the development process include:

- That the scheme has signed up to the Considerate Constructors Scheme and will demonstrate how best practice standards with a score of above 26 (as per the Sustainability Statement);

- That the development will incorporate bat boxes into the trees and other suitable locations along the river edge (as per the Ecological Assessment / Sustainability Assessment)

- That the buildings will integrate bird boxes on the northern flank on the buildings within the building structure (not wooden but integrated bricks) (as per the Ecological Assessment / Sustainability Assessment)

- That the buildings will integrate insect boxes (insect hotels) on the northern flank on the buildings within the building structure (not wooden but integrated bricks) (as per the Ecological Assessment / Sustainability Assessment)

- That an area of approx 350 m² of the total roof area is covered with PV panels (as per the Energy Strategy);

- That an area of approx of 700 m² of the roof space will be a living roof spread out over multiple roofs (as per the floor plan maps);

The applicants will provide evidence that the above have been delivered to the local planning authority at least 6 months of completion on site for approval.

In the event that the development fails to deliver the required measures, a full schedule and costings of remedial works shall be submitted for our written approval. Thereafter the schedule of remedial works must be implemented on site within 3 months of the local authorities approval of the schedule, or the full costs and management fees given to the Council for offsite remedial actions.

Reasons: In the interest of addressing climate change and to secure sustainable development in accordance with London Plan (2011) polices 5.1, 5.2,5.3 and 5.9 and policy SP:04 of the Local Plan.

9. The Energy measures as set out in Energy Statement, Railway Approach, Hampden Road, Hornsey. By Low Energy Consultancy Ltd, version 3 and dated 25 July 2016 must be delivered.

The development shall then be constructed in strict accordance of the details so approved, and shall achieve the agreed carbon reduction of a 35.2% carbon reduction beyond building regulations 2013. The equipment and materials shall be maintained as such thereafter. Confirmation of this must be submitted to the local authority at least 6 months of completion on site for approval and the applicant must allow for site access if required to verify delivery.

Should the agreed target not be able to be achieved on site through energy measures as set out in the afore mentioned strategy, then any shortfall should be offset at the cost of £2,700 per tonne of carbon plus a 10% management fee.

Reason: To comply with London Plan Policy 5.2. and local plan policy SP:04

10. Prior to commencement on site details of the living roofs shall submitted to the local authority for approval. This will include the following:

· A roof(s) plan identifying where the living roofs will be located and total area covered;

· Confirmation that the substrates depth range of between 100mm and 150mm across all the roof(s);

· Details on the diversity of substrate depths across the roof to provide contours of substrate. This could include substrate mounds in areas with the greatest structural support to provide a variation in habitat;

· Details on the diversity of substrate types and sizes;

· Details on bare areas of substrate to allow for self colonisation of local windblown seeds and invertebrates;

· Details on the range of native species of wildflowers and herbs planted to benefit native wildlife. That the living roofs will not rely on one species of plant life such as Sedum (which are not native);

· Details of the location of log piles / flat stones for invertebrates;

The living roofs will not be used for amenity or sitting out space of any kind. Access will only be permitted for maintenance, repair or escape in an emergency.

The living roofs shall then be carried out strictly in accordance with the details approved by the Council and shall be maintained as such thereafter.

Reason: To ensure that the development provides the maximum provision towards the creation of habitats for biodiversity and supports the water retention on site during rainfall. In accordance with regional policies 5.3, 5.9 and 5.11 of the London Plan (2011) and local policy SP:05 and SP:13.

11. A revised air quality assessment (including the air quality neutral assessment) to show that it is capable of meeting this emission level or that it will meet the emission standards set in the London plan Sustainable Design and Construction SPG for Band B as the data again is not provided in units which are directly comparable to the standard shall be submitted, along with the site investigation report, to the Local Planning Authority for approval prior to the commencement of the development.

Reason: To ensure the development meets the emission standards set in the London plan Sustainable Design and Construction SPG for Band B

12. Prior to commencement of the development, details of the CHP must be submitted to evidence that the unit to be installed complies with the emissions standards and stack discharge velocity as set out in the GLA SPG Sustainable Design and Construction for Band B. A CHP Information form must be submitted to and approved by the LPA.

Prior to installation details of all the chimney heights calculations, diameters and locations, maintenance schedules and confirmed emissions of selected CHP plant (including abatement equipment if relevant), to meet Band B of the GLA SPG Sustainable Design and Construction and shall be submitted to the Local Planning Authority for approval.

Reason: To Comply with Policy 7.14 of the London Plan and the GLA SPG Sustainable Design and Construction, protect local air quality and ensure effective dispersal of emissions.

13. Before development commences other than for investigative work:

a) Using information obtained from the report CGL report dated May, 2016 (ref CG/18644) additional site investigation, sampling and analysis shall be undertaken.

The investigation must be comprehensive enough to enable:-

- a risk assessment to be undertaken,

- refinement of the Conceptual Model, and

- the development of a Method Statement detailing the remediation

requirements.

The risk assessment and refined Conceptual Model shall be submitted, along with the site investigation report, to the Local Planning Authority.

b) If the risk assessment and refined Conceptual Model indicate any risk of harm, a Method Statement detailing the remediation requirements, using the information obtained from the site investigation, and also detailing any post remedial monitoring shall be submitted to, and approved in writing by, the Local Planning Authority prior to that remediation being carried out on site.

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

14. Where remediation of contamination on the site is required completion of the remediation detailed in the method statement shall be carried out and a report that provides verification that the required works have been carried out, shall be submitted to, and approved in writing by the Local Planning Authority before the development is occupied.

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

15. No works shall be carried out on the site until a detailed Air Quality and Dust Management Plan (AQDMP), detailing the management of demolition and construction dust, has been submitted and approved by the LPA. The plan shall be in accordance with the GLA SPG Dust and Emissions Control and shall also include a Dust Risk Assessment.

Reason: To Comply with Policy 7.14 of the London Plan

16 Prior to the commencement of any works the site or Contractor Company is to register with the Considerate Constructors Scheme. Proof of registration must be sent to the LPA.

Reason: To Comply with Policy 7.14 of the London Plan



17 No works shall commence on the site until all plant and machinery to be used at the demolition and construction phases have been submitted to, and approved in writing by, the Local Planning Authority. Evidence is required to meet Stage IIIA of EU Directive 97/68/ EC for both NOx and PM. No works shall be carried out on site until all Non-Road Mobile Machinery (NRMM) and plant to be used on the site of net power between 37kW and 560 kW has been registered at http://nrmm.london/. Proof of registration must be submitted to the Local Planning Authority prior to the commencement of any works on site.

Reason: To protect local air quality and comply with Policy 7.14 of the London Plan and the GLA NRMM LEZ.

18 No works shall commence on the site until all plant and machinery to be used at the demolition and construction phases have been submitted to, and approved in writing by, the Local Planning Authority. Evidence is required to meet Stage IIIA of EU Directive 97/68/ EC for both NOx and PM. No works shall be carried out on site until all Non-Road Mobile Machinery (NRMM) and plant to be used on the site of net power between 37kW and 560 kW has been registered at http://nrmm.london/. Proof of registration must be submitted to the Local Planning Authority prior to the commencement of any works on site.

Reason: To protect local air quality and comply with Policy 7.14 of the London Plan and the GLA NRMM LEZ.

19. A pre?commencement site meeting must be specified and attended by all interested parties, (e.g. Site manager, Consultant Arboriculturist, Council Arboriculturist and Contractors) to confirm all the protection measures to be installed for trees and discuss any construction works that may impact on the trees.

Reason: In order to safeguard the tree in the interest of visual amenity of the area consistent with Policy 7.21 of the London Plan 2011, Policy SP11 of the Haringey Local Plan and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

20. Robust protective fencing / ground protection must be installed under the supervision of the Consultant Arboriculturist, prior to the commencement of demolition and retained until the completion of construction activities. It must be designed and installed as recommended in the Arboricultural method statement. The tree protective measures must be inspected or approved by the Council Arboriculturist, prior to the commencement of demolition. The tree protective measures must be periodically checked the Consultant Arboriculturist

21. All construction works within root protection areas (RPA) or that may impact on them, must be carried out under the supervision of the Consultant Arboriculturist.

22. The development hereby permitted shall not be begun until details of the design, implementation, maintenance and management of the sustainable drainage scheme have been submitted to and approved in writing by the local planning authority in consultation with the Environment Agency. Those details shall include:

a) Information about the design storm period and intensity, discharge rates and volumes (both pre and post development), temporary storage facilities, means of access for maintenance, the methods employed to delay and control the surface water discharged from the site and the measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters;

b) Any works required off-site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culverts where relevant);

c) Flood water exceedance routes, both on and off site;

d) A timetable for its implementation, and

e) A management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by an appropriate public body or statutory undertaker, management and maintenance by a Residents’ Management Company or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.

Once approved, the scheme shall be implemented, retained, managed and maintained in accordance with the approved details.

Reason: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity, and ensure future maintenance of the surface water drainage system.

23. No part of any phase of the development shall begin until details for the disposal of surface water using (Sustainable drainage systems) and sewage has been submitted to and approved in writing by the Local Planning authority. All works that form part of the approved scheme shall be carried out before any part of the development in that phase or sub phase is occupied.

Reason:To prevent the increased risk of flooding and to improve water quality.

24. The drainage system must be maintained by the developer prior to adoption to ensure it functions as designed and in accordance with the approved drainage strategy. The maintenance requirements set out below must be submitted to and approved in writing by the local planning authority.

Reason: To ensure the drainage system functions as designed and approved prior to adoption

25. No development shall take place until a detailed design and associated management and maintenance plan of surface water drainage for the site using sustainable drainage methods has been submitted to and approved in writing by the Local Planning Authority. The approved drainage system shall be implemented in accordance with the approved detailed design prior to the use of the building commencing.

Reason: To ensure that the principles of sustainable drainage are incorporated into this proposal.

26. No building or use hereby permitted shall be occupied or the use commenced until the sustainable drainage scheme for this site has been completed in accordance with the submitted details. The sustainable drainage scheme shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan.

Reason: To ensure that the principles of sustainable drainage are incorporated into this proposal and maintained thereafter

27. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

Reason:To protect groundwater. No site investigation fully characterises a site.

28. No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a “long-term monitoring and maintenance plan”) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

Reason: To protect groundwater

29. No drainage systems for the infiltration of surface water drainage into the ground at this site is permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

Reason

To protect groundwater. Infiltrations SUDs/ soakaways through contaminated soils are unacceptable as contaminants can remobilise and cause groundwater pollution

30 Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

Reason; To protect groundwater

31. The Environment Agency recommends the removal of all underground storage tanks (USTs) that are unlikely to be reused. Once the tanks and associated pipelines have been removed, samples of soil and groundwater should be taken to check for subsurface contamination. If soil or groundwater contamination is found, additional investigations (possibly including a risk assessment) should be carried out to determine the need for remediation

Reason; To protect groundwater

32. The proposed development is located within Source Protection Zone 1 of a groundwater abstraction source. These zones are used for potable water sources for public supply for which Thames Water has a statutory duty to protect. Consequently, development shall not commence until details have been submitted to and approved by the Local Planning Authority in consultation with Thames Water, of how the developer intends to ensure the water abstraction source is not detrimentally affected by the proposed development both during and after its construction.

Reason: To ensure that the water resource is not detrimentally

affected by the development.

33. Thames Water requests that further information on foundation design be submitted for detailed consideration. This will include ? a. the methods to be used b. the depths of the various structures involved c. the density of piling if used d.details of materials to be removed or imported to site. More detailed information can be obtained from Thames Water's Groundwater Resources Team by email at GroundwaterResources@Thameswater.co.uk or by telephone on 0203 577 3603.

Reason – to better assess the risk to water resources from the construction of the foundations

34. Development should not be commenced until: Impact studies of the existing water supply infrastructure have been submitted to, and approved in writing by, the local planning authority (in consultation with Thames Water). The studies should determine the magnitude of any new additional capacity required in the system and a suitable connection point.

Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with the/this additional demand.

35. 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 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 impact on local underground sewerage utility infrastructure.

36. Full details including scaled drawings and the manufacturer’s specification for the proposed cycle parking arrangements will need to be provided, to confirm the arrangements proposed will be adequate in terms of spacing, manoeuvring room and the like to access the parking, and to demonstrate that the manufacturer’s specifications for installation will be met. These details to be submitted to and approved in writing by the local planning authority prior to occupation.

Reason: To promote travel by sustainable modes of transport to and from the site in particular by bicycles.

37. A Delivery and Servicing Plan to be submitted and approved in writing by the local planning authority prior to occupation of the development which details the numbers of expected movements, the types of vehicles that will visit the site and the arrangements for making deliveries so that there are no adverse impacts on the highway. It should also contain details of the arrangements for refuse and recycling collections.

Reason: To reduce congestion on the highways network

38. A Construction Logistics Plan to be submitted and approved in writing by the local planning authority prior to commencement of development The site is located in a busy area with existing demands on the Highway Network, and the demolition and build out needs to be carefully planned and managed to minimise construction impacts. The CLP needs to detail the following and can be covered by condition;

 Contract Programme/duration

- Numbers and types of construction vehicles attending the site on a daily/weekly basis

- Means of managing/scheduling the construction vehicles attending site to ensure highway impacts are minimised, including avoidance of movements in the AM and PM peak hours

- Details of any temporary Highway measures proposed to facilitate the works

- Arrangements to prevent/minimise travel by car to the site by construction staff and labour.

39. All excavations/ earthworks carried out in the vicinity of Network Rail property/ structures must be designed and executed such that no interference with the integrity of that property/ structure can occur. If temporary works compounds are to be located adjacent to the operational railway, these should be included in a method statement for approval by Network Rail. Prior to commencement of works, full details of excavations and earthworks to be carried out near the railway undertaker's boundary fence should be submitted for the approval of the Local Planning Authority acting in consultation with the railway undertaker and the works shall only be carried out in accordance with the approved details. Where development may affect the railway, consultation with the Asset Protection Project Manager should be undertaken. Network Rail will not accept any liability for any settlement, disturbance or damage caused to any development by failure of the railway infrastructure nor for any noise or vibration arising from the normal use and/or maintenance of the operational railway. No right of support is given or can be claimed from Network Rails infrastructure or railway land.