This is an HTML version of an attachment to the Freedom of Information request 'Design and Heritage'.


 
 
Time Limits – reserved matters 
The first application for approval of reserved matters shall 
be made to the local planning authority before the 
expiration of three years from the date of this permission. 
Comment [RS1]: First reserved 
All subsequent reserved matters applications shall be 
matters application within five years 
submitted no later than five  ten  years  from the date of 
this permission.  
Comment [RS2]: Within fifteen 
 
years of the date of implementation 
Reason: To comply with the provision of Section 92(2) of 
Comment [KRS3]: Cannot agree 
this; 15yrs is far too long, and the time 
the Town and Country Planning Act 1990.  
period cannot be linked to 
 
implementation. ES refers to a 10 yr 
total build. 

 
 
Time Limits – implementation 
The development hereby permitted shall be begun before 
the expiration of two  three  years  from that date of 
approval of the first of the reserved matters to be 
approved. 
Comment [RS4]: Shall be begun 
before the expiration of six years from 
The relevant parcel(s) must be begun no later than the 
the date of this permission, or two 
years from the date of the approval of 
expiration of two (2) years from the final approval of the 
the first reserved matter, whichever is 
Reserved Matters applications for the relevant parcel (or 
the later. 
part therein), or in the case of approval on different dates, 
the final approval of the last such matter to be approved. 
Reason: To comply with the provision of Section 51 of 
the Planning and Compulsory Purchase Act 2004. 

 
 
Phasing  
 
No development shall take place until a programme of 
phasing for the implementation of the whole development 
has been agreed in writing by the Local Planning 
Authority and takes into account the timescales set out in 
Condition 1. 
This programme shall include details, where available, of 
the timing for the delivery of: 
• Hard/soft landscaping 
• The  public open spaces ( The ‘Clearing’, The Meander 
and The Water Garden) 
• The public realm relative to each phase 
 
Any amendment to the approved phasing programme 
must be first agreed in writing by the Local Planning 
Authority.  
 

Reason: 
To ensure satisfactory comprehensive 
development and proper planning of the area. 

 
 
Scheme  Parameters  -  Compliance with the Submitted 
Information 
 
 The submission of all reserved matters and the 
implementation of the development hereby permitted 
shall be carried out in accordance with the following 
drawings and other documents: 
•  Parameter Plans: 01754-JTP-DR-MP-PP-001 Rev 
P5, 01754-JTP-DR-MP-PP-002 Rev P5, 01754-
JTP-DR-MP-PP-003 Rev P5, 01754-JTP-DR-MP-
PP-004 Rev P5, 01754-JTP-DR-MP-PP-005 Rev 
P5, 01754-JTP-DR-MP-PP-006 Rev P5, 01754-
JTP-DR-MP-PP-007 Rev P5, 01754-JTP-DR-MP-
PP-008 Rev P5, 01754-JTP-DR-MP-PP-009 Rev 
P5, 01754-JTP-DR-MP-PP-0010 Rev P5, 01754-
JTP-DR-MP-PP-011 Rev P5, 01754-JTP-DR-MP-
PP-012 Rev P5, 
•  Other plans: PB9283-RHD-GE-SW-DR-R-0093 
rev. P04 
•  Development specification: Development 
Specifications Rev 2 as prepared by wsp. 
•  Design Code: Design Code document Osterley 
Place (ref. 01754) revised January 2021 prepared 
by JTP received on 22 January 2021. 
 
 
Reason: For the avoidance of doubt, and in the interests 
of proper planning and to define the scope of this 
permission. 

 
 
Reserved Matters 
For each phase (or part therein) of the development, 
details of the following matters (reserved matters) as 
relevant to that phase shall be submitted to the Local 
Planning Authority and no work except for demolition, site 
clearance and remediation shall start within the relevant 
phase (or part therein) until the Local Planning Authority 
has approved all of the reserved matters for that phase: 
• Layout (to include details of the areas to be used for 
each land use and including car and cycle parking) 
• Vehicular and pedestrian access within the site and to 
the building(s)  

• Appearance 
• Scale 
• (Hard and soft) Landscaping 
Thereafter the development hereby approved shall be 
carried out in accordance with the approved details. 
 
Reason: For the avoidance of doubt and in the interest of 
proper planning and to comply with the EIA Directive and 
to ensure that high standards of urban design, 
landscaping and environmental mitigation are achieved 
and that a proper record is kept, and in order that the 
Council may be satisfied as to the details of the 
development in the interests of the visual amenity of the 
area and to satisfy the requirements of policies CC1 and 
CC2 of the adopted Local Plan. 

 
 
Land Use 
The maximum permitted floorspace (gross internal area 
in square meters) for each use granted by this 
permission shall be: 
•  Residential (Use Class C3) – 146,700sq.m (up to 
1,677 residential units and including all ancillary 
areas but excluding energy centre, plant, refuse, 
car parking and cycle parking) 
•  Residential (use Class C3 ) – 160,400 sq.m (up to 
1,677 residential units and including all ancillary 
areas) 
Comment [DM5]: duplication 
•  Flexible commercial floor space (Use Classes E) – 
Comment [KRS6]: This isn’t 
5,000sq.m 
duplication, the floorspace is 
distinguished between the uses. i.e this 
•  Pub/drinking establishment/Mobility Hub (Sui 
second bullet point includes the energy 
centre etc 
Generis) – 1,000sq.m 
Reason: To ensure that the development is carried out in 
accordance with the approved plans and other submitted 
details and to ensure that the quantum of floorspace 
keeps within the parameters assessed pursuant to the 
Environmental Statement in relation to the development, 
that the Council may be satisfied as to the details of the 
development in the interests of the visual amenity of the 
area and to satisfy the requirements of policies CC1 and 
CC2 of the adopted Local Plan. 

 
 
Design Codes 
All applications for Reserved Matters approval shall be 
accompanied by a Design Statement which shall explain 
how the proposal conforms to the requirements of the 
approved Design Code Document (Ref: Design Code  

Osterley Place  01754) dated January 2021 prepared by 
JTP and referred to in Condition 4 above. 
Reason: For the avoidance of doubt, to accord with the 
terms of the application and to provide an appropriate 
design, appearance, scale and form of development in 
the interests of the visual amenity and character of the 
area in accordance with London Plan (2021) policies and 
adopted HLP policies Cc1, Cc2, CC3 and CC4. 

 
 
Reserved Matters Details 
Except for any works relating to demolition, site 
clearance, remediation, development shall not 
commence within a phase (or part therein), until details of 
the following matters have been submitted to and 
approved in writing by the LPA phase (or part therein): 
a) Design Statement, as set out in Condition 6 
b) Floor, elevation and section plans; 
c) Details of ground floor level shopfronts (where 
proposed and available at the time of reserved matters 
submission); 
d) Details of the internal space standards, unit-size mix, 
Wheelchair Standards of residential units; 
e) BREEAM Pre-Assessment for Non-residential 
elements; 
f) Daylight and Sunlight Report including shadow plot 
diagrams; 
g) Details of play space, amenity space and landscaping 
strategy; 
h) Details of the works to the public realm and highways, 
including any traffic calming measures; 
i) Planning Statement; 
j) Statement of Community Involvement; 
k) Affordable Housing Statement; 
l) Updated Phasing Strategy (if relevant); 
m) Fire Strategy; 
n) Whole Life Carbon Assessment 
o) Drainage assessment form, strategy, drainage design 
and maintenance 
p) Wind assessment 
q) Ecology; enhancements and mitigation measures, 
urban greening factor 0.4 and Biodiversity net gain 
calculations 

Reason: For the avoidance of doubt and in the interest of 
proper planning and to comply with the EIA Directive and 
to ensure that high standards of urban design, 
landscaping and environmental mitigation are achieved 
and that a proper record is kept, and in order that the 
Council may be satisfied as to the details of the 
development in the interests of the visual amenity of the 
area and to satisfy the requirements of policies CC1 and 
CC2 of the adopted Local Plan. 

 
 
Details of Materials 
Except for any works relating to demolition, site 
clearance, remediation, piling and/or substructure, the 
relevant phase (or part therein) of the development 
hereby approved shall not commence until details 
(including sample panels where appropriate) of the 
materials to be used for the external surfaces for each of 
the buildings and hard-surfaced areas within the relevant 
plot (or part therein) shall be submitted to and approved 
in writing by the Local Planning Authority, and this 
condition shall apply notwithstanding any indications to 
these matters which have been given in this application.  
The development shall be carried out in accordance with 
the approved details. 
Reason: To ensure that all built development would be of 
a high-quality design standard and in order that the 
Council may be satisfied as to the details of the 
development in the interests of the visual amenity of the 
area and to satisfy the requirements of policies CC1 and 
CC2 of the adopted Local Plan. 
10 
 
 
Height Limitation on Buildings and Structures (temporary 
/ permanent) 
No building or structure of the development hereby 
permitted shall exceed 105m Above Ordnance Datum 
(AOD). 
Reason: Development exceeding this height could have 
the potential to impact the Instrument Flight Procedures 
(IFP’s) surrounding Heathrow Airport and endanger 
aircraft movements and the safe operation of the 
aerodrome. 
11 
 
 
Construction Logistics Plan 
No development shall take place, including any works of 
Comment [RS7]: include wording to 
demolition, until a Construction Logistics Plan (CLP) for 
allow this condition to be discharged 
the relevant phase has been submitted to, and approved 
on a phased basis 
in writing by, the local planning authority. The Plan shall 

accord with TfL guidance and shall include: 
i.              a site plan (showing the areas set out 
below) 
ii.             confirmation that a pre-start record of 
site conditions on the adjoining public highway will 
be undertaken with Hounslow Highways and a 
commitment to repair any damage caused 
iii.            provision for the parking of vehicles of 
site operatives and visitors  
iv.           provisions for loading, unloading and 
storage of plant and materials within the site 
v.            details of access to the site, including 
means to control and manage access and egress 
of vehicles to and from the site for the duration of 
construction including phasing arrangements  
vi.           details of vehicle routeing from the site to 
the wider strategic road network 
vii.          the erection and maintenance of security 
hoarding including decorative displays and 
facilities for public viewing, where 
appropriate  
viii.         provision of wheel washing facilities at 
the site exit and a commitment to sweep adjacent 
roads when required and at the request of the 
council 
ix.           a scheme for recycling/disposing of 
waste resulting from demolition and construction 
works 
x.            measures to ensure the safety of all 
users of the public highway especially cyclists and 
pedestrians in the vicinity of the site and especially 
at the access 
xi.           commitment to liaise with other 
contractors in the vicinity of the site to maximise 
the potential for consolidation and to minimise 
traffic impacts. 
xii.          avoidance of peak hours for deliveries 
and details of a booking system to avoid vehicles 
waiting on the public highway 
xiii.         all necessary traffic orders and other 
permissions required to allow safe access to the 
site to be secured and implemented prior to 
commencement of construction  
xiv.         details of the construction programme 
and a schedule of traffic movements 
xv.          the use of operators that are members of 
TfL’s Freight Operator Recognition Scheme 
(FORS) 
xviii. confirmation that all vehicles associated with 

the works will only park/ stop at permitted 
locations and within the time periods permitted by 
existing on-street restrictions. 
xvii. demonstrate integration with the approved 
CLP for any other phase under construction 
The approved Plan shall be adhered to throughout the 
construction period. 
Reason. To ensure highway safety is maintained and 
preserved in accordance with policy EC2 of the Local 
Plan 
 
12 
 
 
Construction Environmental Management Plan 
No demolition or construction shall take place until a 
detailed Construction Environment Management Plan 
(CEMP) has been submitted to and approved in writing by 
the Local Planning Authority. The CEMP shall provide 
details of how demolition and construction works are to 
be undertaken and include: 
 
•  The identification of stages of works;  
•  Setting of appropriate noise criteria, trigger levels 
and how exceedances of those levels will be 
responded to by the construction contractor 

•  Detailed calculation of noise and vibration of the 
construction phases based upon the latest and 
most up to date information 

•  Details of working hours, which unless otherwise 
agreed with the Local Planning Authority shall be 
limited to 08.00 to 18.00 Monday to Friday and 
08.00 to 13.00 on Saturdays);  

•  Procedures for maintaining good public relations 
including complaint management, public 
consultation and liaison;  

•  Monitoring of construction noise levels affecting 
the nearest noise sensitive receptors.  
•  Review and implementation of mitigation 
measures (as appropriate) as defined in BS 5228: 
Parts 1 and 2: 2009 Noise and Vibration Control 
on Construction and Open Sites shall be 
undertaken to ensure noise disturbance from 
construction works is minimised.  

 
Reason: In order to safeguard the amenities of adjoining 
residents and the amenities of the locality in accordance 


with Local Plan policies CC1, CC2 and EQ5. 
13 
 
 
Submission of a Construction Management Strategy 
Development shall not commence within a phase (or part 
therein), until Development shall not commence until a 
construction management strategy (CMS) has been 
Comment [RS8]: include wording to 
submitted to and approved in writing by the Local 
allow this condition to be discharged 
Planning Authority covering the application site (or 
on a phased basis 
relevant part(s)) and any adjoining land which will be 
used during the construction period. Such a strategy shall 
include the following matters:  
• 
details of cranes and other tall construction 
equipment (including the details of obstacle lighting) – 
Such schemes shall comply with Advice Note 4 ‘Cranes’ 
(available at http://www.aoa.org.uk/wp-
content/uploads/2016/09/Advice-Note-4-Cranes-
2016.pdf). 
The approved strategy (or any variation approved in 
writing by the Local Planning Authority) shall be 
implemented for the duration of the construction period. 
 
Reason: To ensure that construction work and 
construction equipment on the site and adjoining land 
does not conflict with Instrument Flight Procedures 
serving Heathrow Airport and endanger aircraft 
movements and the safe operation of the aerodrome. 
and 
To ensure the development does not endanger the safe 
movement of aircraft or the operation of Heathrow Airport 
through interference with communication, navigational 
aids and surveillance equipment.   
14 
 
 
Hours of Work 
No demolition or construction work shall take place on the 
site except between the hours of 8am to 6pm on 
Mondays to Friday and 9am to 1pm on Saturdays and not 
at all on Sundays and Public Holidays without the prior 
written agreement of the Local Planning Authority. 
 
Reason: In order to safeguard the amenities of adjoining 
residents and the amenities of the locality in accordance 
with Local Plan policies CC1, CC2 and EQ5. 
 
15 
 
 
Construction Noise Limits  
Based upon guidance contained within BS 5228:2009 + 
A1:2014: Noise, Noise levels from construction works at 

nearby existing and proposed residential receptors shall 
not exceed the following construction noise criteria:  
 
Daytime works will not exceed 75 dB LAeq,T at the 
worst-affected residential property during the following 
time periods:  
• 
Monday to Friday (08:00 – 18:00 hours)  
• 
Saturday (08:00 to 13:00 hours)  
 
Works outside of the standard hours will be subject to 
prior agreement and prior notice will be provided to the 
London Borough of Hounslow. 
Reason: In order to safeguard the amenities of adjoining 
residents and the amenities of the locality in accordance 
with Local Plan policies CC1, CC2 and EQ5. 
 

16 
 
 
Bird Hazard Management Plan 
Development shall not commencePrior to 
commencement of superstructure works in relation to any 
building within the first phase  until a Bird Hazard 
Management Plan has beenshall be submitted to and 
approved in writing by the Local Planning Authority. The 
submitted plan shall include details of: 
Comment [RS9]: why does this need 
to be pre-commencement> Suggest 
- Management of any flat/shallow pitched/green roofs on 
prior to superstructure works on first 
buildings within the site which may be attractive to 
phase 
nesting, roosting and “loafing” birds. The management 
Comment [KRS10]: Heathrow have 
plan shall comply with Advice Note 3 ‘Wildlife Hazards’ 
confirmed agreement to this amended 
(available at http://www.aoa.org.uk/wp-
wording 
content/uploads/2016/09/Advice-Note-3-Wildlife-
Hazards-2016.pdf). 
The Bird Hazard Management Plan shall be implemented 
as approved and shall remain in force for the life of the 
buildingdevelopment. No subsequent alterations to the 
plan are to take place unless first submitted to and 
approved in writing by the Local Planning Authority. 
 
Reason: It is necessary to manage the flat roofs to 
minimise its attractiveness to birds which could endanger 
the safe movement of aircraft and the operation of 
Heathrow Airport. 
 
Information 
The Bird Hazard Management Plan must ensure that 
flat/shallow pitched roofs be constructed to allow access 


to all areas by foot using permanent fixed access stairs 
ladders or similar. The owner/occupier must not allow 
gulls, to nest, roost or loaf on the building. Checks must 
be made weekly or sooner if bird activity dictates, during 
the breeding season. Outside of the breeding season gull 
activity must be monitored and the roof checked regularly 
to ensure that gulls do not utilise the roof.  Any gulls 
found nesting, roosting or loafing must be dispersed by 
the owner/occupier when detected or when requested by 
Heathrow Airside Operations staff. In some instances it 
may be necessary to contact Heathrow Airside 
Operations staff before bird dispersal takes place. The 
owner/occupier must remove any nests or eggs found on 
the roof. 

 
The breeding season for gulls typically runs from March 
to June. The owner/occupier must obtain the appropriate 
licences where applicable from Natural England before 
the removal of nests and eggs.
 
17 
 
 
Landscape Management 
 
a) Prior to the occupation of the relevant plot (or part 
therein) of the development hereby approved, a 
landscape management plan for that plot (or part therein) 
of the development, including long term design 
objectives, management responsibilities and 
maintenance schedules for all landscape areas including 
all proposed trees, shrubs and hedgerows over a 
minimum period of 5 years from the implementation of 
the final planting scheme shall be submitted to and 
approved in writing by the Local Planning Authority and 
be implemented as approved from the date of completion 
of the landscaping scheme for each plot (or part therein). 
 
b) Prior to the occupation of the final plot (or part therein) 
of the development hereby approved, a Comprehensive 
Site Wide Landscape Management Plan shall be 
submitted to and approved in writing by the Local 
Planning Authority. The Comprehensive Site Wide 
Landscape Management Plan shall be implemented as 
approved from the date of completion of the landscaping 
scheme. 
 
Reason: In the interests of the proper maintenance of the 
site and to ensure that the quality of the public realm and 
satisfactory appearance of the site and the adjacent the 
area, that the development will be accessible to all and in 
order that the Local Planning Authority may be satisfied 
that there will be ecological enhancements and as to the 


management of minor artefacts and structures, in 
accordance with Local Plan policies CC1, CC2 and GB7.
 
18 
 
 
Retained Trees 
 
Prior to the commencement of development, a scheme 
for the protection of the retained trees, in accordance 
Comment [RS11]: of relevant phase 
with BS5837:2012 shall be submitted to and approved in 
Comment [KS12]: all trees should 
writing by the Local Planning Authority. The scheme shall 
be protected throughout – it is 
include: 
acknowledged that there may be 
a) A plan to a scale and level of accuracy appropriate to 
different levels of protection at 
different times. This is accounted for 
the proposal that shows the position, crown spread and 
in c. 
Root Protection Area of every tree on site in relation to 
the approved plans and particulars. The positions of all 
trees to be removed shall be indicated on this plan. 
 
b) A schedule of tree works for all the retained trees, 
specifying pruning and other remedial or preventative 
work, whether for physiological, hazard abatement, 
aesthetic or operational reasons. 
All the tree work shall be carried out in accordance with 
BS3998:2010 – Tree Work – Recommendations. 
 
c) The details and positions (shown on plan at paragraph 
(a) above) of the Tree Protection Barriers, identified 
separately where required for different phases of 
construction work. The Tree Protection Barriers must be 
erected prior to each phase of construction commencing 
and remain in place, and undamaged for the duration of 
that phase. No works shall take place on the next phase 
until the Tree Protection Barriers are repositioned for that 
phase. 
 
d) The details and positions of any underground service 
runs shall be shown on the plan required at paragraph 
(a). 
 
The erection of fencing for the protection of any retained 
tree or hedge shall be carried out in complete 
accordance with BS5837:2012, before any equipment, 
machinery, or materials are brought onto the site for the 
purposes of development or other operations. The 
fencing shall be retained intact for the full duration of the 
development until all equipment, materials and surplus 
materials have been removed from the site. If the fencing 
is damaged all operations shall cease until it is repaired 
in accordance with the approved details. Nothing shall be 
stored or placed in any fenced area in accordance with 
this condition and the ground levels within those areas 
shall not be altered, nor shall any excavations be made 
without the written approval of the Local Planning 

Authority. 
 
Reason: To enable the Local Planning Authority to 
ensure the retention of the maximum number of trees on 
the site and their protection from damage, in the interests 
of biodiversity and visual amenity area and to accord with 
policies CC1, CC2 and GB7 of the adopted Local Plan. 
This condition needs to be pre-commencement because 
to assess these details at a later stage may prevent 
achievement of Local Plan requirements. 
 
19 
 
 
External Lighting 
Prior to the installation of any external lighting within each 
phase (or part therein), details to demonstrate that the 
proposed external lighting scheme will comply with the 
‘Guidance Notes for The Reduction of Light Pollution 
2011’ shall be submitted to and approved in writing by 
the LPA. External artificial lighting at the development 
shall not exceed lux levels of vertical illumination at 
neighbouring premises that are recommended by the 
Institution of Lighting Professionals in the ‘Guidance 
Notes For The Reduction Of Light Pollution 2011’. 
Lighting should be minimised and glare and sky glow 
should be prevented by correctly using, locating, aiming 
and shielding luminaires, in accordance with the 
Guidance Notes. 
 
Reason: In the interests of the living conditions of 
occupiers of nearby properties and future occupiers 
of the site, in accordance with HLP policies CC1 and 
CC2. 
 
20 
 
 
Wheelchair Units 
 
A minimum of 10% of the total dwellings shall be 
‘Wheelchair User Dwellings’ built to Building Regulations 
M4(3) standard shall be provided as identified on the 
approved plans. All other dwellinsdwellings shall be 
designed so that they meet building regulation M4 (2) 
'accessible and adaptable dwellings' 
 
Reason: To ensure a socially inclusive and sustainable 
development in accordance with Local Plan Policy SC3 
and policies 3.5 (Quality and design of housing 
developments). 
21 
 
 
Housing Waste and Recycling 
No part of any phase of the development shall be 
occupied until a Waste Management Strategy showing 
full details of the waste and recycling facilities, including 

management of storage areas, internal collection and 
collection from the site, for the relevant residential 
element of the development, has been submitted to the 
Local Planning Authority for approval in writing.  
 
The waste and recycling facilities shall be provided in 
accordance with the agreed details prior to occupation of 
the relevant residential element and such facilities shall 
remain throughout the lifetime of the development and 
shall be used for no other purposes. 
 
Reason: To ensure that refuse can be properly stored 
and removed from the site as soon as the building(s) is 
occupied in accordance with Local Plan Policies CC1, 
CC2 and EQ7. 
 
22 
 
 
Commercial Waste and Recycling 
No commercial unit shall be occupied untill full details of 
the waste and recycling facilities, including management 
of storage areas, internal collection and collection from 
the site, for the relevant commercial unit of the 
development, has been submitted to the Local Planning 
Authority for approval in writing.  
 
The waste and recycling facilities shall be provided in 
accordance with the agreed details prior to occupation of 
the relevant commercial unit and such facilities shall 
remain throughout the lifetime of the development and 
shall be used for no other purposes.other. No refuse or 
recycling waste bins shall be stored outside the building. 
 
Reason: To ensure that refuse can be properly stored 
and removed from the site as soon as the building(s) is 
occupied in accordance with Local Plan Policies CC1, 
CC2 and EQ7. 
 
23 
 
 
Water Use 
 
Prior to first occupation of each residential block 
evidence (schedule of fittings and manufacturer's 
literature) should be submitted to the Local Planning 
Authority and approved in writing to show that the 
development has been constructed in accordance with 
the approved internal water use calculations and an 
internal water use of 105L/person/day or less is 
achieved. 
 
Reason: in order to protect and conserve water supplies 
and resources in accordance with London Borough of 

Hounslow Local Plan Policy EQ2. 
24 
 
 
Delivery and Servicing Plan  
 
Prior to the occupation of the development, a Delivery 
and Servicing Plan (DSP) shall be submitted to and 
approved in writing by the Local Planning Authority. 
 
The delivery and servicing for the development shall be 
carried out in accordance with the approved details at all 
times thereafter. 
 
Reason: In the interests of road safety, in accordance 
with Hounslow Local Plan Policy EC2. 
 
25 
 
 
BREEAM – Design Stage Certificate 
Prior to the commencement of above ground works on 
each phase, a Design stage BREEAM Retail New 
Construction Shell only Design Stage certificate and 
summary score sheet (or such equivalent standard that 
replaces this) must be submitted to and approved in 
writing by the Local Planning Authority to show that an 
‘Excellent’ (minimum score 70%) rating will be achieved. 
 
Reason: To ensure that the development makes the 
fullest contribution to minimising carbon dioxide 
emissions in accordance with according with LP policies 
SI2 and HLP policies EQ1 and EQ2. 
 
26 
 
 
BREEAM – Post Construction Review Certificate 
Within six months of occupation of the commercial units, 
a post-construction stage BREEAM Retail New 
Construction Shell only Design Stage certificate and 
summary score sheet (or such equivalent standard that 
replaces this) must be submitted to and approved in 
writing by the Local Planning Authority to show that an 
‘Excellent’ (minimum score 70%) rating has been 
achieved. 
 
Reason: To ensure that the development makes the 
fullest contribution to minimising carbon dioxide 
emissions in accordance with according with LP policies 
SI2 and HLP policies EQ1 and EQ2. 
 

27 
 
 
Air Quality Monitoring 
Prior to the occupation of the development, diffusion 
tube monitoring will continue at the locations where 
diffusion tube monitoring was undertaken in Figure 1: 

Ramboll Diffusion Tube Monitoring Locations Appendix 
8.3 Ramboll Monitoring Study (Osterley Place, Tesco 
Osterley Site, TW7 5NZ. Volume 1: Environmental 
Statement Main Report Undertaken by Ramboll UK 
Limited, September 2020. Ref: 1620006465 Issue: 
Final) but with additional monitoring at heights of 4, 6 
and 8m, for a minimum of 6 months prior to 
construction, throughout the duration of construction 
works and for a minimum of 12 months after completion. 
If at any time during this monitoring any rolling annual 
average measurement exceeds 36ug/m3 the monitoring 
should continue until levels fall below 36ug/m3  for a 
Comment [RS13]: 38 
minimum period of 24 months rolling annual average 
Comment [KS14]: 36 is specified by 
and provision should be made for filtered mechanical 
our consultants and retained. 
ventilation for facades represented by the monitoring 
exceeded. The filtered mechanical ventilation should be 
and installed and maintained at any occupied dwellings 
throughout the duration of the monitoring. The diffusion 
tube monitoring will utilise the same methodology as 
stated within Appendix 8.3 Ramboll Monitoring Study 
(Osterley Place, Tesco Osterley Site, TW7 5NZ. Volume 
1: Environmental Statement Main Report Undertaken by 
Ramboll UK Limited, September 2020. Ref: 1620006465 
Issue: Final). 
 
Reason: To ensure satisfactory living conditions and 
minimise air pollution in accordance with Local Plan 
policy EQ4. 
 

28 
 
 
Fixed plant Noise criteria 
 
The cumulative noise from any fixed external plant 
associated with the scheme should not exceed levels 
more than 5 dB below representative background (LA90) 
levels at free field locations representing facades of 
nearby existing and proposed dwellings. Noise levels 
should be assessed by measurement or calculation 
based on the guidance presented within BS4142: 
2014+A1:2019 or subsequent versions of this guidance. 
 
 
Reason: To protect the amenities of existing and future 
residents in accordance with Local Plan policy EQ5. 
 
29 
 
 
Internal noise criteria 
 
Maximum noise levels permitted within the dwellings will 
not exceed those that are specified in Table 4 of British 
Standard 8233:2014 [Living Rooms = 35 dB LAeq, 16 
hours; Dining room/area = 40 dB LAeq, 16 hours; 

Bedroom = 35 dB LAeq, 16 hours during day-time (07:00 
- 23:00) and Bedroom = 30 dB LAeq, 8 hours during 
night-time (23:00 - 07:00), night-time (23:00 – 07:00) 
LAmax noise levels within bedrooms do not exceed 45 
dB LAmax more than 10 to 15 times per night. The 
maximum noise levels described must be achieved 
during background ventilation rates as defined in Part F 
of the Building Regulations. 
 
Reason: To protect the amenities of residents in 
accordance with Local Plan policy EQ5. 
 
30 
 
 
Internal transmission of noise from commercial to 
residential dwellings  
 
Details shall be submitted to the Local Planning Authority 
for approval prior to the commencement of construction 
works of the sound insulation of the floor/ ceiling/ walls 
separating the commercial and communal part(s) of the 
premises from dwellings. Details shall demonstrate that 
the sound insulation value DnT,w [and L'nT,w where 
appropriate] is enhanced by at least 10-15dB above the 
Building Regulations value and, where necessary, 
additional mitigation measures are implemented to 
contain commercial/ communal noise the 
commercial/communal areas and to achieve the criteria 
of BS8233:2014 within the dwellings/ noise sensitive 
premises. Approved details shall be implemented prior to 
occupation of the development and thereafter be 
permanently retained. Upon completion, the on-site 
performance of these elements will be demonstrated 
during pre-completion acoustic testing. 
 
Reason: To protect the amenities of existing and future 
residents in accordance with Local Plan policy EQ5 
31 
 
 
Sound Insulation from External Noise Sources 
 
Prior to the development being occupied, facade sound 
insulation tests shall be submitted to and approved in 
writing by the Local Planning Authority. Noise tests shall 
be carried out taking account of worst-case 
environmental conditions, such as easterly operations at 
Heathrow, peak time traffic flows wind speed. Continuous 
logged data shall be submitted. 
 
Reason: To protect the amenities of residents in 
accordance with Local Plan policy EQ5. 
 
32 
 
 
Contamination 

No development (excluding demolition to ground slab 
level) shall commence within a phase (or part therein), 
until: Before the development hereby permitted 
commences: 
Comment [RS15]: Before 
 
commencement (excluding demolition 
a. Details of further intrusive site investigation are 
to ground slab level).  Needs to be 
phased (to allow for the later closure of 
required in addition to the phase 1 desk study and phase 
the petrol station) 
2 intrusive investigation previously submitted. These 
details shall be submitted to, and approved in writing by, 
the Local Planning Authority. The site shall be 
investigated by a competent person to identify the extent 
and nature of contamination. The report should include a 
tiered risk assessment of the contamination based on the 
proposed end use of the site. Additional investigation 
may be required where it is deemed necessary. 
 
b. If required, a scheme for decontamination of the site 
shall be submitted to the Local Planning Authority, for 
written approval. The scheme shall account for any 
comments made by the Local Planning Authority before 
the development hereby permitted is first occupied. 
 
During the course of the development: 
 
c. The Local Planning Authority shall be notified 
immediately if additional contamination is discovered 
during the course of the development. A competent 
person shall assess the additional contamination, and 
shall submit appropriate amendments to the scheme for 
decontamination in writing to the Local Planning Authority 
for approval before any work on that aspect of 
development continues. 
 
Prior to the occupation of the relevant plot (or part 
therein) of the developmentBefore the development is 
first brought into use: 
 
d. The agreed scheme for decontamination referred to in 
clauses b) and c) above, including amendments, shall be 
fully implemented and a written validation (closure) report 
submitted to the Local Planning Authority for approval. 
 
Reason: 
Contamination is known or suspected on the 
site due to a former land use. The LPA therefore wishes 
to ensure that the development can be implemented and 
occupied with adequate regard for public and 
environmental safety. 
 
Supporting notes: 
a. An initial phase 1 desk study has been submitted with 

the original application and is considered satisfactory. A 
phase 2 intrusive investigation has been submitted but it 
did not fully describe the conditions on the site and 
further investigation is needed. The further investigation 
to be submitted will include investigation into outstanding 
contamination issues to be communicated by the local 
planning authority and allow the development of a site 
Conceptual Model (CM), which identifies all potential 
pollutant linkages on the site. Risk assessments must 
adhere to current UK guidance and best 
practice. 
 
b. The scheme for decontamination shall provide details 
of how each potential pollutant 
linkage, as identified in the conceptual model, will be 
made safe. 
 
c. In some instances the LPA may require work on site to 
be ceased whilst the nature of 
additional contamination is investigated fully. 
 
d. The validation report shall revisit the site conceptual 
model, and provide evidence that 
each aspect of the decontamination scheme was carried 
out correctly and successfully. 
This report shall prove that the development is suitable 
for its new use. 
 
e. We request that site investigation reports or site plans 
be sent electronically to 
xxxxxxxxxxx@xxxxxxxx.xxx.xx or by post on a cd or dvd 
wherever possible. 
 
33 
 
 
Air Quality - Construction Machinery 
All Non-Road Mobile Machinery (NRMM) of net power of 
37kW and up to and including 560kW used during the 
course of the demolition, site preparation and 
construction phases shall comply with the emission 
standards set out in chapter 7 of the GLA’ Supplementary 
Planning Guidance “Control of Dust and Emissions 
During Construction and Demolition” dated July 2014 
(SPG), or subsequent guidance. The developer shall 
keep an up to date list of all NRMM used during the 
demolition, site preparation and construction phases of 
the development on the online register at: 
https://nrmm.london/ 
 
The developer shall also demonstrate that proposed 
development is compliant with Building Emissions 

Benchmarks (BEBs), specified in GLA’s Sustainable 
Design and Construction SPG (Apr. 2014). 
 
Reason: To minimise air pollution in accordance with 
Local Plan policy EQ4. 
 

34 
 
 
Habitat Management and Monitoring Plan 
Prior to the commencement of above ground works, a 
Habitat Management and Monitoring Plan shall be 
submitted to and approved in writing by the Local 
Planning Authority. The agreed plan shall be carried out 
and adhered to thereafter. 
 
Reason: To minimise air pollution in accordance with 
Local Plan policy EQ4. 
 
35 
 
 
Sustainable sourcing of materials 
A. No development above ground level shall take place 
within any phase (or part therein),  until details for the 
Comment [RS16]: Needs to be 
relevant phase have been submitted to and approved by 
phased.  
the Local Planning Authority that demonstrate: 
- At least three of the key elements of the building 
envelope (external walls, windows roof, upper floor slabs, 
internal walls, floor finishes/coverings) are to achieve a 
rating of A+ to D in the Building Research Establishment 
(BRE) The Green Guide of specification. 
- At least 50% of timber and timber products are to be 
sourced from accredited Forest Stewardship Council 
(FSC) or Programme for the Endorsement of Forestry 
Certification (PEFC) scheme. 
B. The development shall not be occupied until evidence 
(e.g. photographs and copies of installation contracts) 
has been submitted to the Local Planning Authority to 
demonstrate that the development has been carried out 
in accordance with the approved details under Part A of 
this condition. The development shall be maintained in 
accordance with the approved details at all times 
thereafter. 
Reason: in order to ensure the sustainable sourcing of 
materials in accordance with the London Plan Policy 5.3 
and the Mayor of London’s Sustainable Design and 
Construction SPG. 
36 
 
 
Internal water use 
 

Prior to first occupation of any dwelling within each phase 
evidence (schedule of installed fittings and manufactures 
literature) shall be submitted to and approved in writing 
by the Local Planning Authority to demonstrate that the 
development has achieved an internal water use of 
Comment [RS17]: phased 
105L/person/day or less. 
 
Reason: in order to protect and conserve water supplies 
and resources in accordance with London Plan Policy 
5.15 and the London Borough of Hounslow Local Plan 
Policy EQ2. 
37 
 
 
Submission of SUDS Details 
Development (excluding demolition to ground slab level) 
shall not commence until details of the Sustainable Urban 
Comment [RS18]: excluding 
Drainage Schemes (SUDS) have been submitted to and 
demolition 
approved in writing by the Local Planning Authority. 
Details must comply with Advice Note 6 ‘Potential Bird 
Hazards from Sustainable Urban Drainage Schemes 
(SUDS). The submitted Plan shall include details of: 
• 
Attenuation times 
• 
Profiles & dimensions of water bodies 
• 
Details of marginal planting  
No subsequent alterations to the approved SUDS 
scheme are to take place unless first submitted to and 
approved in writing by the Local Planning Authority. The 
scheme shall be implemented as approved. 
Reason: To avoid endangering the safe movement of 
aircraft and the operation of Heathrow Airport through the 
attraction of Birds and an increase in the bird hazard risk 
of the application site. For further information please refer 
to Advice Note 3 ‘Wildlife Hazards’ (available at 
http://www.aoa.org.uk/wp-
content/uploads/2016/09/Advice-Note-3-Wildlife-
Hazards-2016.pdf). 

38 
 
 
Secure by Design 
The development shall achieve 'Secured by Design' 
accreditation awarded by the Design-Out Crime Officer 
from the Metropolitan Police Service on behalf of the 
Association of Chief Police Officers (ACPO). 
Prior to the occupation of any No dwelling  within each 
phase shall be occupied until 'Secured by Design' 
accreditation shall behas been achieved and evidence of 
such accreditation has been submitted to and approved 
in writing by the Local Planning Authority. 
Comment [RS19]: phased 
Reason: In pursuance of the Council's duty under section 
17 of the Crime and Disorder Act 1998 to consider crime 

and disorder implications in excising its planning 
functions; to promote the well-being of the area in 
pursuance of the Council's powers under section 2 of the 
Local Government Act 2000 and to ensure the 
development provides a safe and secure environment in 
accordance with London Plan Policy D11.  
39 
 
 
Thames Water – Foul Water 
 
No part of the development shall be occupied until 
confirmation has been provided that either:-  
1.  All wastewater network upgrades required to 
accommodate the additional flows from the development 
have been completed; or 
2.  A development and infrastructure phasing plan has 
been agreed with the Local Authority in consultation with 
Thames Water to allow the development to be occupied.   
 
Where a development and infrastructure phasing plan is 
agreed, no occupation shall take place other than in 
accordance with the agreed development and 
infrastructure phasing plan.  
 
Reason:  Network reinforcement works are likely to be 
required to accommodate the proposed development.  
Any reinforcement works identified will be necessary in 
order to avoid sewage flooding and/or potential pollution 
incidents.   
 
The developer can request information to support the 
discharge of this condition by visiting the Thames Water 
website at thameswater.co.uk/preplanning. 
 
40 
 
 
Thames Water -  water network infrastructure 
 
No part of the development shall be occupied until 
confirmation has been provided that either: 
- all water network upgrades required to accommodate 
the additional flows to serve the development have been 
completed; or  
- a development and infrastructure phasing plan has 
been agreed with Thames Water to allow development to 
be occupied.  
Where a development and infrastructure phasing plan is 
agreed no occupation shall take place other than in 
accordance with the agreed housing and infrastructure 
phasing plan. 
 
Reason: The development may lead to no / low water 
pressure and network reinforcement works are 
anticipated to be necessary to ensure that sufficient 

capacity is made available to accommodate additional 
demand anticipated from the new development”  
 
The developer can request information to support the 
discharge of this condition by visiting the Thames Water 
website at thameswater.co.uk/preplanning 
41 
 
 
Drainage 
Prior to commencement of groundworks (excluding site 
investigations and demolition) on any phase, the 
applicant must submit a final detailed drainage design 
including drawings and supporting calculations and 
updated Drainage Assessment Form to the Local 
Planning Authority and Lead Local Flood Authority for 
review and approval in writing. The details must include 
Aa detailed management plan confirming routine 
maintenance tasks for all drainage components must 
also be submitted to demonstrate how the drainage 
system is to be maintained for the lifetime of the 
development. 
 
Reason: To prevent the risk of flooding to and from the 
site in accordance with relevant policy requirements 
including but not limited to London Plan Policy 5.13, its 
associated Sustainable Design and Construction SPG, 
the Non-Statutory Technical Standards for Sustainable 
Drainage Systems and Hounslow Council’s Local Plan 
Policy EQ3. 
42 
 
 
Drainage Implementation 
No building hereby permitted shall be occupied until 
evidence (photographs and installation contracts) is 
submitted to demonstrate that the sustainable drainage 
scheme for the site relevant phase has been completed 
Comment [RS20]: phased 
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 for all of the proposed drainage 
components. 
 
Reason: To comply with the Non-Statutory Technical 
Standards for Sustainable Drainage Systems, the 
National Planning Policy Framework (Paragraph 103), 
the London Plan (Policies 5.12 and 5.13) along with 
associated guidance to these policies and Hounslow 
Council’s Local Plan Policy EQ3. 
 


43 
 
 
Restriction of permitted development rights (Residential 
conversion) 

Notwithstanding the provisions of the Town and Country 
Planning (General Permitted Development) (England) 
Order 2015 (or any order revoking or re-enacting that 
order) no  change of use under Part 3 Class M or Class 
O, Class PA (or any changes affecting these provisions), 
enlargement of the premises or any additional 
structures/buildings within the curtilage of the site shall 
Comment [KRS21]: amended 
be carried out. 
wording, removed unnecessary, 
changes to capture future changes (eg. 
proposed PD rights to change from 
Reason: In the interests of the amenity of the area and 
Class E to resi) Current GPDO 
protect the non-residential function to meet needs of local 
references old use class order, not due 
residents  and in order not that the Local Planning 
to be updated till August 
Authority is able to exercise control over future 
development of the site in accordance with CC1, CC2, 
TC3, TC5 and EQ5 of the adopted Local Plan Policies. 
 
44 
 
 
Restriction of permitted development rights (Residential 
extensions & outbuildings) 

Notwithstanding the provisions of the Town and Country 
Planning (General Permitted Development) (England) 
Order 2015 (or any order revoking or re-enacting that 
order) no enlargement of the premises or any additional 
structures/buildings within the curtilage of the site shall 
be carried out. 
Reason:  In order not to prejudice the amenities of the 
adjoining properties and in order that the Local Planning 
Authority is able to exercise control over future 
development of the site in accordance with Policies CC1, 
CC2 and SC7 of the adopted Local Plan. 
45 
   
Comment [RS22]: repeat of 41 
Drainage 
Comment [KRS23]: to be deleted 
Prior to commencement of groundworks (excluding site 
Formatted:  No bullets or
investigations and demolition) in any phase of the 
numbering
development, the applicant must submit a final detailed 
drainage design including drawings and supporting 
calculations and updated Drainage Assessment Form to 
the Lead Local Flood Authority for review and approval.  
 
A detailed management plan confirming routine 
maintenance tasks for all drainage components must 
also be submitted to demonstrate how the drainage 
system is to be maintained for the lifetime of the 
development. 
 
Reason: To prevent the risk of flooding to and from the 

site in accordance with relevant policy requirements 
including but not limited to London Plan Policy 5.13, its 
associated Sustainable Design and Construction SPG, 
the Non-Statutory Technical Standards for Sustainable 
Drainage Systems and Hounslow Council’s Local Plan 
Policy EQ3 

4645  
 
Comment [RS24]: repeat of 42 
Drainage Implementation 
Comment [KRS25]: to be deleted 
No building hereby permitted shall be occupied until 
evidence (photographs and installation contracts) is 
submitted to demonstrate that the sustainable drainage 
scheme for the site has been completed in accordance 
Comment [RS26]: phase 
with the submitted details. The sustainable drainage 
scheme shall be managed and maintained thereafter in 
accordance with the agreed management and 
maintenance plan for all of the proposed drainage 
components. 
 
Reason: To comply with the Non-Statutory Technical 
Standards for Sustainable Drainage Systems, the 
National Planning Policy Framework (Paragraph 103), 
the London Plan (Policies 5.12 and 5.13) along with 
associated guidance to these policies and Hounslow 
Council’s Local Plan Policy EQ3. 
 

4746  
 
Timing of vegetation clearance (breeding birds).  
All removal of trees, hedgerows, shrubs, scrub or tall 
herbaceous vegetation shall be undertaken between 
September and February inclusive. If this is not possible 
then a suitably qualified ecologist shall check the areas 
concerned immediately prior to the clearance works to 
ensure that no nesting or nest-building birds are present. 
If any nesting birds are present then the vegetation shall 
not be removed until the fledglings have left the nest. 
Reason. All wild birds, their nests and young are 
protected during the nesting period under The Wildlife 
and Countryside Act 1981 (as amended). In the interests 
of nature conservation and biodiversity, in accordance 
with Local Plan Policy GB7. 
 
4847  
 
Ecological Management Plan 
A) No development shall take place until a Construction 
Phasen Ecological Management Plan has been 
Comment [RS27]: should separate 
submitted to and approved in writing by the Local 
this out into two parts – protection 
Planning Authority. 
during construction prior to 
commencement (i and ii), and then 
parts iii to vii can be prior to above 
ground works on relevant phase 

The Construction Phase Ecological Management Plan 
shall incorporate: 
 (i) details of measures to protect breeding birds, nests 
and eggs from mortality/damage, injury and disturbance, 
including avoidance by timing and/or appropriate 
supervision; 
(ii) details of the ecological clerk of works supervision to 
be put in place to monitor the clearance of vegetation to 
ensure no impact on undiscovered or other unexpected 
faunal encounters; 
Prior to above ground works within any phase (or part 
therein), an Ecological Management Plan for the relevant 
Comment [RS28]: Needs to be 
phase shall be submitted to and approved in writing by 
phased.  
the Local Planning Authority. The Ecological 
Comment [RS29]: should separate 
Management Plan shall incorporate: 
this out into two parts – protection 
during construction prior to 
commencement (i and ii), and then 
(iii) an ecological lighting plan; 
parts iii to vii can be prior to above 
ground works on relevant phase 
(iv) details of ecological enhancement and urban 
greening factor, including how the urban greening factor 
is to be delivered and achieved on site; 
(v) details of how the enhancement measures will be 
monitored, managed and maintained, including the long- 
term design objectives, management responsibilities and 
maintenance schedules. 
(vi) Additional detail on location and type of bird/bat 
boxes, maintenance and a commitment that any data 
collected is to be shared with the Council; 
(vii) Species surveys within and around the site to 
demonstrate ecological enhancements 
(viii) demonstrate integration with the approved EMP for 
any other phase  
 
The development shall then be carried out in accordance 
with the approved details and maintained as such 
thereafter. 
Reason: In the interests of Nature Conservation and in 
accordance with Local Plan policies CC1 and GB7, 
London Plan policy 5.10.