1
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.
2
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.
3
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.
4
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.
5
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.
6
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.
7
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.
8
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.
9
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.