Given The Number Of Conditions Should 66 Pollards Hill North Have Been Approved?

In  approving the planning application to demolish 66 Pollards Hill North and allow the building of 9 two storey houses with rooms in roof space facing onto Pollards Hill North and Beech Road, with associated landscaping, refuse and recycling storage and cycle and car parking, the Planners have placed 22conditions on the scheme. 

This is yet another example of not requiring applicants to submit more detail before the decision was taken, creating more work for the Planners and difficulties for objectors to follow and comment on the applications on how the conditions will be met. The Government’s National Planning Policy Framework advises against too many conditions.

The first two conditions are standard ones including requiring adherence to the drawings. The other 20 conditions are as follows.

Construction Logistics Plan

‘3 Prior to the commencement of development, including demolition, a (CLP) shall be submitted to and approved in writing by the Local Planning Authority. The CLP shall include the following information for all construction phases of the development: a) Hours of construction; b) Hours of deliveries; c) Parking of vehicles associated with deliveries, site personnel, operatives and visitors taking into account the bus route and entrance to the allotment d) Facilities for the loading and unloading of plant and materials; taking into account the bus route and entrance to the allotment e) Details of any site hoardings; f) Details of the precautions to guard against the deposit of mud and substances on the public highway; g) Dust control methods. h) Condition of the highway survey All construction phases of the development shall be carried out strictly in accordance with the details so approved. Reason: To safeguard the amenity of surrounding residents and the area generally, and to prevent adverse impacts upon the transport network during the construction phase of the development. This condition is required to be pre-commencement to ensure that all phases of construction do not adversely impact the amenity of surrounding residents and the area generally, and do not adversely impact upon the transport network.’

Tree protection plan

‘4 Prior to demolition and construction works, unless otherwise agreed in writing by the Local Planning Authority the development shall be carried out in accordance with the submitted and approved tree protection plan. Reason: To ensure that trees which contribute to visual amenity can be retained and are not damaged by the construction and associated works.’

Construction Environmental Management Plan

‘5 Prior to the commencement of development including demolition, a (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following. a) Risk assessment of potentially damaging construction activities. b) Identification of “biodiversity protection zones”. c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements to include: pollution prevention measures for nearby designated sites, predemolition inspection for bats, precautionary measures for reptiles, stag beetle, badger and hedgehog, sensitive lighting during demolition and construction period and nesting bird checks, alongside any other measures that may arise). d) The location and timing of sensitive works to avoid harm to biodiversity features. e) The times during construction when specialist ecologists need to be present on site to oversee works. f) Responsible persons and lines of communication. g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. h) Use of protective fences, exclusion barriers and warning signs. i) Containment, control and removal of any Invasive non-native species present on site, replacement planting with native species should be detailed. The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority Reason: To conserve protected and Priority species and allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended) and s40 of the NERC Act 2006 (Priority habitats & species) as updated by the Environment Act 2021.

Materials, Elevations, Gutters etc

‘6 Prior to the commencement of above ground works, full details of the following shall be submitted to and approved in writing by the Local Planning Authority: a) External facing materials including samples of all facing materials and finishes; b) Detailed elevations indicating material specification including visible plumbing, gutters, drainage and ductwork details and lintels. The development shall be carried out strictly in accordance with the details thus approved. Reason: To ensure that the appearance of the development is acceptable and contributes towards a high quality built environment.’

Junctions & Windows

‘7 Prior to the commencement of above ground works, full details of the following shall be submitted to and approved in writing by the Local Planning Authority: a) 1:20 details of key material junctions and window fenestration, including window reveals which should aim to be a minimum depth of 225mm. The development shall be carried out strictly in accordance with the details thus approved. Reason: To ensure that the appearance of the development is acceptable and contributes towards a high quality built environment.’

Flooring Levels, Landscaping, Boundaries, Maintenance/Management, Biodiversity Enhancements

‘8 Prior to the commencement of above ground works, full details of the following shall be submitted to and approved in writing by the Local Planning Authority: a) Finished floor levels, gradients and hard landscaping materials (including samples as appropriate) b) Soft landscaping details, including existing planting to be retained, the species, size and density of proposed new planting, as well as the dimensions of new trees; c) Boundary treatments and screening; including proposed boundary treatment between private gardens and amenity spaces and submitted in 1:20 sections/elevation drawings d) A maintenance/management plan for all aspects of the hard and soft landscaping e) Green roof details to refuse storage structure and flat roof areas of the houses e) biodiversity enhancements The details approved shall be provided and completed in accordance with this condition prior to the first occupation of the development, and maintained for the lifetime of the development with the exception of new planting which shall be provided and completed in accordance with this condition prior to the end of the first planting season following completion of the development, and maintained for a period of five years from the date of planting. Any new planting which dies, is severely damaged, becomes seriously diseased or is removed within that period shall be replaced by planting of a similar size and species to that originally planted. Reason: To ensure that the appearance of the development is acceptable, contributes towards a high quality built environment, and provides a sufficient quantum and quality of child play and communal amenity space.’

Land and Floor Levels

‘9 Prior to the commencement of above ground works, full details of the following shall be submitted to and approved in writing by the Local Planning Authority: a) Detailed section drawings confirming changes in land levels and finished floor levels (including detailed structural design of floor and roof build-ups). The development shall be carried out strictly in accordance with the details thus approved. Reason: To ensure that the appearance of the development is acceptable and contributes towards a high quality built environment.’

Surface Water Drainage Scheme

10 Prior to the commencement of above ground works, a detailed surface water drainage scheme incorporating the following measures shall be submitted to and approved in writing by the Local Planning Authority: a) Calculation of the existing and proposed run-off rate (which should achieve greenfield run-off rates unless an alternative rate is adequately justified and achieved); b) Confirmation of the impermeable and permeable site areas used for the infiltration calculations; c) Details of the on-site infiltration drainage; d) Details of the on-site attenuation tank; e) Details of further sustainable drainage measures; f) An updated layout plan (to scale) of the proposed drainage scheme; g) Details of the ownership and /or maintenance agreement for the SUDS on the site. The approved scheme shall be implemented prior to the first occupation of the development and maintained thereafter. Reason: To ensure surface water runoff is managed safely and effectively to manage flood risk to/from the development.’

Biodiversity Enhancement Strategy

‘11 Prior to the commencement of above ground works, a Biodiversity Enhancement Strategy, providing the finalised details and locations of the enhancement measures as recommended above. As a minimum this shall include: Landscape plans should include high numbers of native species and not specify non-native/ornamental varieties. Biodiverse roofs wherever possible (i.e. bin stores, cycle stores, outbuildings) to include native species or those of wildlife value, installation of external and integrated bird and bat boxes including sparrow terraces, hedgehog connectivity measures in fences, floral turfs rather than amenity grassland to boost wildlife gain, provision of bug boxes and hedgehog homes as well as a sensitive lighting scheme. The Defra Biodiversity Metrics or London’s Urban Greening Factor can be utilised and submitted to support this finalised document. This document shall be submitted to and approved in writing by the local planning authority. The content of the Biodiversity Enhancement Strategy shall include the following: a) Purpose and conservation objectives for the proposed enhancement measures; b) detailed designs to achieve stated objectives; c) locations of proposed enhancement measures by appropriate maps and plans; d) persons responsible for implementing the enhancement measures; e) details of initial aftercare and long-term maintenance (where relevant). The works shall be implemented in accordance with the approved details prior to occupation and shall be retained in that manner thereafter. Reason: To enhance Protected and Priority Species/habitats and allow the LPA to discharge its duties under the s40 of the NERC Act 2006 (Priority habitats & species) as updated by the Environment Act 2021.’

Structural Stability and Foundations, Retaining Walls

‘12 Prior to the commencement of above ground works, full details of the following , shall be submitted to and approved in writing by the Local Planning Authority: a) Full details of structural stability and foundations b) Retaining walls The development shall be carried out strictly in accordance with the details thus approved and shall be retained in that manner thereafter. Reason: To ensure that the appearance of the development is acceptable and contributes towards a high quality built environment.’

Security & Parking Requirements

‘13 Prior to the occupation of development details of the following must be submitted to and approved in writing by the Local Planning Authority: a) security lighting b) visibility splays, parking layout/egreeses to each parking spaces c) full details of electric charging points for car parking d) cycle storage appearance The development shall be carried out strictly in accordance with the details thus approved and shall be retained in that manner thereafter. Reason: To ensure that the appearance of the development is acceptable and contributes towards a high quality built environment. 14 Prior to the occupation of development details of the following must be submitted to and approved in writing by the Local Planning Authority: a) refuse storage structures The development shall be carried out strictly in accordance with the details thus approved and shall be retained in that manner thereafter. Reason: To ensure that the appearance of the development is acceptable and contributes towards a high quality built environment.’

Carbon Emissions

‘15 The development hereby permitted shall achieve a minimum 19% improvement in the Dwelling Emission Rate (DER) over the Target Emission Rate (TER) as defined in Part L1A of the Building Regulations (2013). Reason: To ensure high standards of sustainable design and construction in new development.’

Ecological Mitigation

‘16 All mitigation measures and/or works shall be carried out in accordance with the details contained in the submitted ecological reports and shall be retained in that manner thereafter. Reason: To conserve and enhance Protected and Priority species and allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017, the Wildlife & Countryside Act 1981 and s40 of the NERC Act 2006 (Priority habitats & species) as updated by the Environment Act 2021.’

Water Efficiency

‘17 The development hereby permitted shall achieve a minimum water efficiency standard of 105/litres/person/day. Reason: To ensure high standards of sustainable design and construction in new development’

Windows

‘18 No additional windows shall be formed in the western flank elevations of the proposed building of House 1 and the approved windows to be installed in the flank elevations of the building at first floor level and above shall be glazed with obscure glass of an obscurity level of no less than 3 and non-opening below 1.7m in height and shall thereafter be permanently retained as such. Reason: To safeguard the amenity of adjacent residents and the area generally.’

Roof Areas

‘19 The roof area(s) of the structures hereby permitted and approved shall not be used as a balcony, roof garden or similar area and notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) no alterations shall be carried out to create access to it. Reason: To safeguard the amenity of adjacent residents and the area generally.’

Permitted Devlopment Rights

‘20 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) no development relating to Class A, B, C, D and E of Part 1 of Schedule 2 (Householder Permitted Development Rights) shall be undertaken without the prior written approval of the Local Planning Authority. Reason: To safeguard the amenity of adjacent residents and the area generally.’

Building Regulations Compliance

‘21 All of the residential units within the development hereby approved shall be constructed and fitted out to comply with the Building Regulations 2010 (as amended) optional requirement M4(2) ‘accessible and adaptable’, save for at least 1 of the homes which shall comply with either the optional requirement M4(3)(2)(a) ‘wheelchair adaptable’, or the optional requirement M4(3)(2)(b) ‘wheelchair accessible’. Such provision shall be reasonably maintained for the lifetime of the development. Reason: To ensure the adequate provision of accessible and adaptable dwellings and wheelchair adaptable and wheelchair accessible dwellings.

Fire Safety Strategy

‘22 The development must be carried out in accordance with the provision of the submitted Fire Safety Strategy unless otherwise approved in writing by the Local Planning Authority. Reason: To ensure that the development incorporates the necessary fire safety measures.’

About seancreighton1947

I have lived in Norbury since July 2011. I blog on Croydon, Norbury and history events,news and issues. I have been active on local economy, housing and environment issues with Croydon TUC and Croydon Assembly. I have submitted views to Council Committees and gave evidence against the Whitgift Centre CPO and to the Local Plan Inquiry. I am a member of Norbury Village Residents Association and Chair of Norbury Community Land Trust, and represent both on the Love Norbury community organisations partnership Committee. I used to write for the former web/print Croydon Citizen. I co-ordinate the Samuel Coleridge-Taylor and Croydon Radical History Networks and edit the North East Popular Politics history database. I give history talks and lead history walks. I retired in 2012 having worked in the community/voluntary sector and on heritage projects. My history interests include labour, radical and suffrage movements, mutuality, Black British, slavery & abolition, Edwardian roller skating and the social and political use of music and song. I have a particular interest in the histories of Battersea and Wandsworth, Croydon and Lambeth. I have a publishing imprint History & Social Action Publications.
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