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LONDON BOROUGH OF BARKING & DAGENHAM
PLANNING COMMITTEE
28th April 2020
Application for Planning Permission
Case Officer: Grace Liu Valid Date: 22nd January 2020
Applicant: London Borough of Barking
and Dagenham Expiry Date: 18th March 2020
Application Number: 20/00097/FUL Ward: Mayesbrook Ward
Address: Development Site at the Junction of Stamford Road and Woodward Road,
Dagenham.
The purpose of this report is to set out the Officer recommendations to Planning Committee regarding an
application for planning permission relating to the proposal below at the development site at the Junction
of Stamford Road and Woodward Road, Dagenham.
Proposal
Change of use of the former Barking Library building from sui generis (furniture recycling) to Class D1
(community). Construction of up to 266sqm (GIA) building for flexible Class D1 (community)/sui generis
(police station), 56 no. Class C3 (residential) units; and associated works including landscaping and car
parking provision.
Officer Recommendations
1. Agree the reasons for approval as set out in this report; and
2. Delegate authority to the London Borough of Barking and Dagenham’s Director of Inclusive Growth
(or authorised Officer), in consultation with the Director of Law and Governance, to grant planning
permission subject to the completion of a Unilateral Undertaking under Section 106 of the Town and
Country Planning Act 1990 (as amended) based on the Heads of Terms identified at Appendix 4 of
this report and the Conditions listed in Appendix 5 of this report; and
3. That, if by 28th October 2020 the Unilateral Undertaking has not been completed, the London
Borough of Barking & Dagenham’s Director of Inclusive Growth (or other authorised Officer), in
consultation with the Director of Law and Governance, be delegated authority to refuse planning
permission, extend this timeframe to grant approval or refer the application back to the Planning
Committee for determination.
Conditions Summary
Mandatory Conditions
1. Statutory Time Limit - Planning Permission
2. Development in Accordance with Approved Plans
Prior to Commencement Conditions 3. Site Contamination 4. Construction Management 5. Air monitoring condition 6. Drainage Strategy Prior to Above Ground Works Conditions 7. Acoustic Protection 8. Materials and Balcony Details 9. Brick Articulation 10. Planting Scheme 11. Fire Safety Scheme 12. Electric Vehicle Charging Points Details 13. Trees 14. Ecological Management Plan Prior to First Occupation / Use Conditions 15. Hard/Soft Landscaping Implementation 16. Children’s Playspace Implementation 17. Car Parking Implementation 18. Cycle Parking Implementation 19. Refuse and Recycling Strategy Implementation 20. Sustainable Drainage Implementation 21. Crime Prevention Scheme 22. Communal Television and Satellite System 23. External lighting 24. Renewable Energy Infrastructure Monitoring and Management Conditions 25. Accessible Housing 26. Water Efficiency 27. Plant Noise Limit 28. Carbon Reduction 29. Hours of use of the Community Buildings
S106 – Summary of Heads of Terms
The proposed heads of terms to be secured through a Unilateral Undertaking under Section 106 of the
Town and Country Planning Act 1990 (as amended) and Section 16 GLC (General Powers) Act 1974 (as
amended) (agreed between the Council and the Applicant) are set out below:
Administrative
1. Pay the Council’s professional and legal costs, whether or not the deed completes.
2. Pay the Council’s reasonable fees in monitoring and implementing the Section 106, payable on
completion of the deed.
3. Indexing – all payments are to be index linked from the date of the decision to grant planning
permission to the date on which payment is made, using BCIS index.
Affordable Housing
4. Secure 100% affordable housing on site comprising.
16 no. units provided at London Affordable Rent:
Unit numbers: H.00.01, H.00.02, H.00.03, H.00.04, H.00.05, H.00.06, H.00.07, H.00.08, H.00.09,
H.00.10, H.00.11, H.00.12, H.00.13, G.00.01, G.00.02, B.00.01.
40 no. units provided at Affordable Rent (let at up to 80% of market rent).
Unit numbers: A.00.01, A.00.02, A.00.03, B.00.02, B.00.03, B.00.04, A.01.01, A.01.02, A.01.03, A.01.04,
A.01.05, B.01.01, B.01.02, B.01.03, B.01.04, B.01.05, B.01.06, G.01.01, G.01.02, G.01.03, G.01.04,
A.02.01, A.02.02, A.02.03, A.02.04, A.02.05, B.02.01, B.02.02, B.02.03, B.02.04, B.02.05, B.02.06,
G.02.01, G.02.02, G.02.03, G.02.04, B.03.01, B.03.02, B.03.03, B.03.04
Transport
5. Secure restrictions preventing future residents from obtaining parking permits for any controlled
parking zone (CPZ).
6.Provision of a car club space
7. Highway works- requiring the applicant to a) agree a scheme of highway works and b) implement all
off-site highway works prior to construction.
8.This scheme will require new Permanent Traffic Management Orders. The Council, as the highway
authority will require an independent highway stage 1/2 road safety audit, and this should be secured
with the applicant separately in a section 38/278 agreement. However, we suggest in the interest of
highway safety, a section 38/278 (Highways Act 1980) is entered into by the applicant prior to
construction taking place on site.
Employment and Skills
9. Secure an Employment, Skills and Suppliers Plan ensuring that a minimum of 25% of labour and
suppliers required for the construction of the development are drawn from within the Borough, to
maximise opportunities for local residents and businesses.
Sustainability
10. The development shall achieve a minimum 59% reduction in carbon dioxide emissions over Part L of
the Building Regulations 2013 (when applying updated SAP 10 emission factors) through on-site
provision, and a monetary contribution shall be made to the Local Authority’s carbon offset fund to offset
the remaining carbon emissions to net zero-carbon.
11. Air Quality off-setting contribution. The off-setting contribution rate is £29k per tonne of NOx over the
benchmark. The scheme is 1.1kgs over the benchmark (contribution of £29.29).
Operation of the Community Facilities
12. Secure the submission, implementation and monitoring of a Management and Travel Plan for the use
of the 2 buildings for community use, including an event management plan for events which will exceed
40 attendees to demonstrate how sustainable modes of transport will be promoted and car parking
managed
Name of Lead Be First Officer Caroline Harper
Position Chief Planning Director – Be First
OFFICER REPORT
Planning Constraints
-Barking Library is a locally listed building.
-The site is identified in the Council’s Site-Specific Allocations Development Plan Document as SSA
SC6: Julia Engwell Clinic.
Site, Situation, Proposal and Relevant Background Information
The application site is located at the junction of Woodward Road and Stamford Road in Dagenham and measures 0.5 hectares in area. The site currently comprises the locally listed former Barking Library building, which is currently being used as a furniture recycling centre (Sui Generis). The site also comprises 2 Stamford Road, a single dwelling house (Class C3) which was demolished in March of this year under prior notification reference: 19/00758/PRIOR4. Greig Hall and Woodward Hall (Class D1 community uses) previously stood on the site until their demolition in late 2019 (under prior approval reference 19/00758/PRIOR4). Both buildings were demolished due to their inefficient layout and the opportunity presented by this application to create modern, fit for purpose community facilities. The application site wraps around the sides and rear of the Julia Engwell Clinic on Woodward Road. The clinic is owned and operated by the NHS and is not included as part of this application. The application site is located in Mayesbrook Ward at the junction of Stamford Road and Woodward Road. The locality of the surrounding area comprises mainly of 2 storey houses typical of the Becontree Estate typology. The site is bounded by Sheppey Road to the north, Stamford Road to the east and Woodward Road to the south. The western boundary comprises of the rear gardens to properties of Sheppey Road and Woodward Road, respectively. Becontree Underground Station and Neighbourhood Centre is a 4-minute walk to the north east. The site is identified in the Council’s Site-Specific Allocations Development Plan Document as SSA SC6: Julia Engwell Clinic. The allocation includes the neighbouring Julia Engwell Clinic which falls outside of the application site boundary. The designation states that the site has potential for healthcare and small-scale residential use. The designation continues to state that development must have regard to the residential character of the area and the need to maintain an attractive frontage onto Stamford Road and Woodward Road. There is no relevant planning history relating to the site apart from the recent demolitions of 2 Stamford Road along with Greig Hall and Woodward Hall as noted above. The proposed development involves the change of use of the former Barking Library building from sui generis (furniture recycling) to Class D1 (community). Construction of up to 266sqm (GIA) building for flexible Class D1 (community)/sui generis (police station), 56 no. Class C3 (residential) units; and associated works including landscaping and car parking provision.
Key Issues
1. Principle of Development
2. Dwelling Mix and Quality of Accommodation
3. Design and Quality of Materials
4. Heritage
5. Impacts to Neighbouring Amenity
6. Sustainable Transport
7. Waste Management and Refuse Collection
8. Delivering Sustainable Development (Energy / CO2 Reduction / Air Quality)
9. Biodiversity and Sustainable Drainage
Planning Assessment
1. Principle of Development
Existing use of the site C3 residential (1 unit) 2x Community halls (Class
D1) (all demolished), vacant library
Proposed use of the site C3 residential (56 units)
Net gain / loss in number of homes 55 additional units
1.1 The National Planning Policy Framework (NPPF) speaks of the need for delivering a wide choice
of quality homes which meet identified local needs, in accordance with the evidence base, and to
create sustainable, inclusive, and mixed communities. Paragraph 17 specifically states that it is a
core planning principle to efficiently reuse land which has previously been developed.
1.2 The London Plan, through Policies 3.3, 3.5 and 3.8, outlines that there is a pressing need for
more homes in London and that a genuine choice of new homes should be supported which are
of the highest quality and of varying sizes and tenures, in accordance with Local Development
Frameworks. Residential development should enhance the quality of local places and take
account of the physical context, character, density, tenure and mix of the neighbouring
environment and as a minimum incorporate the space standards and more detailed
requirements, as outlined in the Housing SPG. The Draft London Plan outlines comparable
messages to the adopted London Plan in regard to the need for more and good quality homes
through Policies GG4, D2, D4, H1, H10 and H12.
1.3 The Core Strategy outlines through Policy CM1 that development should meet the needs of new
and existing communities and deliver a sustainable balance between housing, jobs, and social
infrastructure, with Policy CM2 further emphasising the specific housing growth targets of the
Borough. Policies SP1 and SP2 of the emerging LP (at Reg 18 stage) outline similar objectives.
1.4 The proposed redevelopment of the site would replace and re-provide community space and
create a total of 56 new dwellings, resulting in a net gain of 55 dwellings. This would positively
contribute to the Borough’s housing stock, noting the demand for increased housing, and the
principle of the development is therefore supported.
1.5 The NPPF states strategic and non-strategic policies should set out an overall strategy for the
pattern, scale, and quality of development, and make sufficient provision for community facilities
(such as health, education and cultural infrastructure. In promoting healthy and safe communities,
Paragraphs 91 to 95 specifically discusses how planning policies and decisions should aim to
achieve healthy, inclusive, and safe places.
1.6 London Plan policy 3.16 and Draft London Plan policy S1 discusses the need to protect and
enhance social infrastructure. The policies consider that proposals which would result in a loss of
social infrastructure without realistic proposals for reprovision should be resisted. The suitability
of redundant social infrastructure premises for other forms of social infrastructure for which there
is a defined need in the locality should be assessed before alternative developments are
considered.
1.7 Core Strategy Policy CC2 seeks to maintain and improve community wellbeing and support will
be given to proposals and activities that protect, retain, or enhance existing community facilities,
or lead to the provision of additional community facilities. Borough Wide Policy BC6 protects the
loss of community facilities.
1.8 Class D use is defined as non-residential institutions. This use class includes uses such as a
gym, religious meeting place, art gallery, health centre. The site previously accommodated a total
of 688sqm Class D1 community floorspace within Woodward Hall and Greig Hall. These Halls
have since been demolished due to their inefficient layout. This application presents the
opportunity to redevelop the site to provide better quality space through the new build community
space, change of use of the Former Barking Library building back into community use.
1.9 The application proposes 690sq m of Class D1 community space to replace the community
space lost through the demolitions of Woodward Hall and Greig Hall, and to return the Former
Barking Library building to a community use. Of the 690sqm of new space, 266sqm is a new
building for flexible Class D1 use. The proposal is also to allow it to be used as a police station
counter, a sui generis use. There is no agreement that a police station counter would move into
the smaller unit. However, the proposal is for this building to be used for either D1 purposes, or a
police station counter, to allow for flexibility of the use as a building to serve the community. As
the end user is not known, and could be a variety of different users, which would all have different
impacts on the area depending on hours of use, number of visitors, noise of activities etc, a
condition is suggested to restrict hours of use, and an obligation sought to require the end users
to submit a management and travel plan.
1.10 The site is identified in the Council’s Site-Specific Allocations Development Plan Document as SSA SC6: Julia Engwell Clinic, with a designation as having potential for healthcare and small scale residential. The neighbouring NHS Clinic falls outside of this application site boundary. The healthcare clinic use of Julia Engwell Clinic within Class D1 will continue unfettered by this application. In addition, a building is proposed to be built, and the former library building retained, and both are proposed to be for uses within Class D1, so they have the potential to be used for health facilities, should an operational need arise.
1.11 Officers consider that the proposed works on balance therefore will provide new build community
space which is more efficient in design and high quality, as well as retaining the use within class
D1 of the former library building, thus it is considered that the proposal is in accordance with
London Plan policy 3.16, Draft London Plan Policy S1 and Core strategy and borough wide plan
policies CC2 and BC6.
2. Dwelling Mix and Quality of Accommodation
Proposed density 127 units per hectare Overall % of Affordable
Housing 100%
London Plan density
range 35-95 units per hectare
Comply with London
Housing SPG? Yes
Acceptable density? Yes Appropriate dwelling
mix? Yes
2.1 Density
2.1.1 The NPPF emphasises the importance of delivering a wide choice of high-quality homes and, as
part of significantly boosting the supply of housing, advises that Local Planning Authorities should
set their own approach to housing density to reflect local circumstances.
2.1.2 Policy 3.4 of the London Plan sets out a density matrix as a guide to assist in judging the impacts
of the scheme. It is based on the setting and public transport accessibility level (as measured by
TfL) of the site. The policy states that proposals which compromise the policy should normally be
resisted, although the policy also states that it is not appropriate to apply the matrix
mechanistically.
2.1.3 Unlike the adopted London Plan, there is no density matrix in the Draft London Plan. Instead,
Policy D6 of the Draft London Plan seeks to ensure that development proposals make the most
efficient use of land and states that sites must be developed at the optimum density, with a
design-led approach to optimising density.
2.1.4 Core Strategy and Borough Wide Policies CM2 and BP10 seek to ensure that housing densities
are considerate to local context and accessibility, design, sustainability and infrastructure
requirements, whilst ensuring optimum use of all suitable sites in the Borough in light of the high
levels of identified housing need. Additionally, and similar to draft London Plan policy, Policy SP4
of the emerging local plan (at Re8 18 stage) advocates a design-led approach to optimise density
and site potential.
2.1.5 The site has a PTAL of 3 which represents an average level of public transport accessibility,
although it is noted that there are bus stops immediately outside the site served by frequent bus
services and Becontree underground station is a 4-minute walk away. The site is also considered
to have an ‘suburban’ setting as per policy 3.4 of the London Plan. In such areas, densities in the
range of 150-250 habitable rooms per hectare or 35-95 units per hectare are recommended.
2.1.6 The proposal is for 56 units and the site area is 0.5 hectares. The proportioned residential density
would therefore be 127 units per hectare. Whilst the calculated residential density of the site
would exceed the recommendations set out in Policy 3.4 of the London Plan, these
recommendations are a guide and should not be applied mechanistically. Officers consider that
the proposed density is appropriate in this case given the high-quality nature of the proposed
development which optimises the site’s potential.
2.1.7 Notwithstanding the above, the site is identified in the Council’s Site-Specific Allocations Development Plan Document as SSA SC6: Julia Engwell Clinic. The designation states that the site has potential for small scale residential use. Whilst the density may not necessarily reflect small scale residential it is considered that the design does. The SSA designation in fact continues to state that development must have regard to the residential character of the area and the need to maintain an attractive frontage onto Stamford Road and Woodward Road. It is considered by officers that the design of the proposal reflects the small scale residential and has maintained the active frontages.
2.2 Housing Size Mix and Tenure
2.2.1 The proposed development comprises 100% affordable housing, in accordance with the housing
size, mix and tenure shown below:
Unit Size London Affordable Rent Affordable Rent
(up to 80% of
market rent)
Total
1-bedroom flat 0 32 32 (57%)
2-bedroom flat 2 8 10 (18%)
3-bedroom flat 14 0 14 (25%)
Total units 16 (29%) 40 (71%) 56 (100%)
Total habitable rooms 48 (35%) 88 (65%) 136 (100%)
2.2.2 Policy 3.8 of the London Plan states that residential development should offer genuine housing
choice with regard to the range of housing size and type. This is supported by Policy H12 of the
Draft London Plan which seeks residential development to deliver an appropriate mix of housing.
2.2.3 Similarly, Policy CC1 of the Core Strategy seeks to secure the delivery of a mix and balance of
housing types, including a significant increase in family housing. The policy requires major
housing developments (10 units or more) to provide a minimum of 40% family accommodation (3-
bedroom units or larger), whilst acknowledging that not all sites are suitable for family-sized
accommodation. Emerging local plan (at Reg 18 stage) SP2 also supports the delivery of family
accommodation but does not specify a particular target.
2.2.4 The proposed provision of 25% family accommodation (3-bedroom), although falling short of the
40% target set out in the Core strategy, is considered reasonably justified by the flatted nature of
the development and site constraints. Officers consider that this provision is overall acceptable
and would adequately support the family housing stock of the Borough.
2.2.5 Policy H5 of the draft London Plan requires 50% of the number of homes built over the plan
period to be affordable, with a specific requirement for 50% affordable housing on public sector
land as previously established in the Affordable Housing Supplementary Planning Guidance
(SPG).
2.2.6 Policy H7 of the draft London Plan, also reflecting the targets previously set out in the SPG,
further details the Mayor’s preferred affordable tenure split, which consists of a minimum of 30%
low-cost rented homes (including Social Rent and London Affordable Rent), a minimum of 30%
intermediate products (including London Living Rent and London Shared Ownership) and the
remaining 40% to be determined by the Local Authority based on identified need, provided they
are consistent with the definition of affordable housing. The policy also indicates that this
preferred split, established on a habitable room basis, should not be applied so strictly where the
overall affordable housing provision exceeds 75%.
2.2.7 Similar affordable housing requirements, as well as the preferred tenure split set out in draft
London Plan policy, are echoed by emerging Local Plan (Reg 18 stage) Policy DM1.
2.2.8 The proposed development delivers 100% affordable housing which is far in excess of the
London Mayor’s 50% target. Although not representing a genuine mix of tenures, it is considered
that the significant contribution to the Borough’s much needed provision of affordable housing
outweighs any issue arising from the proposed tenure mix. The proposed tenure mix comprising,
on a habitable room basis 35% low-cost rented homes and 65% affordable rented homes (let at
up to 80% of market rent) is considered acceptable and consistent with the requirements of draft
London Plan policy and the Affordable Housing Supplementary Planning Guidance.
2.2.9 The delivery of affordable housing in accordance with the proposed mix set out above will be
secured by S106 Agreement.
2.3 Quality of Accommodation
2.3.1 At national level, the ‘Technical Housing Standards – Nationally Described Space Standard’
deals with internal space within new dwellings and is suitable for application across all tenures. It
sets out requirements for the gross internal area of new dwellings at a defined level of
occupancy, as well as floor areas and dimensions for key parts of the home, notably bedrooms,
storage, and floor-to-ceiling heights. London Plan Policy 3.5 and Draft London Plan Policy D4
seek for new housing to achieve the space standards in line with those set at national level. The
Core Strategy and Borough Wide Policy Document and emerging local plan (Reg 18 stage) also
reiterate the need for housing developments to conform to these requirements.
2.3.2 Policy D4 of the Draft London Plan also sets out the importance for homes across London to be
designed to a high quality – ‘New homes should have adequately-sized rooms and convenient
and efficient room layouts which are functional, fit for purpose and meet the changing needs of
Londoners over their lifetimes. Particular account should be taken of the needs of children,
disabled and older people’.
2.3.3 Policy 3.8 of the London Plan and Policy D5 of the Draft London Plan also outline that 90% of
new build homes should meet requirement M4(2) (accessible and adaptable dwellings) of
Building Regulations Approved Document M and that 10% should meet requirement M4(3)
(wheelchair user dwellings). This target is reflected at local level by Policy BC2 of the Borough
Wide Policies and Policy SP4 of the emerging Local Plan (Reg 18 stage).
2.3.4 All proposed dwellings would meet the minimum required internal space standards as set out in
the nationally described space standard and generally ensure that all future occupants benefit
from good standards of daylight/sunlight provision. Six units (11%) have been designed to comply
with M4(3) requirements, with all remaining units compliant with M4(2) requirements.
2.3.5 The proposed dwellings are also provided with the private amenity space required by the London
Plan, Draft London Plan and Housing SPG in the form of balconies and meet draft London Plan
policy D4.
2.3.6 With respect to on-site provision of playspace, approximately 334 square metres of secure,
dedicated playspace is provided. This is below the 500 square metre playspace requirement
yielded by the Mayor’s ‘Play and Informal Recreation Supplementary Planning Guidance’. Whilst
this is considered a shortfall, residents have access to Parsloes Park which is less than a 5-
minute walk away. Parsloes park contains a large children’s play area, tennis courts, marked
football pitches and open grass for play.
2.3.7 It is therefore considered on balance that the shortfall in children playspace is offset with the
exemplar high quality design proposed and the close proximity of nearby recreational facilities at
Parsloes Park. Overall, the quality of the proposed accommodation is considered satisfactory and
would provide future occupiers with acceptable living conditions.
3. Design and Quality of Materials
Does the proposed development respect the character and appearance of the existing
dwelling? Yes
Does the proposed development respect and accord to the established local character? Yes
Is the proposed development acceptable within the street scene or when viewed from
public vantage points? Yes
Is the proposed development acceptable and policy compliant? Yes
3.1 The NPPF, London Plan Policies 3.5, 7.1, 7.4, 7.5 and 7.6 and Draft London Plan Policies D1,
D2, D3, D4 and D7 expect all development to be of high-quality design. This is echoed at local
level through Policy BP11 of the Borough Wide policies and Policy SP4 of the emerging local
plan (Reg 18 stage).
3.2 Specifically, Policy 7.4 of the London Plan requires development to have regard to the form,
function and structure of the local context and scale, mass, and orientation of surrounding
buildings. It is also required that in areas of poor or ill-defined character, that new development
should build on the positive elements that can contribute to establishing an enhanced character
for future function of the area. Policy D1 of the Draft London Plan reiterates these objectives.
3.3 The principle of redeveloping the application site to consolidate existing Class D1 use as part of a
residential scheme to provide new additional affordable housing and improved landscaping and
public realm is supported from a design perspective. The retention and re-use of the former
Barking Library - an important locally listed building as part of the proposed development is
welcomed and a heritage assessment of the proposed works is noted in section
3.4 Officers acknowledge that the extent to which existing site constraints (i.e. the retention of the
Julia Engwell Clinic) have significantly limited site layout options. The design intent to respond to
existing typologies and reference the characteristics of the Becontree Estate in order to help
stitch the new development into the surrounding context is welcomed. The rationale for adopting
a familiar block and terrace typology fronting a mews street through the site is accepted. The
scale and form of the 3 storey terraces (with pitched roofs and gables) responds to the language
of the surrounding context, minimises massing and is in-keeping with the Becontree Estate. The
scale and massing of the part 3/part 4 storey block on the western edge is the least successful
element of the scheme, the 4 storey block (increased in height from 3 storeys initially proposed)
jars with the scale of the Becontree Estate but has been set back from the streetscene to
minimise the visual impact.
3.5 The original concept of larger scale elements marking the corners and ‘key moments’ of the site
as visual ‘anchors’ has been lost to some extent by the scale and form of this continuous singular
block. The large flat roofs are also a notable departure from efforts to reflect local character and
context. However, the need to balance townscape impact with the requirement to maximise
affordable housing provision is recognised. The creation of 2 mirrored ‘gatehouses’ framing the
(intentionally narrower) entrance to the site from Stamford Road is a positive aspect of the
scheme, as is the reduction in scale and positioning of the ‘community building extension’ set
back from the main facade of the former Barking Library building (respecting its locally listed
status) and retaining the openness of the south east corner (which in itself is a key characteristic
of the Becontree Estate). The visual links between blocks and the relationship between
typologies is an important feature of the layout, the breaks in the massing on the north/south
terraces punctuated by first floor terraces will allow light to penetrate existing rear gardens and
the mews street. The rationalisation of the southern terrace from earlier iterations is also
welcomed. Given the limited capacity of the site, managing the relationship between new and
existing buildings (in terms of proximity, overlooking and overshadowing) is key. Given that north
facing upper floor windows have been reduced to a minimum (assisted by the townhouse/side
terrace typology) and the (largely) sympathetic scale that has been adopted - the proposed height
and massing is considered to have an acceptable relationship with neighbouring residential
properties in Sheppey Road.
3.6 In terms of appearance, the design development responds to the materiality and architectural
detailing of the former Barking Library and takes cues from the context and character of the wider
estate referencing several features and elements (including pitched roofs, gables and dormer
windows), this contextual approach is supported. The use of a coherent palette of materials which
reference the character and appearance of the Becontree Estate including red brick, clay tiles,
precast concrete, powder coated metal work and painted timber is considered an appropriate
response to the setting and as such physical samples should be provided to ensure that the
design intent is delivered will be secured by condition. The deep window reveals indicated on the
plans submitted will add depth to what would otherwise be ‘flat’ elevations (particularly on the
large western block) deep reveals will also assist with cooling. The proposed use of ‘light’ ribbon
profiled metalwork for balustrades and shutters to provide visual interest and relief from the
‘heavy’ brickwork is welcomed. The subtle layering of elements including pre-cast concrete
canopies, pressed aluminium sills, and corbelled/soldier course brickwork across the site will
provide consistency and coherence between the contrasting typologies creating a high quality
‘feel’ and a sense of place.
3.7 The design of the new community facility which has a lower eaves height, precast concrete
portico and a distinctive lightwell has been particularly well considered, reading as a prominent
civic building whilst remaining subservient to the original library.
3.8 Overall, the design of the proposed development is considered acceptable.
4. Heritage
4.1 The Former Barking Library is locally listed. The accompanying heritage assessment has
identified that the proposed development will impact the fabric of the Locally Listed Library, whilst
other elements of the development proposal will impact upon its setting. The assessment
concludes that the Library is a Locally Listed heritage asset constructed during the 1930s and is
considered to be of Medium Importance, based largely upon its surviving architectural interest.
However, it is considered that the development proposals are likely to result in Not Significant
Effect on the setting of Woodward Library, and potentially a Direct Minor Adverse Significance of
Effect to Woodward Library itself.
4.2 In line with NPPF, this is considered to constitute Less Than Substantial Harm. Officers consider
that this could be offset to some extent by the perceived benefit of returning the Library to
communal use, and the potential for sympathetic restoration and upkeep of the building.
Therefore, from a heritage perspective the proposal is acceptable to officers.
4.3 Officers consider that the proposed works on balance therefore will bring back in to use a
community space which is more efficient in design and high quality thus it is considered that the
proposal is in accordance with London Plan policy 7.8, Draft London Plan Policy HC1 and Core
StrategyCP2
5. Impacts to Neighbouring Amenity
5.1 Paragraph 17 of the NPPF details within its core planning principles that new development should
seek to enhance and improve the health and wellbeing of the places in which people live their
lives. Paragraph 180 outlines that development proposals should mitigate and further reduce
potential adverse impacts resulting from noise from new development and to avoid noise giving
rise to significant adverse impacts on health and quality of life.
5.2 Policies 7.1 and 7.6 of the London Plan states that development should not cause unacceptable
harm to neighbouring residential buildings in relation to loss of privacy and overlooking. Policy
BP8 of the Borough Wide Policies and Policy DM11 of the emerging Local Plan (Reg 18 stage)
specifically relate to ensuring neighbourly development, specifying various potential impacts that
development proposals shall consider and avoid or minimise. The policy also emphasises
adequate access to daylight and sunlight.
5.3 Privacy, Outlook, Noise and Disturbance
5.3.1 The application site is situated within an urban environment with an existing degree of mutual
overlooking between residential properties. Given the relative siting of neighbouring properties, it
is considered that the development would maintain adequate separation to safeguard the outlook
and privacy of their occupiers.
5.3.2 Notwithstanding the above, it is inevitable that there will be some challenging aspects of the
proposal when redeveloping a site which is currently surrounded by existing residential homes.
The north elevation of the proposal lies adjacent to the rear gardens of 31 to 59 Sheppey Road.
The proposed elevation that fronts these gardens comprises of intermittent 3 storey blocks
accommodating flats.
5.3.3 The existing outlook that 31 to 59 Sheppey Road have from the rear is currently a clear stretch of
hardstanding with no immediate massing. Previously the eastern part of the stretch of rear
gardens abutted the side of Greig Hall which has since been demolished. At the western part the
rear gardens faced onto one storey dilapidated garages which again have since been
demolished. It is considered that this current open outlook is somewhat exceptional in a
surburban context.
5.3.4 Notwithstanding this, officers have had regard to the proposal and its impact on these occupiers
with regard to privacy, outlook, noise, and disturbance. In terms of privacy, the new north
elevation of the proposed development will have no windows that will face out. During the pre-
application public consultation, which was carried out on the 24th September 2019, the majority of
residents of 31 to 59 Sheppey Road (who attended) did not want any windows facing out onto
their rear elevations. It should also be acknowledged that one objection from the occupiers of 59
Sheppey Road has queried the potential for overlooking onto their property. Windows for these
new blocks will face out onto the gaps between the blocks thus there will be no direct
overlooking. The design was thus changed accordingly to respect these comments. Officers are
therefore satisfied that there will be no loss of privacy or overlooking with regards to the proposed
development for the occupiers of Sheppey Road and the other adjacent occupiers of the site.
5.3.5 In terms of outlook, it is inevitable that the redevelopment of the site will result in scale and
massing that was not previously experienced by occupiers of 31 to 59 Sheppey Road. The
applicant has sought to minimise impacts of reduced outlook by proposing intermittent blocks of
massing. The applicant has also proposed articulation in the brick work to break up the massing
along with planting.
5.3.6 Officers are satisfied that the applicant has designed and tried to mitigate any potential impacts of
loss of outlook for the occupiers of 31to 59 Sheppey Road. To ensure the proposed high design
is met, officers will secure the submission of further details of the brick articulation and the
management and maintenance of planting along this elevation via conditions.
5.3.7 In other aspects of the proposal, officers are satisfied that the overall appearance of the new
buildings were improve the visual amenity for surrounding residents and the general public.
5.3.8 Officers are also satisfied that the activity and noise associated with the residential use and
replacement Class D1 use of the proposed development would be consistent with previous
existing and surrounding uses and would not result in detrimental impacts to surrounding
occupiers.
5.3.9 The Council’s EH Officer has also recommended a noise condition to ensure a scheme of
acoustic protection of habitable rooms as the applicant’s noise assessment does not satisfy the
Council’s criteria in their assessment in this respect. Officers are satisfied that this element of the
scheme can be secured by condition.
5.3.10 In terms of security, the occupier at 59 Sheppey Road has raised the potential issue of security
and ‘thieves’ accessing his property via the new development. Officers consider that the new
development will improve the security to this property. Currently, the rear gardens of these
properties along Sheppey Road can be openly accessed as there is no massing on this
boundary. The proposed development would close off this ‘open’ access. Immediately adjacent
these boundaries will be rear amenity areas for the new development only.
5.3.11 Notwithstanding this, a Crime Prevention Scheme is to be secured by condition for the proposed
development which would secure a good standard of security to future occupants and visitors to
the site and to reduce the risk of crime. This will follow the Secure by Design discussions the
applicant has had with the MET police prior to submission. The MET police will be consulted as
part of the Crime Prevention Scheme so as to ensure consistency is maintained in delivering a
safe and secure development.
5.3.12 The new community building and the refurbished Woodward Hall form part of this application in
that they will be provided to shell to be used as community facilities within Class D 1. As
mentioned above there are no end users agreed. Potentially, some of the users within Class D1
(and thus not requiring an assessment of the impact of the use before they move in to the
buildings) could attract large numbers of people for events, and this could impact on the local
area in terms of noise and disturbance. A management and travel plan for the users of the
community buildings is required as part of the legal agreement, to ensure that any impact of such
activities is minimised
5.4 Daylight, Sunlight and Overshadowing
5.4.1 The Mayor’s ‘Housing’ SPG states that an appropriate degree of flexibility needs to be applied
when using Building Research Establishment (BRE) guidelines to assess the daylight and
sunlight impacts of new development on surrounding properties, as well as within new
developments themselves. Guidelines should be applied sensitively to higher density
development, especially in accessible locations, and should consider local circumstances, the
need to optimise housing capacity, and the scope for the character and form of an area to change
over time.
5.4.2 The Daylight and Sunlight Assessment submitted with the application demonstrates that the new
buildings will have a relatively low impact on the light receivable by the majority of the
neighbouring properties. The vast majority of windows in existing surrounding properties will meet
or exceed the recommendations in the BRE guidelines. However, the properties of No. 31 to 61
Sheppey Road and 13 Stamford Road will experience some impact. The following properties will
experience a negligible impact:
29,31, 33,47 51, 55 and 61 Sheppey Road
1,3,5,7,9 and 11Stamford Road
20,25,26,33,35,37,39 and 41 Woodward Road
The following properties will experience a minor impact:
13 Stamford Road and 35, 37, 39, 41, 43, 45, 53, 57 and 59 Sheppey Road
5.4.3 As discussed in section 4.3 of this report, the current situation that the properties, in particular
Sheppey Road, experience is exceptional for a site of this context with regards to no direct
massing fronting their rear boundary. It is therefore considered the redevelopment of the site will
inevitably impact on some existing sunlight and daylight levels. Whilst some of the properties
listed above will have a negligible impact some properties will notice a minor impact of a loss.
5.4.4 Results of the technical analyses show that the surrounding properties will experience excellent
overall compliance with each of the three criterions, achieving overall compliance of 89.7% for
Visual Sky Component (VSC), 96.2%for No Sky Line (NSL) and 99.9% for Annual Probably
Sunlight (APS). In total, 23 out of 32 assessed neighbouring properties are fully compliant.
5.4.5 Where the remaining properties do experience transgressions of the BRE guidelines, these are
all minor in nature and the retained daylight to every window fails only marginally short of the
BRE target value.
5.4.6 The occupier of no 59 Sheppey Road has objected on the grounds of loss of sunlight and
daylight. This property was formally tested for VSC and NSL daylight for five habitable rooms
served by eight windows, located on the ground, first and second floors in both the existing and
proposed scenario. The results show that six windows out of eight will meet the VSC criteria.
5.4.7 The remaining two windows experience only minor alterations in VSC of 26.6% and 28.5% and
achieve high retained levels of 26.5% and 26.6% VSC in the proposed scenario, which is only
marginally below the 27% VSC target value. Therefore, the Proposed Scheme is not considered
to cause adverse harm to the overall daylight amenity to this property.
5.4.8 In terms of NSL, four out of five rooms tested meet the BRE recommendations.
5.4.9 The one remaining room, located on the ground floor, experiences a minor alteration beyond the
20% threshold of 26.4%. The retained daylight distribution in the room however is 72.9%, once
the Proposed Scheme is built, which is widely considered to ensure that sufficient daylight
amenity will be retained.
5.4.10 In total, eight windows serving four habitable rooms are relevant for APSH analysis as they are
oriented within 90 degrees of due south and have therefore been assessed against the BRE
criteria. The results show that all eight windows will meet the BRE criteria for both annual and
winter sunlight
5.4.11 It is considered that the proposed development would have an overall acceptable impact on
daylight and sunlight received by neighbouring occupiers and generally achieves a satisfactory
level of compliance.
6. Sustainable Transport
Net gain/loss in car
parking spaces - 11 PTAL Rating 3 (average)
Proposed number of
cycle parking spaces: 108
Closest Rail Station /
Walking Distance
Becontree Underground
(270m)
Restricted Parking
Zone: Yes
Parking stress survey
submitted? Yes
6.1 The NPPF recognises that sustainable transport has an important role to play in facilitating
sustainable development but also contributing to wider health objectives. It is expected that new
development will not give rise to conflicts between vehicular traffic and pedestrians.
6.2 Policy 6.3 of the London Plan and Policies T1 to T6 of the Draft London Plan seek to ensure that
impacts on transport capacity and the transport network, at both a corridor and local level, are
fully assessed. Furthermore, development should not adversely affect safety on the transport
network.
6.3 This is also echoed by Policies BR9, BR10 and BR11 of the Borough Wide policies and Policies
DM31 and DM32 of the emerging local plan (Reg 18 stage), which require proposals to have
consideration to the local environment and accessibility of the site, on-street parking availability,
access and amenity impacts and road network capacity constraints while supporting the Council’s
commitment to reduce the need to travel and encourage modal shift away from the private car
towards healthy and sustainable transport initiatives and choices, notably walking and cycling.
6.4 The site has a PTAL of 3 which represents an average level of public transport accessibility,
although it is noted that there are bus stops immediately outside and 200m from the site served
by two bus services and that Becontree Underground station is a 4-minute walk away.
6.5 The development will use a shared access arrangement, vehicular access will be controlled via a
one-way street, accessed from Stamford Road and exiting onto Woodward Road. The access
and exit will take the form of ‘crossovers’ rather than formal junctions, to deter unnecessary
access. It is understood these access points will be constructed in materials matching the
surrounding streets up to the boundary of the adopted highway. The one-way street which will
function as a shared space, accommodating all users on a level surface. Swept path analysis has
been undertaken to demonstrate refuse and emergency vehicles accessing the development can
circulate around the one-way street. However, it appears to be onerous and so may require the
removal of a proposed tree on the bend inside the site. Its stated in the TS to ensure fire access
is not compromised and the road space is kept clear to allow large vehicles to manoeuvre;
contrasting surfaces and landscaping etc. will be used and it won’t be defined with conventionally
raised kerbs.
6.6 The proposal will require work on the public highway for the formation of a new access and
egress point including signage, carriageway markings. This work will also necessitate the loss of
a small section of on-street parking in both streets but there is an opportunity to relocate this for
example in the space occupied by the existing access, which is no longer required. These
highway works will be secured by legal agreement requiring the applicant to a) agree a scheme
of highway works and b) implement all off-site highway works prior to construction.
6.7 The applicant has submitted a Delivery and Servicing Plan. This has been prepared in
accordance with the guidance provided by TfL to ensure this type of activity associated with the
site is effectively managed in regard to the scale and nature of the proposed development site
and therefore, is acceptable to officers and its implementation will be secured by condition.
6.8 As identified in the accompanying Transport Statement, the proposed development the level of
traffic associated with the proposals will not lead to harm to the existing operation and free flow of
traffic on the adjoining highway network. The TS has demonstrated in terms of policies both local
(The Core Strategy and Borough Wide Development Policies) and The London Plan (2016) and
in addition, though currently in draft format, the new London Plan with regards to transport the
site is in a sustainable location. Based on the information provided it is our considered view that
there would not be any unacceptable impact on the local highways and transportation network
arising from the proposed development. Therefore, officers are satisfied that the proposal is
acceptable with no apparent adverse highway safety issue.
6.9 Car Parking and Cycle Parking
6.9.1 The site previously provided the following breakdown of carparking:
18 spaces for Woodward Hall; 2 spaces for 2 Stamford Road;
2 spaces for the former library; and,
3 spaces for Greig Hall.
6.9.2 16 car parking spaces are proposed in total as part of the new proposal. The breakdown is as
follows:
12 car parking spaces are proposed for the residential units (2 of these are wheelchair
accessible and are located in close proximity to M3(4) dwellings, with the ability to convert
more spaces should there be demand).
2 spaces are reserved for use by the new-build D1 building, located to the north of the
building.
2 spaces are reserved for use by the Class D1 users in the former library building and are
located adjacent to the entrance. One of these is wheelchair accessible.
6.9.3 Disabled parking is provided for up to 11% of units (6 spaces) in line with the maximum
requirement set out in the Draft London Plan.
6.9.4 It is proposed that a car club space be provided on Stamford Road. This would be provided in an
area currently restricted by single yellow lines. The precise location of this space is subject to
further discussion with LBBD Highways and will be secured as part of a legal agreement under
s278 Highway works. This space will be commercially operated and available to residents and
non-residents alike. In this regard, the proposals provide a clear benefit to the wider community
by providing convenient access to a car club vehicle in close proximity to one of Barking and
Dagenham’s key thoroughfares. It is understood that two providers are interested in operating
this car club space. This provision for a space and the use of a car club, for which each resident
will be provided with three years of free membership is to be secured by legal agreement. This is
supported by policies which seek car lite development.
6.9.5 Parking on the surrounding streets is heavily controlled, subject to either permit or time
restrictions. It is considered by officers that is unlikely that the development will lead to much in
the way of additional demand for on-street parking in the surrounding area. The Council will
secure restrictions preventing future residents from obtaining parking permits for any controlled
parking zone (CPZ) via a legal agreement. This together with the time restrictions in operation
elsewhere would make it impractical to park a car for any length of time.
6.9.6 It is considered that the accessible nature of the site, combined with a restrained approach to
parking provision will likely serve to encourage the use of more sustainable modes of travel and
reduce reliance on the private car.
6.9.7 The provision of Electric Vehicle Charging Points in accordance with both adopted and Draft
London Plan policy requirements in relation to sustainable transport, being 20% active and 80%
passive, will also be secured by condition.
6.9.8 To ensure that the parking layout has been designed to mainly cater for the needs of the larger
family homes and the needs of the disabled to reflect the advice given in pre-application
discussions, and prioritised, a Car Park Management Plan giving details of those responsible for
the management and enforcement is submitted and secured by condition.
6.9.9 Secure, internal cycle parking will be provided in accordance with the requirements of the London
Plan. This equates to a minimum provision of 81 spaces. A total of 108 cycle spaces are
proposed. 96 for the residential use, 6 spaces for residential visitors and 6 spaces for the Class
D1 use. and are provided at ground floor level, distributed throughout either in the rear amenity
space of the ground floor units or in core internal cycle storage areas which complies with
adopted and Draft London Plan policy requirements. The implementation of the cycle parking
scheme in accordance with the submitted details will be secured under condition.
6.9.10 The site will be serviced on street. Secure refuse storage is provided with level to the
carriageway. Deliveries and other servicing activity will also take place on street. The new street
will allow servicing activity to take place in a lightly trafficked environment, remote from any
primary thoroughfares.
6.9.11 Officers are overall satisfied that the proposed development adopts a sustainable approach to
transport, to promote walking and cycling, whilst minimising its impact on local road infrastructure
and parking amenity, in accordance with relevant policy.
7. Waste Management and Refuse Collection
7.1 Policies CR3 and BR15 of the Core Strategy and Borough Wide policy document outline the need
for development in the Borough to minimise waste and work towards a more sustainable
approach for waste management. These objectives are further emphasised in the emerging Local
plan (Reg 18 stage) through Strategic Policy SP6 and Policy DM29. Policy 5.17 of the London
Plan seeks a wider goal for all development proposals in London.
7.2 Refuse will be accommodated on street with secure refuse storage provided. It is designed that
the new internal street will allow servicing activity to take place in a lightly trafficked environment,
remote from any primary thoroughfares.
7.3 The proposed refuse and recycling stores shown shall be provided before the first occupation of
the development and thereafter permanently retained and is secured by condition.
8. Delivering Sustainable Development (Energy / CO2 Reduction / Air Quality)
Renewable Energy Source / % Air source heat pumps / 38%
Proposed CO2 Reduction 51 tonnes / 59%
8.1 Energy and CO2 Reduction
8.1.1 Chapter 5 (London’s response to climate change) of the London Plan and Chapter 9 (Sustainable
infrastructure) of the Draft London Plan require development to contribute to mitigation and
adaptation to climate change. Specifically, Policy 5.2 of the London Plan and Policy SI2 of the
Draft London Plan set out the energy hierarchy development should follow – ‘1. Be Lean; 2. Be
Clean; 3. Be Green’. The policies require major residential development to be zero-carbon, with a
specific requirement for at least 35% on-site reduction beyond Building Regulations. Where it is
clearly demonstrated that the zero-carbon target cannot be fully achieved on site, any shortfall
should be provided through a cash in-lieu contribution to the borough’s carbon offset fund and / or
off-site, provided that an alternative proposal is identified and delivery is certain. These objectives
and targets are also outlined in Policy DM24 of the emerging local plan (Reg 18 stage).
8.1.2 Policy 5.3 of the London Plan requires development proposals to demonstrate that sustainable
design standards are integral to the proposal, including its construction and operation and ensure
that they are considered at the beginning of the design process. Policy 5.6 states that
development proposals should evaluate the feasibility of Combined Heat and Power (CHP)
systems. Major development proposals should select energy systems in accordance with the
following hierarchy – ‘1. Connection to existing heating or cooling networks; 2. Site wide CHP
network; 3. Communal heating and cooling’. Policy 5.7 seeks an increase in the proportion of
energy generated from renewable sources and states that major development proposals should
provide a reduction in expected carbon dioxide emissions through the use of on-site renewable
energy generation, where feasible.
8.1.3 Policy 5.9 states that major development proposals should reduce potential overheating and
reliance on air conditioning systems and demonstrate this in accordance with the following
cooling hierarchy – ‘1. Minimise internal heat generation through energy efficient design; 2.
Reduce the amount of heat entering a building in summer through orientation, shading, albedo,
fenestration, insulation and green roofs and walls; 3. Manage heat within the building through
exposed internal thermal mass and high ceilings; 4. Passive ventilation; 5. Mechanical ventilation;
6. Active cooling systems (ensuring they are the lowest carbon options)’.
8.1.4 The Energy Statement confirms how the proposed development implements the sequential
energy hierarchy set out in the London Plan and Draft London Plan: sustainable design principles
and optimum design of the building fabric and form (‘Be Lean’) and provision of air source heat
pumps (‘Be Green’). A condition is recommended to ensure the renewable energy infrastructure
(Air Source Heat Pumps), delivering a 38% reduction in site wide CO2 emissions in itself, is
implemented prior to first occupation of the dwellings.
8.1.5 Collectively, these measures achieve a total 59% reduction in carbon emissions site-wide over
Part L of the Building Regulations 2013 which significantly exceeds the 35% on-site requirement
set out in London Plan policy. To achieve zero-carbon on the residential element, 30.62 tonnes
per annum of regulated CO2 (equivalent to 918.85 tonnes over 30 years) must be offset through
a cash in-lieu contribution, which is used to secure CO2 savings elsewhere. The carbon offset
fund payment for the development will be secured as part of the S106 Agreement.
8.2 Air Quality
8.2.1 Policy 7.14 of the London Plan emphasises the importance of tackling air pollution and improving
air quality and states that development proposals should minimise increased exposure to existing
poor air quality and make provision to address local problems of air quality (particularly within Air
Quality Management Areas). Similarly, Policy SI1 of the Draft London Plan also states that all
development should be air quality neutral as a minimum.
8.2.2 For a development of this size it is reasonable to request that the developer set up a monitoring
regime for before (at least 6 months), during and after the development has been completed to
better inform the air quality assessment. However, as the applicant wishes to implement the
proposed works in June, the Council’s EHO has accepted monitoring for 3 months prior and is
secured by condition.
8.2.3 The Air Quality Report states that the proposed development is not expected to meet the Air
Quality Neutral Standards, a marginal abatement cost of £29,000 per tonne of NOx over the
established benchmark figure shall be paid to the Local Planning Authority. The scheme is 1.1kg
over the benchmark. This payment shall be used for air quality improvement projects in the area
and will secured by the legal agreement.
9. Biodiversity, Landscaping and Sustainable Drainage
9.1 Biodiversity, Arboriculture and Landscaping
9.1.1 Policy 7.19 of the London Plan and Policy G6 of the Draft London Plan require new
developments to make a positive contribution to the protection, enhancement, creation and
management of biodiversity wherever possible. Policies CR2 and BR3 of the Core Strategy and
Borough Wide policies echo the London Plan in its strategic approach to protect and enhance
biodiversity and to provide a net gain in the quality and quantity of the Borough’s natural
environment. This approach is also set out in Policy SP5 of the emerging local plan (Reg 18
stage).
9.1.2 A Preliminary Ecological Assessment (PEA) was submitted and assessed the ecological value of
this site and its potential to support notable and/or legally protected species. Data received from
the desk-top study and the PEA site walkover have confirmed that the site:
• Has low potential to support foraging and commuting bats;
• Has low to moderate potential to support roosting bats; and
• Has high potential to support nesting birds.
9.1.3 The PEA recommended a phase 2 protected species survey of a Bat emergence survey. This
was submitted as part of the application. The survey found no bat activity (including roosting) was
recorded during any of the survey visits and therefore roosting bats are confirmed as likely absent
from the site. Consequently, there is no requirement for mitigation and the development is
predicted to have a negligible impact upon roosting bats.
9.1.4 The report has however suggested enhancement measures for bats to increase the biodiversity
value of the site. Officers consider that these enhancement recommendations be followed as the
development stands to result in net gains for biodiversity. As such officers have secured the
provision of bat boxes throughout the site through a condition.
9.1.5 Officers consider that key actions should be included within an Ecological Management Plan
document for the site which will be secured through planning condition.
9.1.6 In terms of trees, the proposed development would result in the removal of 10 of 13 trees and a
group (of trees). Additionally, the proposed landscaping plan includes remedial planting of 16 new
trees which will substantially enhance the overall arboricultural and amenity value of the site.
9.1.7 The trees and the group proposed for removal to facilitate the scheme are generally of limited
arboricultural, landscape or cultural value and their removal should not be considered a
development constraint.
9.1.8 The landscaping proposals will increase the arboricultural value of the site in the medium-long
term, improving the quality of the arboricultural stock and improving the diversity.
9.1.9 Trees 5-8 (as noted in the accompanying Arboricultural assessment) can be fully retained within
the proposed layout if protected in accordance with BS58378 recommendations. The exact
methodology and approach to protection are to be specified within an Arboricultural Method
Statement (AMS) and Tree Protection Plan (TPP) which is to be secured through planning
condition.
9.1.10 The redevelopment of the site will also resolve the poor quality of existing landscaped and
hardstanding areas through rationalised, good quality shared and public spaces. The resulting
improvement to the street scene and overall public realm of the area is supported.
9.1.11 Overall, it is considered that the proposed development will positively contribute to the
biodiversity, arboricultural and environmental value of the site and complies with relevant policy.
9.2 Sustainable Drainage
9.2.1 Policy 5.13 of the London Plan states that development should utilise sustainable urban drainage
systems (SUDS) unless there are practical reasons for not doing so and should aim to achieve
greenfield run-off rates and ensure that surface water run-off is managed as close to its source as
possible in line with the drainage hierarchy set out within this policy. The policy aspirations are
also reiterated by Policy SI13 of the Draft London Plan and at local level by Policies CR4 and
BR4 of the Core Strategy and Borough Wide Policies and Policy DM28 of the emerging Local
plan (Reg 18 stage).
9.2.2 The application site is located within Flood Zone 1 and was assessed as having a low risk of
flooding from fluvial, tidal, groundwater, sewer or surface water flooding.
9.2.3 Surface water runoff from pitched and biodiverse roofs will wherever possible drain into rain
gardens and planters on the property boundaries. Overflow from the raingardens and surface
water runoff from surrounding paving drains towards the permeable paving running through the
centre of the street. This helps to minimize the provision of gullies in the street and enables a
simple levels design. The permeable paving is underlain by attenuation tanks, separated by a
permeable membrane. Owing to the ground conditions, surface water is prevented from
infiltrating to ground by an impermeable membrane that wraps the base and sides of the
attenuation tank, so the tanks are connected to the surface water sewer network in Stamford
Road via a hydrobrake that limits the discharge to the greenfield runoff rate.
9.2.4 A drainage strategy/flood risk assessment was submitted as part of the application. The main
design principals and proposals as set out in this document have been accepted by officers.
Officers however would like to approve the detailed drainage design prior to commencement of
construction work on site and this will be secured by condition. Also, an additional condition to
secure that the surface water drainage works shall be carried out and the sustainable urban
drainage system shall thereafter be managed and maintained in accordance with the agreed
management and maintenance plan shall be added.
Conclusions
The redevelopment of the site for new and replacement community space within Class D1 and residential
use is acceptable in principle and would contribute to the Borough’s housing stock through the provision
of 56 good quality units compliant with relevant standards. The proposal would comprise 100%
affordable units which is considered to meet an identified need in the Borough.
The scale, siting and design of the development is considered appropriate to the site’s context and will
result in a high-quality finish, whilst respecting the amenity of neighbouring occupiers. The proposed
landscaping strategy will positively contribute to the appearance and public realm of the area and
enhance the arboricultural, biodiversity and environmental value of the site.
The development adopts a sustainable approach to transport whilst ensuring an acceptable impact on
local highways and infrastructure. The proposal is also considered acceptable in terms of sustainability
and air quality, with a financial contribution secured to mitigate any shortfall in carbon reduction.
It is therefore recommended that planning permission be granted subject to the conditions and Heads of
Terms of the unilateral undertaking, as listed in Appendix 4 and Appendix 5.
Appendix 1
Development Plan Context
The Council has carefully considered the relevant provisions of the Council’s adopted development plan
and of all other relevant policies and guidance. Of particular relevance to this decision were the following
Framework and Development Plan policies and guidance.
National Planning Policy Framework (NPPF) (MHCLG, Feb 2019)
The London Plan: Spatial Development
Strategy for London (GLA, consolidated with
alterations since 2011, published March 2016)
Policy 1.1 - Delivering the strategic vision and
objectives for London
Policy 3.1 - Ensuring equal life chances for all
Policy 3.3 - Increasing housing supply
Policy 3.4 - Optimising housing potential
Policy 3.5 - Quality and design of housing
developments
Policy 3.8 - Housing choice
Policy 3.9 - Mixed and balanced communities
Policy 3.10 - Definition of affordable housing
Policy 3.16- Protection and enhancement of social
infrastructure
Policy 5.3 - Sustainable design and construction
Policy 5.10 - Urban greening
Policy 5.17 - Waste capacity
Policy 6.1 - Strategic approach
Policy 6.3 - Assessing effects of development on
transport capacity
Policy 6.9 - Cycling
Policy 6.10 - Walking
Policy 6.13 - Parking
Policy 7.1 - Lifetime neighbourhoods
Policy 7.2 - An inclusive environment
Policy 7.3 - Designing out crime
Policy 7.4 - Local character
Policy 7.5 - Public realm
Policy 7.6 - Architecture
Policy 7.8 - Heritage assets and archaeology
Policy 7.14 - Improving air quality
Policy 7.15 - Reducing and managing noise, improving
and enhancing the acoustic environment and promoting
appropriate townscapes
Policy 7.19 - Biodiversity and access to nature
The Mayor of London’s Draft London Plan - Intend to Publish version December 2019 is under
Examination. Having regard to NPPF paragraph 48 the emerging document is a material consideration
and appropriate weight will be given to its policies and suggested changes in decision-making unless
other material considerations indicate that it would not be reasonable to do so.
Draft London Plan - Intend to Publish version
December 2019
Policy GG1 - Building strong and inclusive communities
Policy GG2 - Making the best use of land
Policy GG3 - Creating a healthy city
Policy GG4 - Delivering the homes Londoners need
Policy D1 - London’s form, character and capacity for
growth
Policy D2 – Infrastructure requirements for sustainable
densities
Policy D3 – Optimising site capacity through the design-
led approach
Policy D4 – Delivering good design
Policy D5 – Inclusive design
Policy D6 – Housing Quality Standards
Policy D7 – Accessible Housing
Policy D8 – Public Realm
Policy D11 – Safety, security and resilience to
emergency
Policy D12 – Fire Safety
Policy D14 - Noise
Policy H1 - Increasing housing supply
Policy H2 - Small sites
Policy H4 – Delivering affordable housing
Policy H5 – Threshold approach to applications
Policy H6 – Affordable housing tenure
Policy H7 – Monitoring of affordable housing
Policy H10 – Redevelopment of existing housing and
estate regeneration
Policy H12 - Housing size mix
Policy HC1- Heritage and conservation
Policy S1 -Developing London’s social infrastructure
Policy S3 – Education and childcare facilities
Policy G1 - Green infrastructure
Policy G5 - Urban greening
Policy G6 - Biodiversity and access to nature
Policy SI7 - Reducing waste and supporting the circular
economy
Policy SI8 - Waste capacity and net waste self-
sufficiency
Policy T1 - Strategic approach to transport
Policy T2 - Healthy Streets
Policy T3 - Transport capacity, connectivity and
safeguarding
Policy T4 - Assessing and mitigating transport impacts
Policy T5 - Cycling
Policy T6 - Car parking
Local Development Framework (LDF) Core
Strategy (July 2010)
Policy CM1 - General Principles for Development
Policy CR2 - Preserving and Enhancing the Natural
Environment
Policy CR3 - Sustainable Waste Management
Policy CP2 - Protecting and Promoting our Historic
Environment
Policy CP3 - High Quality Built Environment
Policy CC2: Social Infrastructure to Meet Community
Needs
Local Development Framework (LDF) Borough
Wide Development Plan Document (DPD)
(March 2011)
Policy BR1 - Environmental Building Standards
Policy BR3 - Greening the Urban Environment
Policy BR4 - Water Resource Management
Policy BR9 - Parking
Policy BR10 - Sustainable Transport
Policy BR11 - Walking and Cycling
Policy BR15 - Sustainable Waste Management
Policy BP2 - Conservation Areas and Listed Buildings
Policy BP8 - Protecting Residential Amenity
Policy BP11 - Urban Design
Policy BC6- Loss of Community Facilities
The London Borough of Barking and Dagenham’s Draft Local Plan: (Regulation 18 Consultation Version,
November 2019) is at an “early” stage of preparation. Having regard to NPPF paragraph 216 the
emerging document is now a material consideration and limited weight will be given to the emerging
document in decision-making unless other material considerations indicate that it would not be
reasonable to do so.
The London Borough of Barking and
Dagenham’s Draft Local Plan: (Regulation 18
Consultation Version, November 2019)
Policy SP1 - Delivering Growth
Policy SP2 - Delivering Homes that Meet People’s
Needs
Policy SP4 - Delivering High Quality Design in the
Borough
Policy SP5 - Enhancing our Natural Environment
Policy SP6 - Securing a Sustainable and Clean
Borough
Policy SP8- Delivering social infrastructure in the right
locations
Policy DM1 - Affordable Housing
Policy DM2 - Housing Size and Mix
Policy DM11 - Responding to Place
Policy DM14 - Conserving and Enhancing Heritage
Assets and Archaeology
Policy DM18 - Protecting and Improving Parks and
Open Spaces
Policy DM19 - Urban Greening
Policy DM20 - Nature Conservation and Biodiversity
Policy DM22 - Trees
Policy DM24 - Energy, Heat and Carbon Emissions
Policy DM26 - Improving Air Quality
Policy DM28 - Managing Flood Risk, including Surface
Water Management
Policy DM29 - Managing our Waste
Policy DM31 - Making Better Connected
Neighbourhoods
Policy DM32 - Cycle and Car Parking
Policy DM34: Planning for social infrastructure
Supplementary Planning Documents
DCLG Technical Housing Standards (nationally
described space standard) (DCLG, March 2015) (as
amended)
Housing Supplementary Planning Guidance (2017)
Accessible London: Achieving an Inclusive Environment
(2014)
Affordable Housing and Viability (2017)
Character and Context (2014)
Housing (2016)
Play and Informal Recreation (2012)
Sustainable Design and Construction (2014)
Additional Reference
Human Rights Act
The provisions of the Human Rights Act 1998 have been considered in the processing of the application
and the preparation of this report.
Equalities
In determining this planning application, Be First, on behalf of the London Borough of Barking &
Dagenham, has regard to its equalities obligations including its obligations under section 149 of the
Equality Act 2010 (as amended). For the purposes of this application there are not considered to be any
adverse equalities issues.
Local Government (Access to Information) Act 1985
Background papers used in preparing this report:
Planning Application
Statutory Register of Planning Decisions
Correspondence with Adjoining Occupiers
Correspondence with Statutory Bodies
Correspondence with other Council Departments
National Planning Policy Framework
London Plan
Core Strategy and Borough Wide Policies
Appendix 2
The following consultations have been undertaken:
Councillor Oluwole (Mayesbrook)
Councillor Bankole (Mayesbrook)
Councillor Haroon (Mayesbrook)
Councillor Bremner (Goresbrook)
Councillor Freeborn (Goresbrook)
Councillor Quadri (Goresbrook)
Be First Transport Development Management
Be First Ecology
LBBD Access Officers
LBBD Arboricultural Officer
LBBD Environmental Health
LBBD Lead Local Flood Authority
LBBD Waste and Recycling Officer
LBBD Community Solutions
LBBD Education
LBBD Energy
Designing Out Crime
Thames Water
Summary of consultation responses
Consultee and
date received Summary of Comments Officer Comments
Arboricultural
Officer (email
dated
19/02/2020)
No objection.
Condition13 and 15 will secure the
implementation of the submitted
landscaping scheme and protection of
those trees being retained.
Designing Out
Crime Officer
(letter dated
03/02/2020)
No objection. Police advised on Secure
by Design during pre-application. A
condition ensuring the delivery of a safe
and secure scheme is recommended.
Condition 21 will secure the submission of
proposed crime prevention measures, and
the delivery of a safe and secure scheme.
Thames Water
(email dated
14/02/2020)
No objection with regard to the wastewater network and sewage treatment works infrastructure capacity.
Accepted.
Environmental
Health (emails
dated 24/01/2020
and 27/02/2020)
No objection in principle. Recommended Acoustic Protection, Land Quality, air quality monitoring and Construction Environmental Management and Site Waste Management conditions.
Conditions 3, 4, 5 and 7 will secure the
relevant matters.
Lead Local
Flood Authority
(email dated
19/2/2020)
No objection.
Condition 6 will secure the submission and
approval of a detailed drainage design.
Condition 20 will secure that the surface
water drainage works shall be carried out
and the sustainable urban drainage
system shall thereafter be managed and
maintained in accordance with the agreed
management and maintenance plan.
Transport
Development
Management
(email dated
20/03/2020)
No objection in principle.
Recommended conditions relating to
the provision of electric vehicle
charging points, a street lighting
scheme, permanent traffic management
orders, car park management plan, new
residents should be excluded from
eligibility for resident parking permits
both to the existing controlled parking
arrangements and any future changes
to this scheme, provision of a car club
space and the implementation of
submitted car parking and cycle parking
details.
A legal agreement and conditions 12, 17,
18 and 23 will secure the relevant matters
Urban Design
(letter dated
10/03/2020)
No objection. Recommended a
condition requiring the submission of
materials and a soft and hard
landscaping strategy
Condition 8 and 9 will secure the
submission of external materials
Condition 15 will secure Hard landscaping
and soft landscaping,
Appendix 3
Neighbour Notification
Date site notice erected 3rd February 2020
Date of press advertisement 13th February 2020
Date neighbour consultation letters sent 31st January 2020
Number of neighbouring properties consulted 149
Number of responses 1 response received
Appendix 4
Conditions
Mandatory Conditions
1. Statutory Time Limit - Planning Permission
The development hereby permitted shall be commenced before the expiration of THREE YEARS
from the date of this permission.
Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act
1990 (as amended).
2. Development in Accordance with Approved Plans
The development hereby approved shall only be carried out in accordance with the approved
plans listed below:
Proposed site location BF0066-MCO-ZZ-XX-DR-A-01100-Rev 001 Proposed ground floor plan BF0066-MCO-ZZ-GF-DR-A-01110-Rev 003 Proposed first floor plan BF0066-MCO-ZZ-01-DR-A-01111-Rev 003 Proposed second floor plan BF0066-MCO-ZZ-02-DR-A-01112-Rev 003 Proposed third floor plan BF0066-MCO-ZZ-03-DR-A-01113-Rev 004 Proposed roof plan BF0066-MCO-ZZ-RF-DR-A-01115-Rev 004 Proposed north elevations BF0066-MCO-ZZ-XX-DR-A-01210-Rev 002 Proposed east elevations BF0066-MCO-ZZ-XX-DR-A-01211-Rev 002 Proposed south elevations BF0066-MCO-ZZ-XX-DR-A-01212 Rev 002 Proposed west elevations BF0066-MCO-ZZ-XX-DR-A-01213 Rev 002
Proposed sections 01 BF0066-MC0-ZZ-XX-DR-A-01310-Rev 002 Proposed sections 02 BF0066-MC0-ZZ-XX-DR-A-01311-Rev 002
House Unit Types BF0066-MCO-ZZ-XX-DR-A-01151-Rev 002 M4(3) Unit Types 01 BF0066-MCO-ZZ-XX-DR-A-01152- Rev 002 Apartment Block Unit Types BF0066-MCO-ZZ-XX-DR-A-01153-Rev 002 Block/Gatehouse Unit Types BF0066-MCO-ZZ-XX-DR-A-01156-Rev 002 M4(3) Unit Types 02 BF0066-MCO-ZZ-XX-DR-A-01157-Rev 002 Proposed ground floor plan tenure BF0066-MCO-ZZ-GF-DR-A-03110-Rev 002 Proposed first floor plan tenure BF0066-MCO-ZZ-01-DR-A-03111-Rev 002 Proposed second floor plan tenure BF0066-MCO-ZZ-02-DR-A-03112-Rev 002 Proposed third floor plan tenure BF0066-MCO-ZZ-03-DR-A-03113-Rev 002 Proposed ground floor plan M4(3) BF0066-MCO-ZZ-GF-DR-A-01154-Rev 002 No other drawings or documents apply.
Reason: To ensure that the development is undertaken in accordance with the approved
drawing(s) and document(s) to ensure that the finished appearance of the development will
enhance the character and visual amenities of the area and to satisfactorily protect the residential
amenities of nearby occupiers.
Prior to Commencement Conditions
3. Site Contamination
No development (with the exception of demolition works above ground level only) shall
commence until:
(a) an investigation and risk assessment, in addition to any assessment provided with the
planning application, has been completed in accordance with a scheme to assess the nature and
extent of any contamination on the site, whether or not it originates on the site. The contents of
the scheme are subject to the approval in writing of the Local Planning Authority. The
investigation and risk assessment must be undertaken by competent persons and a written report
of the findings must be produced. The written report is subject to the approval in writing of the
Local Planning Authority. The report of the findings must include:
(i) a survey of the extent, scale and nature of contamination;
(ii) an assessment of the potential risks to human health; property (existing or proposed)
including buildings, crops, livestock, pets, woodland and service lines and pipes; adjoining land;
groundwaters and surface waters; ecological systems; archaeological sites and ancient
monuments; and
(iii) an appraisal of remedial options, and proposal of the preferred option(s).
This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model
Procedures for the Management of Land Contamination, CLR 11’; and
(b) a detailed remediation scheme, to bring the site to a condition suitable for the intended use
by removing unacceptable risks to human health, buildings and other property and the natural
and historical environment, has been prepared and submitted to the Local Planning Authority for
approval in writing. The scheme must include all works to be undertaken, proposed remediation
objectives and remediation criteria, timetable of works and site management procedures. The
scheme must ensure that the site will not qualify as contaminated land under Part 2A of the
Environmental Protection Act 1990 in relation to the intended use of the land after remediation.
(c) The approved remediation scheme must be carried out in accordance with its terms prior to
commencement of the development, other than that required to carry out remediation, unless
otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be
given two weeks written notification of commencement of the remediation scheme works.
Following completion of measures identified in the approved remediation scheme, a verification
report that demonstrates the effectiveness of the remediation carried out must be produced and
is subject to the approval in writing of the Local Planning Authority. The report shall include
results of sampling and monitoring carried out to demonstrate that the site remediation criteria
have been met.
(d) In the event that contamination is found at any time when carrying out the approved
development that was not previously identified it must be reported in writing immediately to the
Local Planning Authority. An investigation and risk assessment must be undertaken in
accordance with the requirements of (a), and where remediation is necessary a remediation
scheme must be prepared in accordance with the requirements of (b), which is subject to the
approval in writing of the Local Planning Authority. Following completion of measures identified
in the approved remediation scheme a verification report must be prepared, which is subject to
the approval in writing of the Local Planning Authority.
Reason: Contamination must be identified prior to commencement of development to ensure that
risks from land contamination to the future users of the land and neighbouring land are
minimised, together with those to controlled waters, property and ecological systems, and to
ensure that the development can be carried out safely without unacceptable risks to workers,
neighbours and other off-site receptors.
4. Construction Management
No development shall commence until a Construction Environmental Management Plan (CEMP)
and a Site Waste Management Plan (SWMP) have been submitted to and approved in writing by
the Local Planning Authority. These Plans shall incorporate details of:
a) construction traffic management;
b) the parking of vehicles of site operatives and visitors;
c) loading and unloading of plant and materials;
d) storage of plant and materials used in constructing the development;
e) the erection and maintenance of security hoarding(s) including decorative displays and
facilities for public viewing, where appropriate;
f) wheel washing facilities;
g) measures to control the emission of dust, dirt and emissions to air during construction;
such measures to accord with the guidance provided in the document “The Control of
Dust and Emissions during Construction and Demolition”, Mayor of London, July 2014;
including but not confined to, non-road mobile machinery (NRMM) requirements;
h) noise and vibration control;
i) a scheme for recycling/disposing of waste resulting from demolition and construction
works;
j) the use of efficient construction materials;
k) methods to minimise waste, to encourage re-use, recovery and recycling, and sourcing of
materials; and
l) a nominated Developer/Resident Liaison Representative with an address and contact
telephone number to be circulated to those residents consulted on the application by the
developer’s representatives. This person will act as first point of contact for residents who
have any problems or questions related to the ongoing development.
Once approved the Plans shall be adhered to throughout the construction period for the
development.
Demolition and construction work and associated activities, other than internal works not audible
outside the site boundary, are only to be carried out between the hours of 08:00 and 18:00
Monday to Friday and 08:00 and 13:00 Saturday, with no work on Sundays or public holidays
without the prior written permission of the Local Planning Authority. Any works which are
associated with the generation of ground borne vibration are only to be carried out between the
hours of 08:00 and 18:00 Monday to Friday.
Demolition and construction work and associated activities are to be carried out in accordance
with the recommendations contained within British Standard 5228:2009, “Code of practice for
noise and vibration control on construction and open sites”, Parts 1 and 2.
Reason: In order to reduce the environmental impact of the construction and the impact on the
amenities of neighbouring residents.
5. Air monitoring condition
Three months prior to commencement, Air Quality monitoring (i.e. NO2 diffusion tube as per LAQM technical guidance) at a representative location shall be implemented and continue until 3 months after the site completion date. The raw data shall be available to the LA each month, and a summary report at the end of the monitoring period shall be submitted. Reason: In order to reduce the environmental impact of the construction and the impact on the
amenities of neighbouring residents.
6. Drainage Strategy
No development shall commence until a detailed drainage scheme (to include the disposal of
surface water by means of sustainable methods of urban drainage systems) has been submitted
to and approved in writing by the Local Planning Authority. The development shall only be
implemented in accordance with such approved details.
Reason: To prevent an increased risk of flooding and to prevent pollution of the water
environment.
Prior to Above Ground Works Conditions
7. Acoustic Protection
Prior to commencement of above ground works, full details of a scheme of acoustic protection of
habitable rooms against noise shall be submitted to and approved in writing by the Local
Planning Authority. The scheme of acoustic protection shall be sufficient to secure internal noise
levels no greater than:
a. 35 dB LAeq in living rooms and bedrooms (07:00 hours to 23:00 hours) with windows closed;
and
b. 30 dB LAeq in bedrooms (23:00 hours to 07:00 hours) with windows closed.
Additionally, where the internal noise levels will exceed 40 dB LAeq in living rooms and bedrooms
(07:00 hours to 23:00 hours) or 35dB LAeq in bedrooms (23:00 hours to 07:00 hours) with
windows open the scheme of acoustic protection shall incorporate a ventilator system which is
commensurate with the performance specification set out in Schedule 1 (paragraphs 6 and 7) of
The Noise Insulation Regulations 1975 (as amended). The approved scheme shall be fully
implemented before the first occupation of the residential unit to which it relates and shall be
maintained at all times thereafter.
Reason: To ensure that the proposed residential units are adequately protected from noise.
8. Materials and Balcony Details
No above ground new development shall take place until details of balconies and all materials to
be used in the construction of the external surfaces of the development have been submitted to
and approved in writing by the Local Planning Authority. The development shall be carried out in
accordance with the approved materials and balcony details. Minor amendments may be agreed
in writing from time to time by the Local Planning Authority.
Reason: To protect or enhance the character and amenity of the area.
9. Brick Articulation
No above ground new development shall take place until design details of the brick articulation
on the outfacing north elevation and all materials to be used in the construction of this elevation
have been submitted to and approved in writing by the Local Planning Authority. The
development shall be carried out in accordance with the approved materials and design details.
Minor amendments may be agreed in writing from time to time by the Local Planning Authority.
10. Planting Scheme
No above ground new development shall commence until a planting scheme for the outfacing
north elevation has been submitted to and approved in writing by the Local Planning Authority.
Any plants which within a period of 5 years from the completion of the development die, are
removed or become seriously damaged or diseased, shall be replaced in the next planting
season with others of similar size and species unless the Local Planning Authority gives written
consent to any variation.
Reason: To secure the provision and retention of landscaping in the interests of the visual
amenity of the area, to preserve and enhance the Borough's natural environment and to ensure a
high-quality built environment.
11. Fire Safety Scheme
No above ground new development shall commence until a Fire Statement has been submitted
to and approved in writing by the Local Planning Authority. The Fire Statement shall be produced
by an independent third party suitably qualified assessor which shall detail the building's
construction, methods, products and materials used; the means of escape for all building users
including those who are disabled or require level access together with the associated
management plan; access for fire service personnel and equipment; ongoing maintenance and
monitoring and how provision will be made within the site to enable fire appliances to gain access
to the building. The Fire Safety Scheme shall be implemented in accordance with the approved
detailed prior to first occupation of the development and permanently maintained thereafter.
Reason: In order to provide a safe and secure development.
12. Electric Vehicle Charging Points Details
No above ground new development shall take place until details of Electric Vehicle Charging
Points have been submitted to and approved in writing by the Local Planning Authority. The
scheme shall demonstrate how active electric charging points will be provided for 20% of the car
parking spaces, with passive provision for the remaining 80% of the spaces. The spaces shall be
constructed and marked out, and the charging points installed prior to the occupation of the
development and thereafter retained permanently for the accommodation of vehicles of occupiers
and visitors to the premises and not used for any other purpose.
Reason: To encourage the use of electric cars in order to reduce carbon emissions.
13. Trees
No above ground new development shall commence until an Arboricultural Method Statement
and Tree Protection Plan are submitted to and approved in writing by the Local Planning
Authority.
Reason: To secure the provision and retention of landscaping in the interests of the visual
amenity of the area, to preserve and enhance the Borough's natural environment and to ensure a
high-quality built environment.
14. Ecological Management Plan
No above ground new development shall commence until an Ecological Management Plan is
submitted to and approved in writing by the Local Planning Authority.
Reason: To preserve and enhance the Borough's natural environment.
Prior to First Occupation / Use Conditions
15. Hard/Soft Landscaping Implementation
The hard landscaping shown on drawing Nos. GA01 Rev 00,GA02 Rev 00, GS01 Rev 00, GS02
Rev 00, HP01 Rev 00, HP02 Rev 00, HP03 Rev 00, HP04 Rev 00, HP05 Rev 00, HP06 Rev 00,
LD01 Rev 00, LD02 Rev 00 shall be carried out prior to the first occupation of the development
and thereafter permanently retained.
The soft landscaping shown on drawing Nos. GA01 Rev 00,GA02 Rev 00, GS01 Rev 00, GS02
Rev 00, LD01 Rev 00, LD02 Rev 00, PP01 Rev 00, PP02 Rev 00, PP03 Rev 00, PP04 Rev 00,
PP05 Rev 00, PP06 Rev 00, SP01 Rev 00, SP02 rev 00 shall be carried out in the first planting
and seeding seasons following the first occupation of the building or completion of the
development, whichever is the sooner.
Any plants which within a period of 5 years from the completion of the development die, are
removed or become seriously damaged or diseased, shall be replaced in the next planting
season with others of similar size and species unless the Local Planning Authority gives written
consent to any variation.
The trees identified to be retained on the Tree Retention Plan dated 17/12/19 shall be protected
during construction in accordance with the approved Tree Survey and Arboricultural Impact
Assessment by Greengage.
The development shall not be first occupied until bird nesting and bat roosting boxes have been
installed within or on the buildings or in any trees on the site in accordance with the submitted
details.
Reason: To secure the provision and retention of landscaping in the interests of the visual
amenity of the area, to preserve and enhance the Borough's natural environment and to ensure a
high-quality built environment.
16. Children’s Playspace Implementation
Prior to the first occupation of the development, details of child play associated equipment shall
be submitted to and approved in writing by the Local Planning Authority. The children’s play
space and approved associated equipment shall be permanently retained thereafter.
Reason: To ensure suitable provision for children's play.
17. Car Parking Implementation
The car parking areas shown on drawing Nos. BF0066-MCO-ZZ-GF-DR-A-0110 Rev 003 shall
be constructed and marked out prior to the first occupation of the development and thereafter
retained permanently for the accommodation of vehicles of occupiers and visitors to the premises
and not used for any other purpose. The parking spaces should be clearly delineated with raised
kerbs to avoid encroachment on surrounding footpaths and damage to trees.
The three proposed blue badge car parking spaces shall be constructed and marked out prior to
the first occupation of the development as accessible parking bays (to be clearly marked with a
British Standard disabled symbol).
Reason: To ensure that sufficient off-street parking areas are provided and not to prejudice the
free flow of traffic or conditions of general safety along the adjoining highway, to ensure and
promote easier access for disabled persons.
18. Cycle Parking Implementation
Prior to the first occupation of the development the cycle parking facilities shown on drawing No.
BF0066-MCO-ZZ-GF-DR-A-0110 Rev 003 shall be completed and thereafter permanently
retained.
Reason: In the interests of promoting cycling as a sustainable and non-polluting mode of
transport.
19. Refuse and Recycling Strategy Implementation
The refuse and recycling stores shown on drawing No. BF0066-MCO-ZZ-GF-DR-A-0110 Rev
003 shall be provided before the first occupation of the development and thereafter permanently
retained.
Reason: To provide satisfactory refuse and recycling storage provision in the interests of the
appearance of the site and locality.
20. Sustainable Drainage Implementation
Prior to the occupation of the buildings hereby approved the surface water drainage works shall
be carried out and the sustainable urban drainage system shall thereafter be managed and
maintained in accordance with the agreed management and maintenance plan.
Reason: To prevent an increased risk of flooding and to prevent pollution of the water
environment.
21. Crime Prevention Scheme
The proposed development shall achieve a Certificate of Compliance in respect of the Secured
by Design scheme (silver), or alternatively achieve security standards (based on Secured by
Design principles) to the satisfaction of the Metropolitan Police, details of which shall be provided
to the Local Planning Authority for its written approval prior to the first occupation of the approved
development. All security measures applied to the approved development shall be permanently
retained thereafter.
Reason: In order to provide a good standard of security to future occupants and visitors to the
site and to reduce the risk of crime.
22. Communal Television and Satellite System
The development hereby permitted shall not be occupied until details of a communal television
and satellite system have been submitted to and approved in writing by the Local Planning
Authority. The approved system shall be provided prior to occupation and be made available to
each residential unit. No antennae or satellite dishes may be installed on the exterior of the
building, with the exception of a single antennae or satellite dish per block to support the
communal television and satellite system. The proposed antennae or satellite dishes shall be
designed to minimise their visual impact and shall not be mounted on any publicly visible façade.
Reason: To safeguard the external appearance of the building.
23. External lighting
Prior to the first occupation of the development, details of external lighting shall be submitted to
and approved in writing by the Local Planning Authority. The external lighting approved shall be
permanently retained thereafter.
Reason: In order to provide a good standard of lighting and security to future occupants and
visitors to the site and to reduce the risk of crime.
Renewable Energy Infrastructure
24. The development hereby permitted will ensure the renewable energy infrastructure (Air Source
Heat Pumps), delivering a 38% reduction in site wide CO2 emissions, is implemented prior to first
occupation of the dwellings.
Reason: To ensure measures are implemented to reduce carbon emissions.
Monitoring and Management Conditions
25. Accessible Housing
All new build dwellings shall be constructed to comply with Building Regulations Optional
Requirement Approved Document M4(2) Category 2: Accessible and adaptable dwellings (2015
edition) as a minimum.
Six (11%) dwellings, identified as Units G.00.02, B00.04, B00.02, B00.01, A.00.03 and A.00.02
on drawing No. BF0066-MCO-ZZ-GF-DR-A-01154 Rev 002 shall be constructed to, or capable of
easy adaptation to, Building Regulations Optional Requirement Approved Document M4(3)
Category 3: Wheelchair user dwellings (2015 edition).
Reason: To ensure that sufficient accessible housing is provided.
26. Water Efficiency
The proposed dwellings shall comply with the water efficiency optional requirement in paragraphs
2.8 to 2.12 of the Building Regulations Approved Document G.
Reason: To minimise the use of mains water.
27. Plant Noise Limit
Any machinery and equipment installed pursuant to this permission shall be designed and
installed to ensure that structure borne (re-radiated) noise emissions shall not exceed 35 LAeq
dB (5 min) when measured in any habitable room in adjoining residential premises.
Reason: To ensure that the proposed and surrounding residential properties and other noise-
sensitive premises in the vicinity of site are adequately protected from noise.
28. Carbon Reduction
The development hereby permitted shall be carried out in accordance with the submitted Energy
Statement prepared by Max Fordham dated 21/01/2020 to achieve a minimum 38% reduction in
carbon dioxide emissions over Part L of the Building Regulations (2013) (when applying updated
SAP 10 emission factors).
Reason: To ensure measures are implemented to reduce carbon emissions.
29. Hours of Use of the Community Buildings
The Community Buildings hereby approved shall not be occupied outside the hours of 8am to
11pm Sunday to Friday, and 8am to 12,30 Saturday
Reason: To protect the amenity of the surrounding residential buildings
Appendix 5
S106 Proposed Heads of Terms:
The proposed heads of terms to be secured through a Unilateral Undertaking under Section 106 Town
and Country Planning Act 1990 (as amended) and Section 16 GLC (General Powers) Act 1974 (as
amended) (agreed between the Council and the Applicant) are set out below:
Administrative
1. Pay the Council’s professional and legal costs, whether or not the deed completes.
2. Pay the Council’s reasonable fees in monitoring and implementing the Section 106, payable on
completion of the deed.
3. Indexing – all payments are to be index linked from the date of the decision to grant planning
permission to the date on which payment is made, using BCIS index.
Affordable Housing
4. Secure 100% affordable housing on site comprising:
- 16 no. units provided at London Affordable Rent, identified as units H.00.01, H.00.02, H.00.03, H.00.04, H.00.05, H.00.06, H.00.07, H.00.08, H.00.09, H.00.10, H.00.11, H.00.12, H.00.13, G.00.01, G.00.02, B.00.01 on drawings No. BF0066-MCO-ZZ-GF-DR-A-03110 Rev 002, BF0066-MCO-ZZ-01-DR-A-03111
Rev 002, BF0066-MCO-ZZ-02-DR-A-03112 Rev 002, BF0066-MCO-ZZ-03-DR-A-03113 Rev 002.
- 40 no. units provided at Affordable Rent (let at up to 80% of market rent), identified as units A.00.01,
A.00.02, A.00.03, B.00.02, B.00.03, B.00.04, A.01.01, A.01.02, A.01.03, A.01.04, A.01.05, B.01.01,
B.01.02, B.01.03, B.01.04, B.01.05, B.01.06, G.01.01, G.01.02, G.01.03, G.01.04, A.02.01, A.02.02,
A.02.03, A.02.04, A.02.05, B.02.01, B.02.02, B.02.03, B.02.04, B.02.05, B.02.06, G.02.01, G.02.02,
G.02.03, G.02.04, B.03.01, B.03.02, B.03.03, B.03.04 on drawings No. BF0066-MCO-ZZ-GF-DR-A-
03110 Rev 002, BF0066-MCO-ZZ-01-DR-A-03111 Rev 002, BF0066-MCO-ZZ-02-DR-A-03112 Rev 002,
BF0066-MCO-ZZ-03-DR-A-03113 Rev 002.
Transport
5. Secure restrictions preventing future residents from obtaining parking permits for any controlled
parking zone (CPZ).
6.Provision of a car club space
7. Highway works- requiring the applicant to a) agree a scheme of highway works and b) implement all
off-site highway works prior to construction.
8.This scheme will require new Permanent Traffic Management Orders. The Council, as the highway
authority will require an independent highway stage 1/2 road safety audit, and this should be secured
with the applicant separately in a section 38/278 agreement. However, we suggest in the interest of
highway safety, a section 38/278 (Highways Act 1980) is entered into by the applicant prior to
construction taking place on site.
Employment and Skills
9. Secure an Employment, Skills and Suppliers Plan ensuring that a minimum of 25% of labour and
suppliers required for the construction of the development are drawn from within the Borough, to
maximise opportunities for local residents and businesses.
Sustainability
10. The development shall achieve a minimum 59% reduction in carbon dioxide emissions over Part L of
the Building Regulations 2013 (when applying updated SAP 10 emission factors) through on-site
provision, and a monetary contribution shall be made to the Local Authority’s carbon offset fund to offset
the remaining carbon emissions to net zero-carbon.
11. Air Quality off-setting contribution. The off-setting contribution rate is £29k per tonne of NOx over the
benchmark. The scheme is 1.1kgs over the benchmark (contribution of £29.29).
Operation of the Community Facilities
12. Secure the submission, implementation and monitoring of a Management and Travel Plan for the use
of the 2 buildings for community use, including an event management plan for events which will exceed
40 attendees to demonstrate how sustainable modes of transport will be promoted and car parking
managed
Appendix 6
Neighbour Representation
Address: 59 Sheppey Road, Dagenham, Essex RM9 4LH
Comments Details
Commenter
Type: Objects to application
Stance: Customer made comments neither objecting to nor
supporting the Planning Application
Reasons for
comment:
Comments: My worry is that I am now going to get a lot less light
into my property as the buildings will now be blocking
the light.
Plus, the issue of people being able to look into my
property which did not exist before.
Final point is around security this will give an
opportunity for would be thief's to access my property
from behind.
Just would like some reassurances around these
points. Thanks