LONDON BOROUGH OF ENFIELD PLANNING COMMITTEE Date : 24 th July 2013 Report of Assistant Director - Planning, Highways & Transportation Contact Officer: Andy Higham Tel: 020 8379 3848 Sharon Davidson Tel: 020 8379 3841 Mr R.W. Laws Tel: 020 8379 3605 Ward: Winchmore Hill Application Number : P13-01822PLA Category: Dwellings LOCATION: 2, STONARD ROAD, LONDON, N13 4DP PROPOSAL: Demolition of existing dwelling and outbuildings, erection of a part 2, part 3 storey building to provide 10 x flats comprising 1 x studio, 4 x 1-bed, 3 x 3-bed, 2 x 2-bed with 5 x roof lights, including construction of basement providing unit and parking/cycle facilities, vehicular access , pedestrian access at side, erection of boundary wall, communal amenity, terrace and refuse storage area at ground floor level. Applicant Name & Address: M Hassan, Hassco Construction Ltd 20, POWYS LANE, LONDON, N14 7JG Agent Name & Address: Phil Waind, Waind Gohil Architects 27 Bulwer Street London W12 8AR RECOMMENDATION: That subject to the completion of a Section106 Agreement to secure the matters outlined, planning permission be GRANTED subject to conditions.
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LONDON BOROUGH OF ENFIELD
PLANNING COMMITTEE
Date : 24th July 2013
Report of Assistant Director - Planning, Highways & Transportation
LOCATION: 2, STONARD ROAD, LONDON, N13 4DP PROPOSAL: Demolition of existing dwelling and outbuildings, erection of a part 2, part 3 storey building to provide 10 x flats comprising 1 x studio, 4 x 1-bed, 3 x 3-bed, 2 x 2-bed with 5 x roof lights, including construction of basement providing unit and parking/cycle facilities, vehicular access , pedestrian access at side, erection of boundary wall, communal amenity, terrace and refuse storage area at ground floor level. Applicant Name & Address: M Hassan, Hassco Construction Ltd 20, POWYS LANE, LONDON, N14 7JG
Agent Name & Address: Phil Waind, Waind Gohil Architects 27 Bulwer Street London W12 8AR
RECOMMENDATION: That subject to the completion of a Section106 Agreement to secure the matters outlined, planning permission be GRANTED subject to conditions.
Application No:- P13-01822PLA
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Development Control
Scale - 1:1250Time of plot: 14:30 Date of plot: 04/09/2013
1. Site and Surroundings 1.1 Number 2 Stonard Road comprises a large double fronted detached five
bedroom two storey dwelling with accommodation in the roof set within a deep plot. To the side of the house are a garage and other single storey outbuildings. Whilst the property is attractive in appearance and has many original features of a Victorian villa, including bay window, decorative brickwork and a number of large chimneys the building is not listed and does not fall within a Conservation Area.
1.2 The site lies in a predominantly residential area and the majority of houses in
Stonard Road are terraced, some of which have been converted to flats, including Nos 4 and 6 adjacent, which are a pair of semi detached properties.
1.3 There is a Church and Church Hall on the opposite side of the road and to the
side of the application site an area of open car sales together with single storey car sales/ garage workshop buildings.
1.4 The site is close to the junction with Green Lanes and the character of this part of
the road changes, becoming similar to that of the busier Green Lanes which contains a greater mix of styles.
2. Proposal 2.1 The proposal involves the demolition of the existing dwelling, attached garage and outbuildings and the provision of a block of 10 flats comprising 1 studio, 4 x1 bed flats, 2x2 bed flats and 3x3 bed flats, together with basement parking. The accommodation would be arranged over 4 floors with the basement area incorporating 1x3 bed flat with light wells at the front as well as lower sunken terrace to the rear. Five parking spaces and cycle spaces are also proposed within the basement area. At ground floor level, 3 units are proposed, 2x3 bed and 1x2 bed units, at first floor level 3 units are proposed 1x2 bed and 2x1 bed units, at second floor level 3 units are proposed 2x1 bed and 1 studio flat. 2.2 The maximum height of the new building is indicated to align with the roof height
of the adjoining property at number 4 Stonard Road. The building is three storeys with a part two storey rear projection, together with a lower basement area beneath the development, which also extends into the garden area.
2.3 Amenity space provision comprises of terraces and a communal area to the rear of the site. The existing vehicular access to the site would be utilised to provide access down in to the basement car park area via a ramp. An enclosed refuse storage area is also proposed at the front. . 3. Relevant Planning Decisions 3.1 TP/11/0300- Conversion of single family dwelling into 9 self contained flats ( 4x1,
4x2 bed and 1 x3 bed) involving erection of a two storey extension to side and rear and accommodation in roof space with rear dormer window, basement car parking and associated access. Planning Permission refused 10th June 2011. The
application was also dismissed on appeal on 26th January 2012 under Ref: APP/Q5300/A/11/2157009. A copy of the appeal decision is attached at appendix 1.
3.2 TP/10/0082- Conversion of existing dwelling and erection of new extension to
create 9 flats in a 2 storey block with accommodation in roof and semi basement car park. Planning Permission was refused on 24/4/10. The application was dismissed on appeal under Ref: APP/Q5300/A/10/2132675 on 6th December 2010. A copy is attached at Appendix1.
4. Consultations 4.1 Statutory and non-statutory consultees
Traffic and Transportation 4.1.1 Traffic and Transportation raise no objections as the proposal makes
appropriate provision for access, refuse and car parking having regard to Policies (II) GD6 and (II) GD8 of the UDP and Policy 6.13 of the London Plan. It is also considered that the development would not prejudice the provision of on street parking or be prejudicial to the free flow and safety of traffic on the adjoining highways having regard to Policies (II) GD6 and (II) GD8 of the UDP, Policy 6.13 0f the London Plan and NPPF.
Education
4.1.2 An education contribution of £29,722 would be required.
Tree Officer 4.1.3 No objections
Biodiversity Officer 4.1.4 The ecological report and bat survey indicate that there should be negligible
ecological impact. Conditions are requested regarding landscaping and bird nesting.
Sustainability Officer
4.1.5 No objections subject to the imposition of appropriate conditions 4.2 Public 4.2.1 Consultation letters were sent to 66 surrounding neighbouring properties. In
addition a site notice was also displayed. Three letters of objection have been received raising the following points.
Stonard Road characterful property with multitude of decorative features from Victorian/ Edwardian Area, e.g. chimney stacks , brick work, sash windows building should be protected
Inadequate onsite parking provision and consequent impact on surrounding residents
Only 5 spaces provided which is insufficient for residents and visitors
Stonard Road has few free parking spaces at this end and on street parking limited
Added pressure of on street parking by Church & Thames Cars at southern end of Stonard Road
Insufficient on street parking availability Existing building of significant architectural merit and should not be
demolished o New building featureless in design and detrimental to character of area Existing building should be retained to maintain its historic Victorian character
4.2.2 Winchmore Hill Residents Association The Association consider the decision to demolish the existing house and
proceed with new build has resulted in a number of advantages. With the previous proposals the architectural merit of the existing house was insufficient to consider its retention and the proposed extensions were too large to fit comfortably on site. The “new build“design proposed is in sympathy with the existing road in terms of its scale and appearance, although care will have to be taken in the detail of the pastiche of the adjoining house. Otherwise they have no comment.
5. Relevant Policy 5.1 The National Planning Policy Framework (NPPF) published March 2012
allowed Local Planning Authorities a 12 month transition period to prepare for the full implementation of the NPPF. Within this 12 month period Local Planning Authorities could give full weight to the saved UDP Policies and the Core Strategy, which was adopted prior to the NPPF. The 12 month period has now elapsed and as from 28th March 2013 the Council’s saved UDP and Core Strategy policies will be given due weight in accordance to their degree of consistency with the NPPF.
5.2 The Development Management Document (DMD) policies have been prepared under the NPPF regime to be NPPF compliant. The Submission version DMD document was approved by the Council on 27th March 2013 for submission to the Secretary of State for examination. Examination and subsequent adoption is expected later this year. The DMD provides detailed criteria and standard policies by which planning applications will be determined.
5.3 The policies listed below are considered to be consistent with the NPPF and
therefore it is considered that due weight should be given to them in assessing the development the subject of the application.
5.4 London Plan
3.3 Increasing housing supply 3.4 Optimising Housing potential 3.5 Quality and design of housing developments 3.8 Housing choice 3.9 Mixed and balance communities 3.10 Definition of affordable housing 3.11 Affordable housing targets 3.12 Negotiating affordable housing on private residential 5.1 Climate Change mitigation
5.2 Minimising Carbon Dioxide 5.3 Sustainable Design and construction 5.7 Renewable energy 5.12 Flood Risk Management 5.13 Sustainable drainage 6.3 Assessing effects of Development on Transport Capacity 6.9 Cycling 6.10 Walking 6.13 Parking 7.2 An Inclusive Environment 7.3 Designing out Crime 7.4 Local Character 7.6 Architecture 7.19 Biodiversity and Access to Nature
5.5 Local Plan- Core Strategy CP2 – Housing Supply and location of New homes CP3- Affordable Housing CP4- Quality of Housing CP5- Housing Types CP20- Sustainable Energy use and energy Infrastructure CP 21- Delivering Sustainable water, drainage and sewerage infrastructure CP24 -The Road Network CP25- Pedestrians and cyclists CP30- Maintaining and Improving Quality of the Built Environment CP36- Biodiversity CP46- Infrastructure 5.6 Unitary Development Plan (II) GD3 - Character and Design (II) GD6 – Traffic Generation (II) GD8 – Site access and Servicing (II) H8 – Privacy and over looking (II) H9- Amenity space 5.7. Submission version DMD DMD1: Affordable Housing on sites capable of providing 10 units or more DMD3: Providing a Mix of Different sized homes DMD4: Residential Character DMD8: General Standards for New Residential Development DMD9: Amenity Space DMD10:Distancing DMD 37:Achieving High quality and Design Led Development DMD 45:Parking Standards and layout DMD 47: Access and Servicing DMD 48: Transport Assessment DMD 49: Sustainable Design and Construction DMD 51 Energy Efficiency standards DMD53: Low and Zero Carbon Technology DMD58: Water efficiency DMD59: Avoiding and Reducing Flood risk DMD 61: Managing Surface Water
DMD 68: Noise DMD 79: Ecological Enhancements DMD 80: Trees on development sites DMD 81: Landscaping 5.8 Other Material Considerations National Planning Policy Framework London Housing Design Guide Section 106 SPD 6. Analysis 6.1 The main issues of consideration are: i). The effect on the character and appearance of the area ii).Impact on the residential amenities of surrounding residents iii) The acceptability of parking and highway matters iv) Whether the development would provide an acceptable living environment for future occupiers v) Whether the proposal would result in an appropriate mix and type of dwellings vi) Whether the proposal address the previous appeals dismissed 6.2 Principle of Development 6.2.1 Whilst the building is attractive in its appearance, the site does not fall within a
Conservation Area and the building is not listed. The principle of the demolition of the building is therefore considered acceptable. The provision of a block of flats would contribute to increasing the Borough’s housing supply ,having regard to London Plan Policy 3.3 and Core Policy 2. One of the reasons for the previous two applications being refused (which were for the conversion of the existing house together with extensions to provide 9 units) was the scale and mass of the extensions and the adverse impact on the character on the existing property. A different approach to development is now proposed involving the demolition of the existing property so as to provide a comprehensive design solution that would still reflect the character of the area.
6.2.2 The acceptability of the scheme therefore will be determined on the impact of the development on the character and appearance of the local area, the impact on neighbouring residential properties, the standard of residential accommodation, highway issues, sustainable design and construction, affordable housing and education contributions. 6.3 Impact on the character and appearance of the surrounding area 6.3.1 The site has a PTAL rating of 2 and falls within a suburban area. The London
Plan density matrix would indicate a density range of between 150-250 hr/ha. The density of the proposed scheme is 303 hr/ha and whilst over the density range indicated, this is not the sole determining factor. It is necessary to consider how the development integrates in terms of its size, scale and massing.
6.3.2 With regards to the height of the proposed block of flats, this has been
designed so as to match the ridge height of the adjoining property number 4 Stonard Road adjoining, so as to result in an acceptable scale and design in
street scene terms. Whilst the proposal has a lower basement area, providing one 3 bed flat and parking area together with light well areas, this would not be readily visible in the street scene.
6.3.3 The design has been articulated to ensure it relates to the scale of existing terraces along Stonard Road, rather than appearing as one large unit. The bay heights, window heights/ widths, ridgelines and dormer heights align with those established along the street. The elevation facing Stonard Road is
considered to provide an acceptable elevational treatment and design solution, which the previous schemes failed to achieve. The overall palette of materials proposed for the block is also considered to satisfactorily integrate with a mix of brick and render surrounds.
6.3.4 It is considered that the overall design, siting height and appearance of the
proposed development would satisfactorily integrate within the street scene in particular having regard to Policies (II) GD3 of the UDP, CP 30 of the Core Strategy, London Plan Polices 7.4 and 7.6 as well as DMD policy 37.
6.4 Size and quality of residential accommodation 6.4.1 Core Policy 4 of the Enfield Plan, Policy 3.5 of the London Plan and the London Housing SPG seek to ensure that new residential development is of a high standard. London Plan Policy 3.5 sets out “minimum space standards” for new developments. 6.4.2 The proposed development, comprising of 1 studio, 4 one bed units, and 2 two bed units and 3 three bed units , meet the minimum floor space standards in the London Plan and Housing SPG. Accordingly, the standard of residential accommodation is considered to be acceptable having regard to Core Policy 4 of the Core Strategy, Policy 3.5 of the London Plan and the London Housing SPG. In addition an appropriate condition will be imposed to ensure that all the units meet Life Times Homes standards. 6.4.3 The UDP amenity space standards would look to secure the provision of amenity space equivalent to 75% of the gross internal floor area of the proposed building. The development makes provision for a total of approximately 594m2 comprising of some private amenity space for some of the units as well as a communal area for residents to the rear. The amenity space equates to 62% of the proposed GIA of 956 m2. Whilst below
UDP standards, the Submission version Development Management Document Policy DMD 9 allows for less provision overall and advocates flexibility in provision, elevating functionality over the quantum of space. The overall level of amenity space on balance is considered to provide an acceptable environment for future occupiers.
6.5 Housing mix and affordable housing 6.5.1 Core Policy 5 of the Core Strategy seeks to ensure that new developments offer a range of housing sizes to meet housing need and in this respect the policy sets out the Borough- wide housing mix to be achieved. It is recognised that the mix set out in the policy cannot be achieved on all sites. 6.5.2 The proposed development achieves the following mix of development
1x 1 studio (10%)
4x 1 bed (40%) 2x 2 bed (20%) 3 x3 bed (30%)
6.5.3 Given the location of the site, the mix of development is considered on balance acceptable. Three x 3 bed family size units are also provided within the scheme. 6.5.4 Core Policy 3 of the Core Strategy seeks to achieve a borough wide target of
40% affordable housing in new developments, on sites capable of accommodating 10 or more dwellings. Affordable housing should be delivered on site unless there are exceptional circumstances. Policy 3 also makes it clear that some form of contribution will be expected on all housing sites. The viability of the scheme has been independently reviewed given that the scheme is on the cusp of being required to provide onsite affordable housing. The viability review has taken into account firstly whether an affordable housing contribution can be delivered and secondly, if affordable housing should be provided on site or an off site in-lieu payment should be made instead. The review has concluded that the scheme can only viably make a contribution £58,399 towards affordable housing. This is insufficient to provide on site affordable housing viably. As a result in this instance an off site contribution will be required and will need to be secured through a S106 Agreement.
6.6 Impact on Neighbouring Properties 6.6.1 The relationship of the proposed block in respect size, siting, footprint and design to Number 4 Stonard Road is considered acceptable so as not to adversely impact on the residential amenities of this property in terms of loss of privacy or adversely impact on the side/rear flank windows of number 4 Stonard in terms of loss of light/outlook. In addition adequate boundary fencing can be installed to prevent overlooking. Whilst there would be greater activity on the terraces and in the communal gardens than existing, the intensity and nature of the use would not be unusual for the neighbourhood and is considered unlikely to give rise to undue noise and disturbance for the occupiers of flats at No 4 or other surrounding residential properties. 6.6.2 There is more than adequate separation distance to properties to the rear in in Meadcroft Close/ Road so as not to result in any adverse overlooking or or loss of privacy. 6.6.3 Privacy is maintained to residents of 4 Stonard Road by use of single widows
which are to be obscured. Windows to the east elevation are also to be obscured to a height of 1500mm above finished floor level, to prevent overlooking of the adjacent car lot and thus ensure the possible future development potential of an adjacent site is not prejudiced.
6.7 Parking, Access and Servicing 6.7.1 The proposal involves retaining the existing crossover into the site to provide access to the proposed basement car parking via a ramp. A total of five off street parking spaces, including 1 disabled space, all at basement level, would be provided. In addition a total of 12 cycle parking spaces are also proposed. The site has a PTAL rating of 2, the nearest station is Palmers Green Station, which falls outside the 600m walking distance, although there
are bus routes within the immediate vicinity. There no parking restrictions within the immediate vicinity. 6.7.2 The proposal to retain the existing vehicular access is acceptable and can adequately support vehicular movements to and from the site. Within the proposed basement parking area, a 6m clearance distance from the bays will enable vehicles to manoeuvre within the site in order to leave in a forward gear. The parking layout is therefore considered satisfactory and minimises the safety implications associated with vehicles having to reverse on to the access road from Stonard Road. 6.7.3 Whilst the level of on site parking provision is relatively low, Traffic and
Transportation advise that this is unlikely to exacerbate the on street parking in the area given the percentage of 1 bed units within the scheme. Overall the level of parking provision is considered acceptable having regard to London Plan Policy 6.13
6.7.4 With regards refuse service provision, adequate provision is provided and would be a accessible for refuse vehicle collection having regard to Policy (II) GD8 of the UDP. 6.8 Sustainable Design and Construction 6.8.1 Core Policy 20 of the Enfield Plan requires all new developments to address the causes and impacts of climate change by; minimising energy use, supplying energy efficiently and using energy generated from renewable resources. The applicant’s Energy Assessment indicates that it will achieve 25% carbon dioxide reductions over and above the Building Regs 2010 as required by London Plan Policy 5.2. The development is also indicated to achieve Code Level 4 for Sustainable Homes which can be appropriately conditioned. A condition will also be imposed to ensure the development meets Life Time Homes standards. 6.9 Section 106 contributions 6.9.1 As highlighted in the report and in accordance with the Section 106 SPD, and having regard to the financial viability of the scheme which has been reviewed, the following contributions are required through a section 106 Agreement. In summary these comprise a total contribution including Mayor CIL of £98,000 broken down as follows.
1. Off site affordable Housing £58,399 2. Education contribution £25,281 3. Monitoring Fee £4,000 4. Separate Mayoral Cil Payment £ 10,320
6.10 Community Infrastructure Levy ( CIL) 6.10.1 As of April 2010 , new legislation in the form of CIL Regulations 2010 (as
amended) came into force which would allow” charging authorities” in England and Wales to apportion a levy on net additional floor space for certain types of qualifying development to enable the funding of a wide range of infrastructure that is needed as a result of development. Since April 2012 the Mayor of London has been charging CIL in Enfield at the rate of £20 per
sqm. The Council is progressing its own CIL but this is not expected to be introduced until spring/ summer 2014.
6.10.2 In this instance the proposed residential development would be subject to a
£20 per square metre levy in accordance with the GLA’s CIL charging Schedule.
6.10.3 The applicant has indicated that the new development would create an extra
494 sqm of additional new floor space. On this basis, the calculation and sum arising would be as follows: (£20/m2) x (496m2) x232/223= £ 10,320
6.10.4 Should permission be granted, a separate CIL liability notice would need to
be issued. 7. Conclusion 7.1 .Having regard to the considerations set out above and subject to the completion of the necessary legal agreement, it is considered that the proposed development is acceptable for the following reasons:
1. The proposed development would contribute to increasing London’s supply of housing and assist in meeting the provision of family housing and affordable housing within the Borough, having regard to Core Policies 2, 3 and 4 of the Core Strategy, Policies 3,3, 3.4, 3.8,3.9 and 3.11 of the London Plan, DMD1 and DMD3 of the Submission version DMD and the NPPF.
2. The proposed development due to its design, size and siting, does not
detract from the character and appearance of the street scene or the surrounding area having regard to Policy (II) GD3 of the UDP, Core Policy 30, Policies 3.5, 7.1, 7.2, 7.3 7.4 and 7.6 of the London Plan, DMD6, DMD8 and DMD 37 of the Submission version DMD and the NPPF.
3. The proposed development due its design, size and siting, does not significantly impact on the existing amenities of the occupiers of adjoining properties in terms of loss of light, outlook or privacy and in this respect complies with Policies (II) GD3 and (II) H8 of the UDP, CP 30, Policy 7.6 of the London Plan and the NPPF
4. The proposal makes appropriate provision for access and parking, including cycle parking, and in this respect complies with Policies (II) GD6, (II) GD8 of the UDP, Policies 6.3, 6.9, 6.10 and 6.13 of the London Plan, DMD45 DMD46 and DMD 47 of the Submission version DMD and the NPPF.
5. The proposed development, by virtue of measures proposed and Conditions imposed will contribute to the mitigation of and adaption to Climate change, having regard to Core Policy 32, and with Policies 5.1, 5.2, 5.3, 5.7, 5.8, 5.9, 5.10 and 5.13 of the London Plan, and the NPPF.
8. Recommendation 8.1 That subject to the completion of a Section106 Agreement to secure the matters outlined above, planning permission be GRANTED subject to the
following conditions: 1. C61 Approved Plans 2. C07 Details of materials 3. C09 Details of hard surfacing 4. C10 Details of levels 5. C11 Details of enclosure 6. C16 Private vehicles access 7. C19 Refuse Storage 8. C17 Landscaping 9. That development shall not commence until a Construction Management Plan has been submitted to and approved in writing by the LPA. The Construction Management Plan shall be written in accordance with the “ London Best Practice Guidance: The control of dust and emission from construction and demolition. The Construction Management Plan shall contain:
(i) A photographic condition survey of the roads, footways and verges leading to the site (ii) Details of construction access and associated traffic management to the site (iii) Arrangements for the loading, unloading and turning of delivery, construction and service vehicles’ clear of the highway (iv) Arrangement for the parking of contractor’s vehicles (v) Arrangements for wheel cleaning (vi) Arrangement for the storage of materials
(vii) Hours of work The development shall be carried out in accordance with the approved plan unless otherwise agreed in writing by the LPA. Reason: To ensure the implementation of the development does not lead to damage to the existing highway and to minimise disruption to neighbouring properties and the environment. 10. C59 – Cycle storage 11. Evidence confirming that the development achieves a Code Level for
Sustainable Homes ( or relevant equivalent if this method is superseded) rating of no less than Code Level 4 shall be submitted to and approved in writing by the LPA. The evidence required shall be provided in the following formats and at the following times:
a. a design stage assessment, conducted by an accredited Code Assessor
and supported by relevant BRE interim certificate, shall be submitted at pre- construction stage prior to the commencement of superstructure works on site: and
b. a post construction assessment, conducted by an accredited Code Assessor and supported by the relevant BRE accreditation certificate, shall be submitted following practical completion of the development and prior to first occupation.
The development shall be assessed in accordance with November 2010 version of the code.
The development shall be carried out strictly in accordance with the details so Approved, shall be maintained as such thereafter and no change shall take Place without the prior approval in writing of the LPA
Reason: In the interests of addressing climate change and to secure sustainable Development in accordance with the strategic objectives of the Council and Policies 3.5, 5.2, 5.3, 5.7, 5.9, 5.12, 5.13, 5.15, 5.16 of the London Plan as well as the NPPF
12. Development shall not commence until revised details confirming compliance
with all of the Life time Homes Standards have been submitted to and approved in writing by the LPA. The development shall be carried out strictly in accordance with the details so approved, shall be maintained as such thereafter. Reason : To ensure that the development allows for future adaptability of the development to meet with the needs of future residents over their lifetime in accordance with the details so approved and shall shall be maintained as such thereafter.
13.The development shall not commence until details of rainwater recycling system have been submitted to and approved in writing by the LPA. The details submitted shall also demonstrate the maximum level of Recycled water that can feasibly be provided by the development. The development shall be carried out strictly in accordance with the details so approved and maintained thereafter.
Reason: To promote water conservation and efficiency measures in all new developments in accordance with Cp21 of the Core Strategy and 5.15 of The London Plan.
14. The development shall not commence until details of surface water drainage works have been submitted and approved in writing by the LPA. The details shall be based on an assessment of the potential for disposing of surface water by means of a sustainable drainage system in accordance with the principles as set out in the Technical Guidance to the NPPF. The drainage system shall be installed/operational prior to first occupation and a continuing management and maintenance plan put in place to ensure its continued function over the lifetime of the development. The development shall be carried out in accordance with the details so approved maintained as such thereafter.
Reason: To ensure the sustainable management of water, minimise flood risk and to minimise discharge of surface water outside of the curtilage of the property in accordance with Policy CP28 of the Core Strategy Policies 5.12 and 5.13 of the London Plan and the NPPF.
15. The development shall not commence until a detailed “Energy Strategy” has been submitted and approved in writing by the LPA. Submitted details will demonstrate the energy efficiency of the development and shall provide for no less than 25% total CO2 emissions arising from the operation of a development and its services over Part L of Building Regs 2010 utilising gas supply as the primary heating fuel. The energy Statement should outline how the reductions are achieved through the use of Fabric Energy Efficiency performance, energy efficiency fittings and the use of renewable technologies.
The development shall be carried out strictly in accordance with the details so approved and maintained as such thereafter. Following practical completion of works a final Energy Performance Certificate shall be submitted to and approved in writing by the LPA. Where applicable, a display Energy Certificate shall be submitted within 18months following first occupation
Reason: In the interests of sustainable development and to ensure that the LPA may be satisfied that CO2 emission reduction targets are met in accordance with Policy CP20 of the Core Strategy. Policies 5.2, 5.3, 5.7 and 5.9 of the London Plan 2011 and the NPPF
