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