Agenda item

2008/1753 - Demolition of existing buildings and erection of a part 6, 7, 8, 9 and 10 storey building with basement level to provide 327 residential units and 7,871sqm of business floorspace (class B1a, B1b and B1c) with associated car parking, access and landscaping. The application has been accompanied by an Environmental Statement (ES), as required by the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999.

 

POST SUBMISSION REVISIONS:

·  The amount of proposed employment floorspace has increased from 6,521sqm to 7,871sqm

·  The proposed employment floorspace has been made more flexible through provision of goods lifts which make the floorspace suitable for the full range of B1 users (class B1a office, B1b research and B1c light industry) rather than just offices (class B1a) as originally proposed.

·  The application now formally seeks planning permission for this full range of B1 uses.

·  The residential space has been altered slightly to ensure that all of the affordable family sized units now have access to balconies.

·  The landscaping proposals have also been revised. Two of the piers which extended into the basin have been removed and more planting of native species are now proposed along the basin edge.

·   Lighting over the basin has been omitted.

 

13.1  The Planning Officer introduced the report, as set out in the agenda. Reference was made to the addendum and a correction to paragraph 2.1 of the report.  This should have stated that the site was located within the Regents Canal Conservation Area.

 

13.2  The addendum also stated that a further 10 objection letters had been received from local residents, which raised similar concerns to those set out in the report.  The comments received from English Heritage were also highlighted within the addendum.

 

13.3  Piers Heron, Mr Aiton, Kevin Root and Nick Turner spoke in objection to the scheme, their comments are summarised as follows:

 

§  The proposed development was too high and overbearing.

§  Loss of daylight/sunlight to neighbouring properties, especially business units.

§  Too bulky and requested that the height be reduced, in-line with neighbouring properties.

§  Requested that the architects be retained throughout all the development stages.

§  Some of the distances between the development and the neighbouring properties was less than the 30m guidance.

§  Adverse impact on neighbouring properties during the construction phase of the development.

§  The site was defined as an employment area within the UDP.

§  Parking issues.

 

13.4  Steve Marshall (Architect) and Simon Dilly (Invest in Hackney) spoke in support of the scheme, their comments are summarised as follows:

 

§  Providing highly flexible space, with employment opportunities.

§  Affordable housing being provided, with balconies.

§  Opening up the area around the canal.

§  Car parking will be provided in the basement.

§  Intend to be a good neighbour, which is reflected in the considerate design.  Step back technique was proposed as a way of reducing massing and loss of daylight/sunlight.

§  No existing trees would be removed and 20 new trees would be planted.

§  Green roof being provided, as well as bat boxes.

§  There will be no damage to the existing ecology on the site and improvements would be made.

§  The daylight/sunlight figures conform to BRE guidelines.

§  Sufficient community space being provided to meet with demand.

 

13.5  In response to a query regarding construction, it was confirmed that the developers had signed up to the considerate constructors scheme and that a demolition and methodology statement had also been submitted.

 

13.6  In response to a question regarding the proposed materials, it was explained that the oak timber cladding would be treated to ensure that it was inflammable and that a mix of different types and colours of bricks would be used. 

 

13.7  Discussion took place surrounding sustainability and the Planning Officer confirmed that the information given in the report regarding BREEAM standards was contradictory.  He explained that the ‘very good’ standard identified in paragraph 6.3.5 should have stated ‘Excellent’, as stated in paragraph 6.8.1, item 12.  It was confirmed that the ‘Excellent’ rating was reflected within clause 12 of the S106 agreement.

 

13.8  Members also requested that the wording of clause 12 regarding the Code for Sustainable Homes level 3 with best endeavours for level 4 be strengthened, to state that level 4 be achieved.  This was AGREED.

 

13.9  Reference was made to objections received regarding the loss of daylight/sunlight and the applicant confirmed that the majority of units met with BRE guidelines.

 

13.10  Reference was also made to the education contribution under the S106 agreement and it was explained that this money would usually be paid prior to occupation and would be held put into a pool of money used by the Learning Trust.  A formula is then applied to distribute the money.

13.11  Discussion took place surrounding access to the basin and the need to specify the times in which people can gain access to it.  Members requested that the S106 agreement specify the right of way through the site and along the canal and that access to the basin be given during daylight hours.  This was AGREED.

 

13.12  The Chair asked whether rain water harvesting was being provided and the applicant stated that rain water harvesting would only be used by the commercial and office units, however they would be willing to look at providing it across the development.  The Chair requested that this be covered by way of condition.  This was AGREED.

 

13.13  Members also requested that the street lamps be placed on the building and the applicant stated that they had no objection to this.  This was AGREED.

 

13.14  In response to comments made by the objectors, Members requested that the same architects be used throughout the development of the scheme and the applicant indicated that they had no objection to this.  This was AGREED.

 

(Councillor Sharer abstained from the vote).

 

RESOLVED that:-

 

 

1.  SCB0 – Development in accordance with plans

The development hereby permitted shall only be carried out and completed strictly in accordance with the submitted plans hereby approved and any subsequent approval of details.

 

REASON: To ensure that the development hereby permitted is carried out in full accordance with the plans hereby approved.

 

2.  SCB1 - Commencement within three years

The development hereby permitted must be begun not later than three years after the date of this permission.

 

REASON: In order to comply with the provisions of Section 91(1) of the Town and Country Planning Act 1990 as amended.

 

3.  SCM6 – Materials to be approved

No development shall take place until full details, with samples, of the materials to be used in the construction of external surfaces of the development hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

4.  SCM9 - No extraneous pipework

No soil stacks, soil vent pipes, flues, ductwork or any other pipework shall be fixed to the elevations of the building other than as shown on the drawings hereby approved, unless otherwise agreed in writing by the Local Planning Authority.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

5.  SCH8 – Parking for people with disabilities

No part of the development shall be occupied until 33 car parking spaces shall be marked out for use by persons with disabilities and retained permanently for use by the vehicles of people with disabilities.

 

REASON: In order to ensure that a reasonable number of parking spaces are located conveniently for use by people with disabilities.

 

6.  SCH10 – Secure bicycle parking

Provision of secure cycle space shall be made available within the building for the secure parking of 352 cycles, as shown on the plans hereby approved, before the first occupation of the development. The secure parking as approved shall be permanently retained on the site.

 

REASON: To ensure that a reasonable provision is made within the site for the parking of bicycles in the interests of discouraging car use, relieving congestion in surrounding streets and improving highway conditions in general.

 

7.  SCH11 - Adequate visibility

Adequate visibility shall be provided to the highway within the application site above a height of one metre from footpath level for a distance of three metres on both sides of the permitted points of vehicular access, in accordance with details to be approved by the Local Planning Authority before any work on the site is commenced, and be so maintained.

 

  REASON: To provide a suitable standard of visibility to and from the highway and to ensure that the use of the access does not prejudice the free flow of traffic and conditions of general safety along the neighbouring highway.

 

8.  SCH14 – Closure of existing accesses

The existing access(es) to the site shall be closed permanently when the use of the new access(es) shown on the plans hereby approved is/are provided and in use.

 

REASON: To confine access to the permitted point(s) in order to ensure that the development does not prejudice the free flow of traffic and conditions of general safety along the neighbouring highway.

 

9.  SCH15 – Access only as approved

Vehicular access to the site shall be only via the permitted access.

 

REASON: In order to confine access to the permitted point(s) to ensure that the development does not prejudice the free flow of traffic and conditions of general safety along the neighbouring highway.

 

10.  NSC1 – Hard / soft landscaping and biodiversity measures

A hard and soft landscape scheme illustrated on detailed drawings shall be submitted to and approved by the Local Planning Authority, in writing, before any work commences on site. The scheme shall include the planting of between 10 and 20 new trees, native hedges, shrubs, bird / bat boxes and loggeries. Plans shall show species, type of stock, numbers of trees and shrubs to be included and showing areas to be grass seeded or turfed, benches, lighting and topographical ground levels. All landscaping in accordance with the scheme, when approved, shall be carried out within a period of twelve months from the date on which the development of the site commences or shall be carried out in the first planting (and seeding) season following completion of the development and shall be maintained to the satisfaction of the Local Planning Authority for a period of ten years, such maintenance to include the replacement of any plants that die, or are severely diseased, or removed.

 

REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide reasonable environmental standards in the interests of the appearance of the site and area.

 

11.  NSC2 – Details of green roofs

A bio diverse, substrate-based extensive green roof (75mm minimum depth) should be established on the roof areas indicated on the hereby approved plans. Full details thereof shall be submitted and approved in writing by the local planning authority, prior to occupation. The development shall not be carried out otherwise than in accordance with the details thus approved. 

 

REASON: To enhance the character and ecology of the development and the river corridor, to provide undisturbed refuges for wildlife, to promote sustainable urban drainage and to enhance the performance and efficiency of the proposed building.

 

12.  NSC3 – Drainage Strategy

Development shall not commence until a drainage strategy incorporating sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, have been submitted to and approved by the local planning authority, in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

 

REASON: The development may lead to sewerage flooding; to ensure that sufficient capacity is made available to cope with the new development and in order to avoid adverse environmental impact upon the community. 

 

13.  SC4 – Development in accordance with Tree Protection Method Statement

The development hereby permitted shall only be carried out and completed strictly in accordance with the Tree Protection Method Statement, submitted by Simon Pryce Arboriculture on the 8^th January 2009, unless agreed otherwise in writing by the local planning authority.

 

REASON: In order to safeguard the existing trees on the site and the contribution they make to the amenity of the surrounding area.

 

14.  SC5 – Moving freight by water during the construction cycle

Before development is commenced, a feasibility study shall be carried out to assess the potential for moving freight by water during the construction cycle (waste and bulk materials) and following the occupation of the development (waste and recyclates). The use of waterborne transport shall be maximised during construction of the development unless the above assessment demonstrates that such use of the canal is not physically or economically feasible.

 

REASON: To encourage the use of the canal for transporting waste and bulk materials in accordance with Blue Ribbon Network Policies 3C.25 & 4C.8

 

15.  NSC6 – Oil storage

The construction of storage facilities for oils, fuels or chemicals shall be carried out in accordance with details submitted to and approved in writing by the Local Planning Authority before development is commenced.

 

  REASON: To prevent pollution of the water environment.

 

16.  NSC7 – No storage during construction on banks of the basin

  During construction no solid matter shall be stored within 10 metres of the banks of the WenlockBasin and thereafter no storage of materials shall be permitted in this area.

 

REASON: to prevent solid materials from entering the WenlockBasin and causing pollution. 

17.  NSC8 – Contaminated land assessment

Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

 

1) A preliminary risk assessment which has identified:

·  all previous uses

·  potential contaminants associated with those uses

·  a conceptual model of the site indicating sources, pathways and receptors

·  potentially unacceptable risks arising from contamination at the site.

2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

 

3) The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

 
4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved.

 

REASON: Following demolition, an intrusive site investigation should be carried out. This is in order to assess the true level of contamination at the site and thus the level of risk posed to controlled waters.

Based on the result of the investigation, a remediation strategy should be proposed. This is to mitigate the effect contamination could have on controlled waters.

 

18.  NSC9 – Site remediation verification

Prior to commencement of development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a long-term monitoring and maintenance plan) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the local planning authority.

 

REASON:This is to demonstrate the effectiveness of the remediation strategy in mitigating the effects of contamination and to protect controlled waters.

 

19.  NSC10 – Site remediation

If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.

 

  REASON: This is to prevent pollution to controlled waters.

 

20.  NSC11 – Details of piling

Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

 

REASON: This because piling can create a pathway that could allow for contamination of controlled waters.

 

21.  NSC12 – Buffer zone on bank of basin

A buffer zone of the dimensions shown in plan sk.61 must be provided for the whole extent of the site. In this zone there shall be no hardstanding, fences or structures, including overhanging development such as balconies, domestic gardens or formal landscaping. The buffer zone shall be planted with locally native shrubs and grasses of UK genetic provenance.

 

REASON: The value of wildlife corridors and networks is recognised in PPS9. Buffer zones have proved to be very effective in encouraging and facilitating the movement of wildlife between appropriate habitats.

 

22.  NS13 – No footpaths on the top of the basin

Any footpath to be provided within the buffer zone shall be set back a minimum of 1 metre rom the bank top of the WenlockBasin.

 

REASON: This condition is necessary to maintain the ecological integrity of the WenlockBasin as an undisturbed refuge for wildlife. Activity along the footpath, while serving a recreation objective, could have an adverse impact on the species benefiting from the corridor.

 

23.  NSC14 – Storage of materials on the basin

There shall be no storage of materials related to the development within 3 metres of the WenlockBasin on any part of the site. This area must be suitably marked and protected during development and there shall be no access, fires, dumping or movement of machinery within this area during development.

 

REASON: This condition is necessary to limit the impact of the proposed development on the river buffer zone and the movement of wildlife along the river corridor.

 

24.  NSC15 – No light spill onto the basin 

  There shall be no light spill from external artificial lighting into the WenlockBasin adjacent river corridor habitat. To achieve these specifications, location and direction of external artificial lights should be such that the lighting levels within 5 metres of the top of bank of the watercourse are maintained at background levels. The Environment Agency considers background levels to be a Lux level of 0-2.

 

REASON: To minimise light spill from the new development into the watercourse or adjacent river corridor habitat. Artificial lighting disrupts the natural diurnal rhythms of a range of wildlife using and inhabiting the river and its corridor habitat, and in particular is inhibitive to bats utilising the river corridor.

 

25.  NSC16 – Landscape Management plan

Prior to the commencement of development a landscape management plan, including long term design objectives, management responsibilities and   maintenance schedules for all landscaped areas (except privately owned domestic gardens), shall be submitted to and approved in writing by the Local Planning Authority. The landscape management plan shall be carried out as approved.

 

REASON: This condition is necessary to protect the natural features and character of the area and identify opportunities for enhancement of biodiversity in line with national planning policy in PPS9.

 

26.  NSC17 – Planting to be of native UK provenance

All planting within 8 metres of the WenlockBasin and of green roofs shall be of locally native plant species only, of UK genetic origin.

 

REASON: The use of locally native plants in landscaping is essential to benefit local wildlife and to help maintain the region’s natural balance of flora. Native insects, birds and other animals cannot survive without the food and shelter that these plants provide. Introduced plants usually offer little to our native wildlife. Local plants are the essence of regional identity and preserve the character of the British landscape. Local plants are adapted to local soils and climate, so have low maintenance requirements. In addition, planting locally native plants helps to prevent the spread of invasive plants in the region.

 

27.  NSC19 – Details of children’s play areas

Detailed plans of the rooftop children’s play areas, including the number and type and play equipment shall be submitted and agreed by the local planning authority prior to the occupation of the development.

 

REASON: In order to safeguard the amenity of future occupiers and to accord with London Plan policies. 

 

28.  NSC20 – Rainwater Harvesting System

Details of the rainwater harvesting system including use of this water in the toilet flushing in the employment space shall be submitted and agreed by the local planning authority, prior to the commencement of the development. The rainwater harvesting system shall be retained and maintained thereafter.

 

REASON: In order to mitigate surface water runoff and demonstrate an adequate response to climate change, in accordance with PPS1 and London Plan policies.

 

29.  NSC21 – Details of plant area

Full details of all the roof plant enclosures (plans, sections, front and rear elevations, etc.) shall be submitted to and approved in writing by the Local Planning Authority before any building works commence. The development shall be carried out in accordance with the approved details.

 

REASON: In order to safeguard the appearance of the property.

 

30.  NSC22 – Noise emission from plant area

(i)  The rating level of the noise emitted from fixed plant and from the premises on the site shall be 10dB below the existing background level at any time. The noise levels shall be determined at the façade of any noise sensitive property. The measurements and assessments shall be made by a suitably qualified acoustic consultant according to BS4142:1997.

(ii)  Development shall not commence until details of the scheme complying with paragraph (i) of this condition have been submitted to and approved in writing by the local planning authority.

(iii) The development shall not be occupied until the scheme approved pursuant to paragraph (ii) of this condition has been implemented in its entirety. Thereafter, the scheme shall be maintained in perpetuity.

  REASON: In order to minimise the transmission of noise and vibration between and within units in the interests of providing satisfactory accommodation

31.  NSC23 – Demolition and Construction Method Statement

A Demolition and Construction Method Statement (DCMS) specifying hours of working, construction traffic routeing and contact arrangements between residents and contractors shall be submitted and agreed by the Local Planning Authority Prior to the commencement of development. The DCMS should also include an Environmental Management Plan (EMP) which will present a list of mitigation measures with regard to air quality, and a monitoring programme. The demolition and construction should thereafter take place in accordance with the measures identified within the DCMS.

 

REASON: In order to ensure that the development does not prejudice the amenity of adjoining occupiers.

 

 

1.  Onsite provision of 95 affordable housing units, within the social rented element comprising 7x1 bed, 3x2 bed, 8x3 bed and 35x4 bed units. The intermediate element will comprise 23x1 bed and 19x2 bed units. 

2.  The parking provision for residents should be distributed across both tenures and should be for family sized units.

3.  The use of car clubs is considered to be an effective measure in reducing dependency on the private car for travel and LBH Transportation recommends this a travel plan measure. Installation of parking bays for Car Club use on LBH adopted highways should be funded by the applicant. The cost of installing 2 no. car club bays on street is approx. £5,000 (£2,500/car club bay). The final cost of installing the car club bays to be agreed prior to installation.

4.  The development trip generation associated with the proposal is expected to be non-car modes i.e. walking, cycling and public transport, given the high accessibility level of the site and that the site is located within a CPZ and close to the London Central Activities Zone. A s106 contribution of £70,000 towards sustainable travel/ walking and cycling improvements in the area is also sought, to be used primarily for footway improvements and new street tree planting.

5.  The owner shall be required to enter into agreement under Section 278 of the Highways Act to pay the Council to reinstate and improve the footway adjacent to the boundary of the site, and include if required, any access to the Highway, measures for street furniture relocation, carriageway markings, access and visibility safety requirements. Unavoidable works required to be undertaken by Statutory Services will not be included in the LBH Estimate or payment. The s278 Highway works are estimated at £91,016.43.

6.  The owner must provide a Travel Plan (for the residential and employment use) to be agreed by the Council’s Transportation Officer, towards achieving sustainable travel targets, including the services of a Travel Plan Coordinator. The Travel Plan must be in place by the first year of occupancy and the developer must monitor yearly for 5 years.

7.  Transport for London has requested a contribution of £135,000.00 in order to mitigate the impact of the development on the bus network. A further £15,000.00 is requested for upgrading the nearby bus stops. 

8.  To ensure that prior to occupying any of the residential units (which for the avoidance of doubt includes the Car Capped Units) within the Development each new resident of such unit is informed by the Owner of the Council's policy that they shall not be entitled (unless they are the holder of a Disabled Persons Badge issued pursuant to Section 21 of the Chronically Sick and Disabled Persons Act 1970) to be granted a Residents Parking Permit and will not be able to buy a contract to park within any car park owned or controlled by the Council unless the Resident’s Parking Permit is for an electrically powered vehicle.

9.  The proposed development would require a contribution of £61,971 for Library Facilities.

10.  Construction Industry and Removing Barriers to Work: Make provision for the use of local labour on site during the construction phase, specifically:

  (a) The developer must agree to notify the Hackney Construction Recruitment Centre of all vacancies, arising from the contract (not exclusive) for employees, self employees, and sub contractors and any other form or type of development.

  (b) The developer must supply Hackney Construction Recruitment Centre with a full labour plan for the lifetime of the development identifying what skills and employment are needed through the life of the programme.

  (c) The developer must have an active programme for recruiting and retaining apprentices in various trades and as a minimum take on at least one apprentice place per £5 million of construction contract value and provide the Council with written information documenting that programme within seven days of a written request from Council.

  (d) The developer must have an active programme for recruiting and retaining adult improvers and as a minimum take on at least 1 adult improver per £5 million of construction contract value and provide the Council with written information documenting that programme within seven days of a written request from Council.

  (e) The developer must provide the Council with a detailed monthly labour return for monitoring the employment and self employment profile of all workers employed on the development site.

  (f) For all contracts with a value in excess of £5 million the developer must supply the Hackney Construction Recruitment Centre with a full procurement plan identifying the services and materials that will be sourced for the lifetime of the project and where they have been sourced from.

11.  The Developer will, through a environmental management system, provide monitoring information in relation to the Development to the Local Planning Authority on the first anniversary of the occupation of the site with respect to:

(a) Energy consumption;

(b) Air quality;

(c) Waste generation and recycling;

(d) Water use;

(e) Biodiversity; and

(f) Percentage of energy requirements resourced from Renewable Energy.

12.  The employment floorspace, to be built to BREEAM standards and achieve an excellent rating. The Residential units shall achieve Code for Sustainable Homes level 3 with best endeavours for level 4. 

13.  A contribution of £18,000.00 towards open space within close proximity to the site and for its maintenance and upkeep. This will be calculated under the formula in Appendix 1 (pages 68-70) of the SPD.

14.  A contribution of £30,000.00 to the Shoreditch Trust to contribution towards a design framework for Shepherdess WalkPark and the surrounding area. 

15.  Payment by the landowner/developer of all the Council’s legal and other relevant fees, disbursements and Value Added Tax in respect of the proposed negotiations and completion of the proposed Section 106 Agreement.

16.  Education contributions of £577,576.44 are required to meet the additional pressure on Hackney schools as a result of the children generated by the development.

 

REASONS FOR APPROVAL

 

  The following policies contained in the Hackney Unitary Development Plan 1995 are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission:

 

  EQ1 Development Requirements, EQ40 Noise Control, EQ41 Development Close to Existing Sources of Noise, EQ42 Air Pollution, EQ48 Designing Out Crime, H03 Other Sites for Housing, E12 Office Development, E14 Access and Facilities for People with Disabilities, E15 Training, E18 Planning Standards, TR19 Parking standards, ACE7 Hotel Development, ACE8 Planning Standards, SPG1   New Residential Development, SPG6 Hotels, SPG11 Access for People with Disabilities, SPD Planning Contributions.

 

  The following policies contained in the London Plan (Consolidated with alterations since 2004) are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission: 2A.1 Sustainability Criteria, 2A.2 The spatial strategy for development, 2A.3 London’s Sub-Regions, 2A.4 The Central Activities Zone, 2A.5 Opportunity Areas, 2A.6 Areas for Intensification, 3A.3 Maximising the Potential of Sites, 3A.5 Housing Choice, 3A.6 Quality of New Housing Provision, 3A.8 Definition of Affordable Housing, 3A.13 Special Needs and Specialist Housing, 3A.17 Addressing the needs of London’s Diverse Population, 3A.25 Higher and Further Accommodation, 3B.1 Developing London’s Economy, 3B.2 Office demand and supply, 3B.3 Mixed use development, 3B.8 Creative Industries, 3B.11 Improving employment opportunities for Londoners, 3C.1 Integrating transport and development,  3C.2 Matching development to transport capacity, 3C.3 Sustainable Transport in London, 3C.4 Land for Transport, 3C.9 Increasing the capacity, quality and integration of public transport to meet London’s needs, 3C.11 Phasing of Transport Infrastructure Provision and Improvements, 3C.17 Tackling congestion and reducing traffic, 3C.18 Allocation of street space, 3C.19 Local transport and public realm enhancements, 3C.20 Improving Conditions for Buses, 3C.21   Improving Conditions for Walking, 3C.22 Improving Conditions for Cycling, 3C.23 Parking strategy, 3D.7 Visitor Accommodation and Facilities, 4A.1 Tackling climate change, 4A.2 Mitigating climate change, 4A.3 Sustainable design and construction, 4A.4 Energy assessment, 4A.5 Provision of Heating and Cooling Networks, 4A.6 Decentralised Energy: Heating, Cooling and Power, 4A.7 Renewable Energy, 4A.8 Hydrogen Economy, 4A.9 Adaptation to Climate Change, 4A.10 Overheating, 4A.11 Living Roofs and Walls, 4A.12 Flooding, 4A.13 Flood Risk Management, 4A.14 Sustainable Drainage, 4A.15 Rising Groundwater, 4A.16 Water Supplies and Resources, 4A.17 Water Quality, 4A.18 Water and Sewerage Infrastructure, 4A.19 Improving air quality, 4A.33 Bringing contaminated land into beneficial use, 4B.1 Design principles for a compact city, 4B.2 Promoting World Class Architecture and Design, 4B.3 Enhancing the quality of the public realm, 4B.5 Creating an inclusive environment, 4B.8 Respect Local Context and Communities, 4B.9 Tall Buildings – Location, 4B.10 Large scale buildings – design and impact, 4B.16 London View Management Framework, 4B.18 Assessing Development Impact on Designated Views, 5A.1 Sub-Regional Implementation Frameworks, 5C.1 The Strategic Priorities for North East London, 5C.3 Opportunity Areas in North East London, 5G.1 The Indicative CAZ Boundary, 5G.2 Strategic Priorities for the Central Activities Zone, 5G.3 Central Activities: Offices, 5G.5 Predominantly Local Activities in the Central Activities Zone, SPG Industrial Capacity, SPG View Management Framework, SPG Accessible London: achieving an inclusive environment, SPG Land for Transport Functions, SPG Sustainable Design and Construction, SPG Planning for Equality and Diversity in London, BPG Wheelchair Accessible Housing, Mayor’s Economic Development Strategy, Mayor’s Transport Strategy, Sub-Regional Development Framework – East London.

 

INFORMATIVES

 

The following Informatives should be added:

 

SI.1   Building Control

SI.2   Work Affecting Public Highway

SI.3   Sanitary, Ventilation and Drainage Arrangements

SI.6   Control of Pollution (Clean Air, Noise, etc.)

SI.7   Hours of Building Works

SI.24   Naming and Numbering

SI.25   Disabled Person’s Provisions

SI.27   Fire Precautions Act

SI.28   Refuse Storage and Disposal Arrangements

SI.32  Consultation with Thames Water

SI.34   Landscaping

SI.45  The Construction (Design & Management) Regulations 1994

SI.48  Soundproofing

SI.50  S106 Agreement

  NSI1  Thames Water informative on minimum water pressure to customers