Good Practice Guide on Basement Developments

Good Practice Guide on Basement Developments
Planning Advice Note
Good Practice
Guide on Basement
Developments
May 2015
Contents
1 . I N T R O D U C T I O N 3
2 . R E G U L A T O R Y R E Q U I R E M E N T S 7
3 . P L A N N I N G R E Q U I R E M E N T S 10
4 . G R O U N D W A T E R A N D F L O O D I N G 13
5 . S T R U C T U R A L I M PAC T A S S E S S M E N T S 14
6 . M A N A G I N G L O C A L A M E N I T Y D U R I N G C O N S T R U C T I O N 15
7. E X A M P L E S O F P L A N N I N G C O N D I T I O N S A N D I N F O R M A T I V E S 17
8 . F U R T H E R I N F O R M A T I O N A N D C O N T A C T S 20
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
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1. Introduction
1 .1 P U R P O S E O F T H I S G U I D E
1.1.1 This Guide provides detailed advice on both
planning as well as non-planning matters for
developments that propose a new basement
or an extension to an existing basement.
It also provides guidance on when planning
permission is required and when planning
permission is not required.
1.1.2 Applying for planning permission requires
the submission of a variety of information to
provide us with a basis for determining planning
applications; please refer to the Council’s Local
Validation Checklist (www.richmond.gov.uk/make_a_
planning_application). The level of information will
depend on the scale, location and complexity of
the scheme.
GUIDANCE FOR NEIGHBOURS
This Guide has been designed to provide useful
information for neighbours as well as those
proposing basements. If the advice in this Guide
is followed, the uncertainty around the impacts
of basement developments on neighbours will be
minimised.
This Guide contains text boxes with a summary
specifically aimed for neighbours to help you
orientate yourself.
If you share a party wall with your neighbour who
is proposing a basement, you will need to seek
further advice than is presented in this Guide.
1.1.3 This guide also provides information on other
requirements including engagement with
neighbours and the party wall act, highway
licences and traffic orders, water and land
stability, structural impacts, managing local
amenity during construction.
1.1.4 This Guide has been produced as a result of the
recommendations and outcomes of the LBRuT
Basement Developments - Review of Planning
Implications (www.richmond.gov.uk/local_development_
framework_research) a study carried out by Peter
Brett Associates on behalf of the Council in
2014. For further information on basements and
lightwells, see also the House Extensions and
External Alterations SPD (www.richmond.gov.uk/
supplementary_planning_documents_and_guidance.htm).
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
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1 . 2 K E Y I S S U E S A N D L E G I S L A T I V E R O L E S
The table below sets out the key issues relating to basement developments and their construction and how they relate to
the different planning and buildings legislature (LBRuT Basement Developments - Review of Planning Implications, 2014).
L E G I S L AT U R E
Planning
(Town and Country
Planning Act 1990)
(Planning (Listed
Buildings and
Conservation Areas)
Act 1990)
KEY ISSUES
Proposals for
basements which
require planning
permission - design
and scale of basement
(where not permitted
under GPDO).
Impact upon character,
appearance and
significance of listed
building and/ or
setting of nearby listed
buildings.
Impact on character
and appearance of
conservation area and
area in general
Loss of trees and
landscaping.
Impacts on traffic,
road access, parking
and servicing for the
proposed development
when it is completed
i.e. basement in front
garden which may alter
access.
Flood Risk – particularly
development within
flood zones 2, 3 and
areas with Flood Zone
1. Environment Agency
consulted where FRAs
are required.
Concerns over loss of
amenity i.e. overlooking
from lightwells
within basement
developments.
Management
of (temporary)
construction
impacts - conditions
appended to planning
permissions for control
of construction impacts
such as hours of
construction works and
servicing by lorries/
HGVs.
Planning enforcement - breach of planning conditions or unauthorised works.
Approval for building works and issuing
Completion Certificates (even where planning
permission is not required).
Building Control
(Building Regulations)
Party Wall
(Party Wall Act 1996)
Highways and
Licensing
Environmental Health
(Various Acts and
legislation)
Structural stability
of existing property
where new basement
is proposed (also
consulted during
planning application
and discharge of
conditions such
as Construction
Management
Statement).
Structural stability
of neighbouring
properties (during and
post-construction).
Also consulted during
planning application
and discharge of
conditions.
Structural stability of neighbouring properties (during and post-construction) (even where planning
permission is not required).
Traffic and highways impacts on surrounding
street(s) (consulted during planning application
and discharge of conditions such as Construction
Management Statement).
Removal of on-street
parking during
construction - issuing
Stopping Up or notices
for temporary removal
of on-street parking
bays.
Obstruction to
pavements during
construction - issuing
skip and hoarding
licenses.
Noise from basement
plant (also consulted
during planning
application and
discharge of conditions
such as Construction
Management
Statement condition).
Investigation into
complaints about out
of hours construction.
Liaison with planning
enforcement.
Contamination
(identified or resulting
from excavation).
Noise during
construction (also
consulted during
planning application
and discharge of
conditions such
as Construction
Management
Statement condition).
Dust from excavation and construction works (also consulted discharge of Construction Management
Statement condition/ other related conditions).
Health and Safety
(legislation under
Health and Safety
Executive)
Public and construction workers safety (note however that current Construction and Design
Management Regulations do not require domestic owner occupied projects to be notified to the
Health and Safety Executive).
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
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1. 3 ROLES A ND RES PON S IBILITIES
The flow chart below illustrates the role of the applicant/developer and the different service lines within the Council,
including planning services, and others that are also involved in the basement construction process (LBRuT Basement
Developments - Review of Planning Implications, 2014).
DESIGN & PRE- CONSTRUCTION
Developer /
Owner
Appoint
design team
including
architect &
Structural
Engineer
Site
investigation
& plans
drawn up
Discuss
proposals
with
neighbours
(Note: If not the freeholder of the property landlord
permission is likely to be required)
Building
Control
Pre-application
advice
Environmental Health
Building
Regulations
application
Submit planning
application (&
applications for
Listed Building &
Consideration
of planning
application/
Certificate of
Lawfulness
Consulted on
Basement Impact
Assessment/
Construction
Management Plan
Approved
Inspector
Highways
Party Wall
Agreement
Consulted
on planning
application &
Construction
Management
Plan
Give
neighbours
timetable
of works
Ensure
structural
engineer
visits site to
monitor works
Report any unexpected
contamination during excavation
Planning
permission/
Certificate
granted/
Approval of
planning
conditions
Consideration
of Building
Regulations
application
Undertake
on-site
monitoring
Consideration
of Building
Regulations
application
Undertake
on-site
monitoring
Investigate any
breach of planning
permission/
conditions/ or
works outside of
GDPO
Investigate
dagerous
structure
complaint
OCCUPATION
Local
Planning
Authority
Submit prior
notification or
Certificate of
Lawfulness if
considered to fall
withinGDPO
CONSTRUCTION
Issue
Completion
Certificate
Issue
Completion
Certificate
Highways
License &
hoarding
application
Consulted
on planning
application &
Construction
Management
Plan
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
Investigate noise/ dust/ vibration
Complaints & any unexpected
contamination identified during
excavation works
5
1.4 A DV ICE FOR NE IG HBOURS
1.4.1 The Council strives to ensure that development takes place with the least disruption to neighbours and local
residents. Below are two checklists, one of which is aimed for neighbours and the other one is aimed for those
constructing basements, to ensure both parties are aware of each other’s concerns and interests.
Checklist for Neighbours
Checklist for Developers
nAsk the owner / developer for a timetable
to show what works will be happening and
when, and also ask them to notify you when
particularly noisy works may occur.
nIf the proposal requires planning permission
and if you wish to comment on it, follow the
guidance in section 3 and only address those
issues that can be considered under planning
legislation.
nUnderstand potential temporary impacts,
such as construction traffic, parking, noise,
vibration or dust (see section 2), and identify
what measures are proposed to be minimise
those impacts (see section 6 on Construction
Management Statement).
nWhere relevant, ensure the owner / developer
of the basement works instructs and pays
for an experienced party wall surveyor (see
section 2.4).
nIf there are problems during construction,
contact the site manager in the first instance
and keep a photographic record and log of
events.
nContact the Council’s planning enforcement
team if the development is not in accordance
with the planning permission, or if there is
a breach of the conditions set out in the
Construction Management Statement (see
section 7). Environmental Health officers can
also take action if noise, dust and vibration
reach unacceptable levels.
nConsult your neighbours prior to submitting
the planning application and prior to
commencing construction work.
nLiaise closely with your neighbours before
and throughout construction and notify them
of when work is beginning and how long
it will last, when particularly noisy, dusty or
vibrational work is being carried out, when
skips are delivered, emptied and removed, and
any changes in programme.
nInstruct your contractors to arrange noisy,
dusty or vibrational work at periods when it
least inconveniences neighbours.
nInstruct your contractors to comply with
highway licences and traffic orders, adhere
to local parking restrictions and not block
neighbouring drive and entranceways, not
park in residential parking zones without a
permit, and not leave caravans or construction
materials in roadway over night without a
licence.
nInstruct your contractors to sign up to a
considerate construction scheme (see section
6).
nDisplay site manager’s contact details and who
to contact for any problems and complaints.
nEnsure compliance with approved drawings
and planning conditions.
nParty wall agreement: Engage a party
wall surveyor experienced in basement
developments and give notice to neighbour at
least one month before work starts, for all work
within 3 or 6 metres of neighbour (see section
2.4).
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
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2. Regulatory
Requirements
This section sets out which permissions, permits and other
requirements may be required for basement works. It is
important to note the different consents and licenses that
must be applied for before you start construction works.
2 . 1 P L A N N I N G P E R M I S S I O N
2.1.1 Most basement developments will require planning
permission, but there are certain circumstances
where it may be ‘permitted development’ (i.e.
where you don’t need to submit a planning
application). This would usually be where the
excavation work is under the footprint of an unlisted
building and involves no external alterations.
However, permission will always be needed if you
live in a flat or listed building.
GUIDANCE FOR NEIGHBOURS
Various permissions, permits and licences are
required for basement works. The only part of the
process that is subject to public consultation is the
planning application, but note that not all basement
developments require planning permission.
This section sets out what other permissions and
legislation may apply, including highway licences and
traffic orders, environmental health (construction noise,
dust and vibration).
If you share a party wall with your neighbour who is
proposing a basement, you should also familiarise
yourself with Building Regulations and the Party Wall Act.
Further advice on Building Regulations is available
on the Planning Portal (www.planningportal.gov.uk/
buildingregulations/).
2.1.2 For detailed advice on permitted development
rights, refer to the Planning Portal (www.planningportal.
gov.uk/permission/) or contact the Council. You can
apply for a Certificate of Lawful Development and
the Council will make a formal assessment and
confirm whether permission is required or not.
2 . 4 T H E PA R T Y WA L L AC T
2.2 LISTED BUILDING CONSENT
2.4.2 The Party Wall Act is in place to control
development on each side of a party wall and
maintain its integrity and function. You must give
notice to adjoining owners at least one month
before works start. The provisions of the Act apply
when an adjoining owner is carrying out work in the
ground within three metres of the party wall or within
six metres if it falls below a line drawn at 45 degrees
from the bottom edge of the foundation of the wall.
2.2.1 Listed building control, which is in addition to any
planning regulations, is a type of planning control,
which protects buildings of special architectural or
historical interest.
2.2.1 You will need listed building consent before you can
alter or extend or demolish a listed building. This
applies to works to the inside and the outside of the
building, including any works that could affect the
setting of the building or its character as a building of
special architectural or historical interest.
2 . 3 B U I L D I N G R E G U L AT I O N S
2.3.1 Building Regulations approval will always be required
for any basement works. Building Control enforces
minimum standards and issues associated with
engineering design, structural stability and ensuring
construction work undertaken is professional and
competent. Before you commence any construction
related activities, an application is required to
the Council’s Building Control department or an
‘Approved Inspector’. It is highly recommended
that you contact the Council’s Building Control
service in the first instance to discuss your project.
2.4.1 If you plan to do works to an existing or create a
new basement, you will need to consider the Party
Wall Act 1996 as it is likely that you will need a Party
Wall agreement with your neighbours.
GUIDANCE FOR NEIGHBOURS
If your neighbour is proposing to undertake works within
3 or 6 metres of the party wall or foundation, they will
need a party wall agreement. This is a private matter
between neighbours and does not involve the Council.
2.4.3 The Party Wall Act is civil legislation, which means
the process is always a private matter between
neighbours and the Council cannot get involved in
this. The Act can be used by neighbours to address
issues where damage occurs and their Party Wall
surveyor can request that a sum of money is held
in ‘escrow’ in case of any damage. It is advisable
to seek the advice of a structural engineer with
experience on party wall matters.
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
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2.4.4 Where problems or disputes arise, Common Law
can also provide some protection for occupiers of
properties in the vicinity of a development, allowing
them to seek injunctive relief or damages through
the courts. Neighbours adversely affected by a
basement development should take legal advice
about their potential remedies.
2.4.5 Further advice on the Party Wall Act for both owners
undertaking works and adjoining occupiers can be
found on the Planning Portal (www.planningportal.gov.uk/
buildingregulations/buildingpolicyandlegislation/currentlegislation/
partywallact). In addition, a booklet (www.gov.uk/partywall-etc-act-1996-guidance) has been produced by
DCLG to explain how the Party Wall etc. Act 1996
may affect someone who either wishes to carry out
work covered by the Act i.e. the “Building Owner”,
or receives notification under the Act of proposed
adjacent work i.e. the “Adjoining Owner”.
2 . 5 H I G H W A Y L I C E N C E S A N D
TRAFFIC ORDERS
2.5.1 The Highways Act ensures the efficient and
safe use of roads and highways. You will need a
licence under the Highways Act for any activities
on the highway, such as the placing of skips,
building materials, the transfer of spoil, erection of
hoardings, scaffolding and conveyor belts.
2.5.2 There are restrictions on the number of skips in
certain roads, and licences lasts for a maximum of
three weeks and only one skip is usually allowed
in any one street at a time. Extension of licences is
usually declined.
2.5.3 Permission is also required for suspension of
parking bays. A daily charge is applied per bay
and a limited number of bays may be suspended
at any one time. Trader parking permits are
required for parking in residential parking zones.
2.5.4 Applications for licences that require a temporary
traffic order must be submitted a minimum of six
weeks in advance as consultation is required.
Traffic orders include closure of pavements, road
GUIDANCE FOR NEIGHBOURS
A checklist can be found after section 2.8 for
the various licences, orders and permits that are
required for the use or closure of pavements, streets
or parking spaces, as well as a condition survey of
the pavement.
space and bus stops (very high Transport for
London charge). Applications are considered on a
case by case basis.
2.5.5 For most streets you should contact the Council as
the Highway Authority but on Strategic roads you
need to obtain relevant permissions from Transport
for London (www.tfl.gov.uk/info-for/urban-planning-andconstruction/highway-licences).
2.5.6 A condition survey of the public pavement is
requested before development commences.
Should damage be identified that we can attribute
to the development we will always undertake to
make full repairs and pass costs on. The Council’s
highways teams may hold a deposit where there
is an application for a structure on the highway
associated with basement works.
2 . 6 E N V I R O N M E N T A L H E A LT H :
N O I S E , V I B R AT I O N , D U S T,
C O N TA M I N AT E D L A N D , L I V I N G
S TA N D A R D S
2.6.1 Environmental Health enforces issues related to the
Environmental Protection Act 1990 and Control of
Pollution Act 1974 (such as noise and vibration). The
provisions of the Control of Pollution Act 1974 are
the principal mechanisms by which construction
noise and vibration is controlled. Section 60 of
the Control of Pollution Act 1974 gives the Council
authority to serve a notice, prior to, or following the
commencement of works to apply conditions to
restrict the hours of work, noise and vibration levels
emitted from the site and for Best Practicable means
to be applied. Section 61 of the Control of Pollution
Act 1974 allows those intending to carry out complex
or lengthy works to apply for prior consent from the
Council. Guidance is given in British Standard BS
5228: 2009 Parts 1 Noise and 2 Vibration entitled
‘Noise control on constructions and open sites’
2.6.2 Piling and other noise and vibration generating
work may be restricted by the above legislation.
GUIDANCE FOR NEIGHBOURS
If your neighbour is planning a basement
development, the guidance encourages them
to provide a timetable to show what works will
be happening and when, how delivery, removal
and parking will be managed, and to notify you
of particularly noisy or disruptive works, dust or
vibrations, or roadway disruptions. Also see section 6.
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
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The Construction Management Statement should
include detail of proposed working hours, the type
of piling and relevant noise and vibration control
measures that will be applied. It is advisable to
communicate and consult with neighbours and
other interested parties before work commences.
The party wall act requires minimum one month
advance notice with neighbour.
2.6.3 In some situations the control of dust in the
construction phase can be dealt with by the
Environmental Protection Act 1990. However the
statutory nuisance regime, does not deal with
harm to property; a statutory nuisance must
interfere with personal comfort in a manner that
affects their wellbeing. For example, dust affecting
cars would not be nuisance, but the same dust
in a person’s eyes or hair would interfere with
personal comfort (Wivenhoe Port Ltd v Colchester
Borough Council 1985).
2.6.4 Under the EPA Part 1, Local Authority Pollution
Control (LAPC) for processes (Schedule B) which
are less polluting than Schedule A processes but
still require authorisation. Local Authorities are
responsible for regulating these processes for the
purpose of minimising atmospheric pollution such
processes include concrete crushers. The Mayor of
London has also published Supplementary Planning
Guidance on The Control of Dust and Emissions
during Construction and Demolition (2014) (www.
london.gov.uk/priorities/planning/publications/the-control-ofdust-and-emissions-during-construction-and).
2.6.5 Environmental Health is also responsible for issues
related to contamination. Where development
involves excavation the applicant should consider
if there could be any source of contamination,
including oil storage tanks.
2.6.6 Habitable accommodation must meet fitness
standards, including those set out in the Housing
Health and Safety Rating System (HHSRS) under
the Housing Act 2004. Advice on these and other
standards for use of basement areas as living
space e.g. room height (min 1.9m), ventilation
levels, avoiding dampness etc. can be obtained
from the Environmental Health. Where it does
not meet these standards, the dwelling may be
considered for action under the Housing Act 2004
and Environmental Health would have the power to
require works to improve natural light and the view
to the affected rooms (which may require planning
permission) or alternatively, where this is not
practicable, to prohibit the use of those rooms.
2 . 7 F R E E H O L D E R P E R M I S S I O N
2.7.1 If you are not the freeholder of the property, then
the freeholder‘s permission will also be required.
You should always contact the freeholder prior
to submitting a planning application and ensure
you have complied with their requirements before
submitting an application.
2 . 8 U T I L I T I E S , N E T W O R K R A I L
AND TRANSPORT FOR LONDON
PERMISSIONS
2.8.1 You must get Thames Water’s agreement (www.
thameswater.co.uk/developers/592.htm) to carry out any
building work over or within 3 metres of a public
sewer to ensure that no damage is caused to it or
restrictions made to the way sewers are used or
maintained.
2.8.2 It will also be the applicant’s responsibility to ascertain
whether any existing underground services including
electric, gas or telecommunications services will be
affected by works and notify utility companies and
relevant parties of any impacts.
2.8.3 Network Rail and Transport for London should be
contacted to confirm that works will not interfere
with any of their infrastructure.
Highway Licences and Traffic Orders Checklist
Obtained from the Council if not specified. Fees and
charges apply. See also section 2.5.
nScaffolding Licence – If need to place on pavement.
n Hoarding Licence – Required if fixed to public road,
pavement, grass verge or lane.
nSkip Licence – Maximum three weeks; usually
only one skip licence issued at a time in one street;
extensions usually declined.
nBuilding Materials Licence – If need to leave on
highway, usually last for [one] month.
nParking Suspension – Charged per day per space,
maximum two weeks.
nTemporary Traffic Orders – Minimum six weeks
advanced notice as consultation required:
• Pavement – Declined if no alternative pavement/
route
• Roadspace – Issued only if absolutely necessary
• Suspension of bus stop – Very high TfL charge
n Trader Parking Permits – Required for parking in
residential parking zones.
nA Condition Survey of the pavement is required
before work commences.
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
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3. Planning
Requirements
The impacts on the built and natural environment will
vary depending on the size, scale and design of your
basement. Generally, the design and size of a basement
have to take account of the size and design of existing
buildings, gardens, and external spaces, existing trees,
biodiversity and rain water management. Listed buildings,
conservation areas, building of townscape merit and the
basement’s living environment require special attention.
3.3 GARDEN AND BIODIVERSITY
3.3.1 Proposals for basement development that take
up more than half the front and / or half the rear
garden of a property are unlikely to be acceptable.
The Council will seek to ensure that gardens
maintain their biodiversity function for flora and
fauna, and that they are capable of continuing to
contribute to the landscape character of an area,
so that this can be preserved and enhanced.
3 . 4 R A I N W A T E R A N D S U S T A I N A B L E
DRAINAGE SYSTEMS
3 .1 O V E R - D E V E L O P M E N T
3.1.1 Just as overly large extensions above ground level
can dominate a building and contribute to the
over-development of a site, an extension below
ground can also be of an inappropriate scale. With
basement developments, the only visual features
may be lightwells and skylights, with the bulk of the
development concealed wholly underground and
away from any public view.
3.4.1 The basement development should provide
an appropriate proportion of planted material
to allow for rainwater to be absorbed and/or to
compensate for the loss of biodiversity caused by
the development. A minimum amount of soil has
to be provided above a basement that extends
beyond the footprint of the building, and this layer
of soil has to enable and allow for garden planting
and contribute to sustainable drainage (SuDS).
3.2 TREES AND ROOT PROTECTION
3 . 5 B U I LT H E R I T A G E
3.2.1 The presence of tree and tree roots is an additional
factor that may mean new or expanded basements
would constitute over-development. This can include
harm caused to any trees on or adjoining the site,
street trees and the required root protection zone of
the trees, where the development would restrict future
planting and mature development of trees typical to
the area, and any impact to the water environment.
3.5.1 If the building is listed, listed building consent and
a structural impact statement are always required.
Special regard to the impacts of lightwells and
other above ground structures and installations as
well as planting will always be taken into account,
but may be especially restrictive in conservation
areas and adjacent to listed buildings and
structures.
GUIDANCE FOR NEIGHBOURS
If a planning application is required, the Council
can only address issues known as ‘material
considerations’. Therefore, when commenting on a
basement application, you need to focus on:
• design and appearance
• impact on amenity
• trees and landscaping
•traffic, access, parking and servicing (of the
completed development)
•flood risk, ground water, ground conditions and
land instability
• impacts on a heritage asset
See also the Council’s House Extensions and
External Alteration SPD (www.richmond.gov.uk/
supplementary_planning_documents_and_guidance.htm)
for more information and guidance on basements,
lightwells and skylights.
3.5.2 In the case of listed buildings and adjacent to
these, applicants will be required to demonstrate
how their proposed basement and underground
development preserves the existing fabric,
structural integrity, layout, interrelationships and
hierarchy of spaces, and any features that are
architecturally or historically important.
GUIDANCE FOR NEIGHBOURS
In determining a planning application, the Council
cannot take account of:
• effects/loss of property values
• party wall, land or boundary disputes
•nuisance from construction works or number of
construction projects going on at the same time
•any issues that are covered in other legislation
and regimes (such as Building Regulations)
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
10
3.5.3 Listed buildings and buildings of townscape
merit form an intrinsic element of the character of
conservation areas. Basement development which
harms the special architectural and historic interest
of a listed building is also likely to fail to preserve
or enhance the character or appearance of the
conservation area in which it is located.
3 . 6 B A S E M E N T S A S L I V I N G
A C C O M M O D AT I O N
3.6.1 The Local Plan and the Residential Development
Standards SPD (www.richmond.gov.uk/supplementary_
planning_documents_and_guidance.htm) seek to ensure
a high quality living environment with a good
standard of sunlight/daylight, outlook and privacy.
The Mayor of London’s Housing Supplementary
Planning Guidance (www.london.gov.uk/priorities/planning/
publications/housing-supplementary-planning-guidance) (2012)
provides a range of standards, including minimum
space standards for internal accommodation and
garden space.
3 . 7 P L A N N I N G A P P L I C A T I O N S A N D
M AT E R I A L C O N S I D E R AT I O N S
3.7.1 If a planning application for a basement
development is submitted, the Council must
address only the issues which can be considered
under planning legislation, which are known
as ‘material considerations’. Issues that are
covered in other legislation and regimes (such as
Building Regulations) are not material planning
considerations. In general terms this means
focusing on the appearance and uses of buildings
and land.
nWhether flood risk, ground water, ground
conditions and land instability mean the
development is not a suitable use of the site
(serving the completed development);
nThe impact on the significance of a heritage
asset.
3.7.3 Government legislation says that we cannot
consider non-planning issues such:
nA loss of property value,
nParty wall, land and boundary disputes,
nThe applicant’s personal circumstances or
identity,
nThe number of different construction projects
going on at the same time or
nIssues controlled by other legislation and regimes
such as building regulations, including means of
escape and structural integrity during the course
of works.
3.7.4 Whilst the Council cannot refuse planning
permission because construction works may
cause noise and disturbance, it can request a
Construction Management Statement and apply
conditions to reduce their impact, for example
restricting hours of work specific to basement
construction. The Council as a whole also has a
wide range of powers to take enforcement action
on other issues.
3.7.2 Planning considerations in relation to basements
are as follows:
nThe design and appearance of the proposal;
nThe impact on amenity, such as permanent noise
generated by plant and machinery;
nIssues regarding trees and landscaping;
nThe impact on traffic, road access, parking and
servicing (of the completed development);
GUIDANCE FOR NEIGHBOURS
Noise and disturbance caused by construction works
is not a valid reason for refusing a planning application.
The Council will however request a Construction
Management Statement to manage and reduce
construction impacts.
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
11
Required to be submitted with all basement
planning applications *
nApplication Form
nDesign & Access Statement if over 100m2 in
conservation area or listed building
nFee
nPlans *
nOwnership Certificate *
nConstruction Management Statement *
* See the Council’s Local Validation Checklist
(www.richmond.gov.uk/make_a_planning_application.htm) for
thresholds and further information.
Required to be submitted with basement
planning applications depending on location,
size and site constraints *
nArchaeological Statement if in an archaeological
priority area
nCommunity Infrastructure Levy Liability Form for
all developments
nEnergy Report and Sustainable Construction
Checklist if creating 1 dwelling unit or more, and
for extensions of more than 100m2
nFlood Risk Assessment for all developments
within flood zones 2 and 3; and within flood zone
1 where there is evidence of a risk from surface
water, groundwater or sewer flooding
nHeritage Statement if affecting a heritage asset
(e.g. listed building, building of townscape merit,
conservation area)
nLand Contamination Assessment if within 50m or
a potential contaminated land site
nResidential Standards Statement if creating 1 unit
or more outlining room and external amenity sizes
nLandscaping Scheme if loss of trees
nTree Survey & Constraints Plan; Arboricultural
Impact Assessment & Arboricultural Method
Statement if there are trees on or adjacent
to the site
nStructural Impact Assessment if adding
basements, to or adjacent to Listed Buildings or
lowering floor levels of Listed Buildings
* See the Council’s Local Validation Checklist
(www.richmond.gov.uk/make_a_planning_application.htm) for
thresholds and further information.
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
12
4. Groundwater and
Flooding
4.1 All basement developments should take into account
ground conditions, land instability, flooding and
drainage. Adequate site investigation information,
prepared by a competent person, should be
provided to demonstrate that these impacts have
been understood. Building Control and associated
Regulations determine whether the detailed design
of buildings and their foundations will allow the
basement to be constructed and used safely.
4.2 Although the design and construction of basement
developments can be challenging, it is likely
to be feasible in most locations provided that
suitable structural and technical assessments
are undertaken, that the basement is designed
and constructed in accordance with current
industry guidance, and that the works are carried
out by experienced and qualified engineers and
contractors.
A . G R O U N D W AT E R
4.3 Basements constructed just above or below
the groundwater table could act as a barrier in
the ground, thereby diverting groundwater flow
around them. A basement constructed below
the groundwater table may locally obstruct the
natural flow, and depending on the geology and
topography, this could result in a local rise in the
groundwater level. However, for small isolated
basements this impact is likely to be very localised
because a basement has a small building volume in
a large expanse of aquiver. Therefore, groundwater
will still be able to flow around and potentially below
the basement, and thereby it would not affect
the overall groundwater table. In general, a small
basement is unlikely to have a significant effect on
the groundwater regime of a local area.
4.4 A flood risk assessment that specifically considers
groundwater may be required as part of a planning
application where evidence of groundwater
flooding exists.
B . L A N D S TA B I L I T Y
4.5 An important factor in relation to land stability is
the local topography. As a rule of thumb, slopes
at steeper angles than 8 degrees to the horizontal
and comprising soils of the London Clay and
the Claygate Member are potentially unstable.
However, most of the borough has ground
slopes shallower than 8 degrees. Locally steeper
slopes are only present along the western edge
of Richmond Park, of which only the western
part of Richmond Hill is used for residential
development. Changes to the groundwater
regime, excavation into weak sidelong ground,
and removal of vegetation as part of basement
construction can affect the inherent stability of
the ground and that can increase the risk of large
scale ground instability such as landslide.
C. FLOODING AND DRAINAGE
4.6 National and local policies require development
to be steered away from areas at highest risk of
flooding and, where development is necessary, it
should be made safe without increasing flood risk
elsewhere.
4.7 If a basement is proposed in an area at risk of
flooding, a site-specific Flood Risk Assessment
should be submitted with a planning application.
It is important that the design and construction
of a basement takes account of all sources of
flooding, including tidal, fluvial, groundwater,
surface water and sewer flooding, to ensure
that the basement itself is safe from flooding
and water ingress (through the base or walls or
water inundation through overtopping of property
thresholds), and that the basement does not
increase flood risk elsewhere. In addition,
basements should have adequate mitigation
measures such as non-return values or pumped
sewage devices to prevent back-flows from the
system during sewer flooding.
GUIDANCE FOR NEIGHBOURS
The information on ground water, land stability,
flooding and drainage outlined in this section may
be of relevance to you, depending on where you
live in the borough.
If you are particularly concerned about
groundwater or flooding, further information
and technical advice can be found in Appendix
D: Ground and Groundwater and Appendix E:
Flood and Floodwater of the LBRuT Basement
Developments - Review of Planning Implications
(www.richmond.gov.uk/local_development_framework_research).
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
13
5. Structural Impact
Assessments
5.1 A Structural Impact Assessment (SIA) is required
for basements under or adjacent to Listed
Buildings, and it must be prepared and signed off
by a Chartered Civil Engineer (MICE) or Structural
Engineer (MI Struct.E).
5.2 We recommend that a structural engineer with
expertise in historic buildings (CARE accredited)
is appointed for works to or adjacent to a listed
building or a building of townscape merit.
5.3 The SIA should be submitted in the form of a report
and supporting drawings. Written confirmation that
the applicant will pay for the SIA to be independently
assessed will be required. The level of content
required will depend on the site. The following list is
to assist in the preparation of your SIA:
A. A thorough desk study to include the site history,
age of the property, site survey, geology, historic
river courses and underground infrastructure,
including utilities services, drains and tunnels. This
should also identify other basement developments
in the area, so that cumulative effects can be
considered.
nflooding
nvertical and horizontal loading
nstructural engineering general arrangement and
details; drawing showing underpinning, piled wall
etc.
E. An analysis of the Upper Aquifer (when it exists)
and how the basement may impact on any
groundwater flow.
F. An assessment of ground movements expected
and how these will affect adjoining or adjacent
properties. This needs to include both short
term and long term effects. The design and
construction should aim to limit damage to all
buildings to a maximum of Category 2 as set out
in CIRIA Report 580.
G. Details of sequences of construction and
temporary propping to demonstrate how the
basement can be built to prevent movements
exceeding those predicted. It should show how
the horizontal and vertical loads are supported
and balanced at all stages of construction and
consider the interaction between permanent
works and temporary works.
B. An appraisal of the existing structure including
drawings to show the arrangement of the existing
structures. The appraisal should identify previous
alterations and any obvious defects. It should also
assess the condition and location of the building
with adjoining buildings. This should include
opening up works to investigate the existing
structure, which should be summarised on a set
of drawings.
C. A site investigation which can be demonstrated
to be relevant to the site together with trial pits to
show the existing foundations and the material
they are founded on, for all walls which may be
impacted by the proposals. If groundwater is
present, the levels should be monitored for a
period of time.
D. Details of the engineering design which should be
advanced to detailed proposals stage. Relevant
drawings should be provided to show how the
designers have addressed the following:
nground conditions and groundwater
nexisting trees and infrastructure
ndrainage
GUIDANCE FOR NEIGHBOURS
A Structural Impact Assessment is required for
basements under or adjacent to a listed building.
You may need to engage a Party Wall Surveyor and
the owner undertaking the development is normally
responsible for your costs of such engagement
(see section 2.4).
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
14
6. Managing Local
Amenity during
Construction
6.1 A Construction Management Statement is
required to be submitted with all planning
applications for basement works. It seeks to
mitigate or maintain the amenity of neighbouring
residents during construction, as well as guide
the use of the highway and minimise noise and air
pollution.
CONSTRUCTION MANAGEMENT
S TAT E M E N T
6.2 The Construction Management Statement (CMS)
should be site-specific and include sufficient
information to demonstrate that you have
followed the guidance in this section including,
as a minimum, the following details (where
appropriate):
1.The size, number, routing and manoeuvring
tracking of construction vehicles to and from the
site, and holding areas for these on/off site
2.Site layout plan showing manoeuvring tracks for
vehicles accessing the site to allow these to turn
and exit in forward gear;
3.Details and location of parking for site operatives
and visitor vehicles (including measures taken
to ensure satisfactory access and movement for
existing occupiers of neighbouring properties
during construction);
4.Details and location where plant and materials will
be loaded and unloaded;
5.Details and location where plant and materials used
in constructing the development will be stored, and
the location of skips on the highway if required
6.Details of any necessary suspension of pavement,
roadspace, bus stops and/or parking bays;
7.Details where security hoardings (including
decorative displays and facilities for public
viewing) will be installed, and the maintenance of
such
8.Details of any wheel washing facilities;
9.Details of a scheme for recycling/disposing of
waste resulting from demolition and construction
works (including excavation, location and
emptying of skips);
10.Details of measures that will be applied to control
the emission of noise, vibration and dust including
working hours. This should follow Best Practice
detailed within BS5288:2009 Code of Practice for
Noise and Vibration Control on Construction and
Open Sites;
11.Details of any highway licenses and traffic orders
that may be required (such as for licences for
any structures / materials on the highway or
pavement; or suspensions to allow the routing of
construction vehicles to the site);
12.Details of the phasing programing and timing of
works;
13.Where applicable, the Construction Management
Statement should be written in conjunction with
the Arboricultural Method Statement, and in
accordance with British Statement 5837:2012
‘Trees in relation to design, demolition and
construction – recommendations’, in particular
section 5.5, 6.1, 6.2, 6.3 and 7;
14.A construction programme including a 24 hour
emergency contact number;
15.See also TfL guidance on Construction Logistics
Plans.
6.3 Where appropriate, details such as hours of work
may be assured through planning condition and,
in some instances, a more detailed Construction
Management Statement may be required where
adequate detail is not available at planning
application stage.
6.4 Developers of basements are encouraged to sign
up to a Considerate Construction Scheme
(www.ccscheme.org.uk).
QUESTIONS TO INFORM BEST
PRACTICE
6.5 The following list of questions has been prepared
to help applicants understand some of the main
issues they will need to consider in relation to
construction management and may assist in the
preparation of any construction management
statement. This list is not exhaustive and is
provided for guidance purposes only, to help
promote good practice.
GUIDANCE FOR NEIGHBOURS
If your neighbour is planning a basement, the
guidance encourages them to provide a timetable
to show what works will be happening and
when, how delivery, removal and parking will
be managed, and to notify you of particularly
noisy or disruptive works, dust or vibrations, or
roadway disruptions. This should all be set out in a
Construction Management Statement.
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
15
A. Management Arrangements, Communication and
Neighbour Liaison
F. Access, Parking, Traffic Management and
Deliveries
Who will have responsibility for management of the site
and communications with neighbours and the council?
Are they aware of the range of legislation they must
comply with and who they must contact in relation to
different issues? Have you consulted neighbours and
residents groups in drawing up this plan and taken on
board any issues raised?
Has the impact on the surrounding highway network
been considered? How will access to the site be
managed to safeguard existing parking, rights of way
and public safety? How will deliveries and collections
be managed to minimise congestion and prevent
obstructions to the highway? Are roads en route suitable
for the size of vehicles to be used? Is a trial of access
with the vehicle along local roads necessary? How
will you protect neighbours and pedestrians from the
construction works, including vulnerable users? Are
routes before 9 am or between 2:30 and 3:30 pm to
schools, near schools or past schools affected?
B. Other Codes, Freeholder Permissions and
Requirements
Who is the freeholder? What other codes, guidance or
good practice will you adhere to?
G. Handling Materials and Waste
C. Timetable and Programming of Works
How long do you estimate works will last and when
will noisy works take place? Are there other schemes
proposed in the vicinity at the same time and, if so, can
you work with them to minimise disruption?
What arrangements have you made for recycling and
transportation of construction waste? Has a licence been
applied for?
H. Managing Environmental Impacts, Noise,
Vibration and Dust
D. Working Hours
What are the proposed days and hours of site operation?
Have neighbours been informed and consulted?
E. Storage of Materials and Equipment and Use of
the Highway
Where will any plant, equipment and materials needed
be stored on site? Will any structures or equipment be
located on the highway? Will parking bays need to be
suspended or waiting/ loading restrictions put in place?
Have licences, trader parking permits and temporary
traffic orders been applied for well in advance?
What steps will you take to reduce noise emission and
prevent nuisance from dust and smoke when carrying
out building work? Will vehicle wheel wash facilities
be provided and where will they be sited? What best
practice measures will you implement to protect the
amenity of neighbouring occupiers? Do you adhere to
the Mayor of London Supplementary planning guidance
on Control of dust and emissions during construction
and demolition? Type of piling to be used: Low Vibration
methods such as Continuous Flight Augured or Hydraulic
piling are preferred methods. Percussive piling is
generally not appropriate.
GUIDANCE FOR NEIGHBOURS
Once work starts, contact the builder or the
site manager if any problems arise and keep a
photographic record and log of events.
•The Council’s planning enforcement team can
help where works are not in accordance with
the planning permission.
•Environmental Health officers can take action if
noise, dust or vibration reaches unacceptable
levels (see section 2.6).
•If you have concerns about parking, pavement
or roadway obstructions, contact Highway &
Transport (see section 2.5).
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
16
7. Examples of
Planning Conditions
and Informatives
CONDITIONS
7.1 In certain instances it may be necessary to attach
planning conditions to planning permissions,
where these meet the six tests of the National
Planning Policy Framework:
n Necessary,
n Relevant to planning and
n To the development to be permitted,
n Enforceable,
n Precise, and
n Reasonable in all other respects.
GUIDANCE FOR NEIGHBOURS
See section 3 for further information on planning
applications and material considerations.
7.2 Typical conditions for developments incorporating
basements are outlined below. However, the list
is not exhaustive, and the wording is not fixed,
whereby the use and content of the conditions will
be subject to the characteristics of the site and/
or the proposal. In addition, informatives are also
often secured on decisions providing advice to
the applicants, and samples of these are outlined
below.
A. C
ONSTRUCTION MANAGEMENT
S TAT E M E N T
7.3 No development shall take place, including
any works of demolition, until a Construction
Management Statement (to include any demolition
works) has been submitted to and approved
in writing by the Local Planning Authority. The
approved plan shall be adhered to throughout the
construction period. The Statement shall provide
for:
1.The size, number, routing and manoeuvring
tracking of construction vehicles to and from the
site, and holding areas for these on/off site
2.Site layout plan showing manoeuvring tracks for
vehicles accessing the site to allow these to turn
and exit in forward gear;
3.Details and location of parking for site operatives
and visitor vehicles (including measures taken
to ensure satisfactory access and movement for
existing occupiers of neighbouring properties
during construction);
4.Details and location where plant and materials will
be loaded and unloaded;
5.Details and location where plant and materials
used in constructing the development will be
stored, and the location of skips on the highway if
required
6.Details of any necessary suspension of pavement,
roadspace, bus stops and/or parking bays;
7.Details where security hoardings (including
decorative displays and facilities for public
viewing) will be installed, and the maintenance of
such
8. Details of any wheel washing facilities;
9.Details of a scheme for recycling/disposing of
waste resulting from demolition and construction
works (including excavation, location and
emptying of skips);
10.Details of measures that will be applied to control
the emission of noise, vibration and dust including
working hours. This should follow Best Practice
detailed within BS5288:2009 Code of Practice for
Noise and Vibration Control on Construction and
Open Sites;
11.Details of any highway licenses and traffic orders
that may be required (such as for licences for
any structures / materials on the highway or
pavement; or suspensions to allow the routing of
construction vehicles to the site);
12.Details of the phasing programing and timing of
works;
13.Where applicable, the Construction Management
Statement should be written in conjunction with
the Arboricultural Method Statement, and in
accordance with British Statement 5837:2012
‘Trees in relation to design, demolition and
construction – recommendations’, in particular
section 5.5, 6.1, 6.2, 6.3 and 7;
14.A construction programme including a 24 hour
emergency contact number;
15.See also TfL guidance on Construction Logistics
Plans.
Reason: In the interests of highway and pedestrian
safety together with the amenity of the area.
B . F O U N D AT I O N S
7.4 No material start shall take place on the
development hereby approved until written notice
of the intention to commence work has been
sent to the Development Control department
of the Council. Such notice shall be sent to
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
17
that department not less than 21 days prior to a
material start on the development and shall give
details of the intended method of constructing the
foundations, including method and equipment
for piling, if applicable. (Informative ‘Details of
Piling’ on this notice gives advice on foundation
construction that minimises nuisance to
neighbours).
Reason: To ensure that the local planning authority has
sufficient notice of the commencement of work and the
methods of foundation construction to enable measures
to be taken, if appropriate, to protect the amenities of
neighbouring occupiers
7.8 No excavation shall take place within 1m of a
boundary with any public highway / footway,
unless a structural report and accompanying
drawings demonstrating how the scheme will
allow for the structural retention of the public
highway and footway adjacent to the site for the
duration of the development works and thereafter,
has been submitted to and approved in writing by
the Local Planning Authority. The development
shall not be carried out other than in accordance
with the approved scheme.
Reason: To safeguard the structural integrity of the
public highway and footway.
C . B A S E M E N T A C C O M M O D AT I O N
I N F O R M AT I V E S
7.5 The basement extension hereby permitted shall
not be used as sleeping accommodation.
Reason: The building is located within a designated flood
plain where basement sleeping accommodation would
increase the risk of flooding to inhabitants.
D . S T R U C T U R A L M E T H O D
S TAT E M E N T :
7.6 The development hereby approved shall not be
implemented other than in accordance with the
approved Structural Method Statement, unless
otherwise previously agreed in writing with the
Local Planning Authority.
Reason: To safeguard the architectural and historic
integrity of this heritage asset.
E . H I G H W AY C O N D I T I O N S U R V E Y
7.7 (a) Prior to commencement: Not less than 21
days prior to the commencement of development
hereby approved, written notice of the start date
for the commencement of development shall be
sent to the Local Planning Authority.
(b) Prior to occupation: Not less than 21 days prior
to the first occupation of the basement hereby
approved, written notice of the occupation date
shall be submitted to the Local Planning Authority.
Reason: To allow the Council to undertake a condition
survey prior and post development of the public
pavement and highway.
F. D
E V E LO PM E NT W ITH I N 1M O F TH E
P U B L I C H I G H W AY
G. BACK FLOW
7.9 Thames Water Utilities Limited requests that the
Applicant should incorporate within their proposal,
protection to property, for example non-return
valve (or other suitable device) to avoid the risk of
backflow at a later date, on the assumption that
the sewerage network may surcharge to ground
level during storm conditions.
H . S U R FA C E W AT E R D R A I N A G E
7.10 With regard to surface water drainage it is the
responsibility of a developer to make proper
provision for drainage to ground, water courses
or a suitable sewer. In respect of surface water it
is recommended that the applicant should ensure
that storm flows are attenuated or regulated into
the receiving public network through on or off
site storage. When it is proposed to connect
to a combined public sewer, the site drainage
should be separate and combined at the final
manhole nearest the boundary. Connections are
not permitted for the removal of groundwater.
Where the developer proposes to discharge to a
public sewer, prior approval from Thames Water
Developer Services will be required. They can be
contacted on 0800 009 3921.
I . G R O U N D W AT E R
7.11 Where a developer proposes to discharge
groundwater into a public sewer, a groundwater
discharge permit will be required. Groundwater
discharges typically result from construction
site dewatering, deep excavations, basement
infiltration, borehole installation, testing and site
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
18
remediation. Groundwater permit enquiries
should be directed to Thames Water’s Risk
Management Team by telephoning 020 8507
4890 or by emailing [email protected]
thameswater.co.uk. Application forms should
be completed on line via www.thameswater.
co.uk/wastewaterquality. Any discharge made
without a permit is deemed illegal and may result
in prosecution under the provisions of the Water
Industry Act 1991.
J . D E T A I L S O F P I L I N G
7.12 The attention of the applicant is drawn to the
requirements of section 60 of the Control of
Pollution Act 1974 in respect of the minimisation
of noise and vibration on construction and
demolition sites. Application, under section 61
of the Act for prior consent to the works, can be
made to the Environmental Health Department.
Where developments include foundations works
require piling operations it is important to limit the
amount of noise and vibration that may affect local
residents.
L. C
O N S I D E R AT E C O N S T R U C T O R S
SCHEME
7.17 The applicants are encouraged to become
members of the Considerate Constructors
Scheme. Further details can be found on: www.
ccscheme.org.uk/
M . H I G H W A Y C O N D I T I O N
I N F O R M AT I V E
7.18 Should damage be identified that the Council can
attribute to the development hereby approved;
the Council will undertake to make full repairs and
pass cost on the developers.
7.13 There are a number of different piling methods
suitable for differing circumstances. Guidance
is contained in British Standard BS 5228 Noise
control on Construction and Open Sites - Part 4:
Code of Practice for noise and vibration control
applicable to piling operations.
7.14 Where there is a risk of disturbance being caused
from piling operations then the council under
section 60 Control of Pollution Act 1974 can
require Best Practicable Means (BPM) to be
carried out. This may entail limiting the type of
piling operation that can be carried out.
7.15 The types of piling operations which are more
suitable for sensitive development in terms of
noise and vibration impact are;
n Hydraulic Piling
n Auger Piling
n Diaphragm Walling
K. FLOOD RESILIENCE MEASURES
7.16 The applicant is advised to consider flood
resilience measures as recommended by the
Environment Agency. Details of any flood proofing
/ resilience and resistance techniques, to be
included in accordance with `Improving the flood
performance of new buildings’ CLG (2007).
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
19
8. Further Information
and Contacts
LONDON BOROUGH OF RICHMOND
UPON THAMES – BASEMENT
RESEARCH
LBRuT Basement Developments - Review of Planning
Implications (www.richmond.gov.uk/local_development_framework_
research), carried out by Peter Brett Associates (2014);
including technical notes on:
nAppendix D: Ground and groundwater conditions,
nAppendix E: Flood and floodwater
STRUCTURAL AND CONSTRUCTION
ISSUES
nBRE Digest 250 Assessment of Damage in LowRise Buildings; www.brebookshop.com/details.
jsp?id=745
nCIRIA C580 Embedded Retaining Walls: Guidance
for Economic Design; www.ciria.org
nCLG Guidance on Party Wall Etc. Act 1996;
www.gov.uk/party-wall-etc-act-1996-guidance
nConsiderate Contractors’ Scheme;
www.ccscheme.org.uk
nASUC Guidelines on Safe and Efficient Basement
Construction directly below or near to existing
structures; www.asuc.org.uk/specialist_
underpinning_subsidence_publications.html
nMayor of London (2014) Control of dust and
emission during construction and demolition
SPG; www.london.gov.uk/priorities/planning/
publications/the-control-of-dust-and-emissionsduring-construction-and
F L O O D I N G , S U S TA I N A B L E D E S I G N
AND DRAINAGE
nLBRuT Delivering SuDS in Richmond, Planning
Guidance Document (2015); www.richmond.gov.
uk/sustainable_drainage_systems.pdf
nSustainable Drainage ‘Susdrain’; www.susdrain.org
nMayor of London (2014) Sustainable Design and
Construction SPG; www.london.gov.uk/priorities/
planning/consultations/draft-sustainable-designand-construction
nA Natural Choice: Natural Ventilation;
www.carbontrust.com/media/81365/ctg048-anatural-choice-natural-ventilation.pdf
L O C A L B O R O U G H C O N TA C T S
Council Unit
Issues Considered
Contact
Planning Policy
Queries related to planning policy & guidance
Planning Policy & Design
[email protected]
Tel 020 8891 7117
Development Control
Queries related to when planning application is
needed and pre-application advice
Development Control
[email protected]
Tel 020 8891 1411
Planning Enforcement
Reports of unauthorised development or breach Development Control
of planning permission or conditions
[email protected]
Building Control
Queries related to building control process
Reports of dangerous structures
Non-compliance with building regulations
Highways & Transport
Works to highways, licensing of skips, temporary [email protected]
structures license (hoarding, scaffolding etc.)
Tel 020 8891 1411
Parking suspensions, Obstructions on the
Highway
(See Transport for London in relation to Red
Routes)
Environmental Health
Enforcement and Complaints related to noise,
vibration and dust from construction works
Contaminated land
Advice on enforcement of housing standards
and public health issues
[email protected]
Tel 020 8891 7117
Consumer Protection
Tel 020 8891 7117
[email protected]
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
20
O T H E R U S E F U L C O N TA C T S
Organisation
Issues Considered
Contact
Structural/ Civil
Advice on finding a engineer and party wall Institution of Structural Engineers (IstrucE)
Engineers: Professional surveyor
www.findanengineer.com/index.asp
Bodies
Institution of Civil Engineers (ICE)
www.ice.org.uk/
Conservation
Accreditation Register
for Engineers
A list of engineers accredited in building
conservation
Association
of Structural
Underpinning
Contractors (ASUC)
For lists of contractors with specialist
www.asuc.org.uk/
expertise in underpinning and subsidence
repair techniques, engineered foundation
solutions and retrofit basement construction.
Association of
Geotechnical
Specialists (AGS)
For specialist advice on geotechnical and
www.ags.org.uk
geoenvironmental engineering and geology.
Considerate
Constructors Scheme
Information on the nationally recognised
Considerate Constructors Scheme
Tel 0800 783 1423 Email [email protected]
ccscheme.org.uk www. ccscheme.org.uk
Health and Safety
Executive
Information and advice on managing sites
safely including developer’s responsibilities
and duties in relation to health and safety.
Guidance on Construction
www.hse.gov.uk/construction/
Transport for London
Advice on works affecting roads managed
by TfL.
Highways license for Red Routes.
www.tfl.gov.uk/info-for/urban-planning-andconstruction/highway-licences
Historic England
Advice on archaeological potential of sites.
[email protected]
Thames Water
Advice on sewers and drainage.
020 7973 3731 or 020 7973 3779
www.thameswater.co.uk/developers/592.htm
Network Rail
Advice on development above or near to
Railway infrastructure.
Network Rail National Helpline 08457 114141
Conservation Accreditation Register of
Engineers - CARE www.careregister.org.uk/
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
21
If you need this document in
Braille, large print, audio tape,
or another language,
please contact us on
020 88917117 or
minicom 020 8831 6001
Civic Centre, 44 York Street
Twickenham TW1 3BZ
www.richmond.gov.uk
PLANNING ADVICE NOTE - GOOD PRACTICE GUIDE ON BASEMENT DEVELOPMENTS
22
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