Basements

Draft Supplementary Planning Document

February 2015

Contents
Foreword ................................................................................................................... 3

1.

Introduction.................................................................................................... 5
Background ............................................................................................................... 5
Purpose of this document .......................................................................................... 5

2.

Pre-application Consultation ........................................................................ 7

3.

Design Guidance ........................................................................................... 9

50% Garden Extent ................................................................................................... 9
Design of external manifestations ............................................................................ 10
Lightwells ................................................................................................................ 10
Rooflights ................................................................................................................ 11
Staircases ............................................................................................................... 12
Plant and Machinery ................................................................................................ 12
Basements in the curtilage of Listed Buildings ......................................................... 12

4.

Large Sites ................................................................................................... 13

5.

Construction Method Statement ................................................................ 20

A.

Actions by the Applicant ................................................................................. 22

B.

Preplanning Work by the Design Team Desk Study and Site Investigation .. 22

C.

Engineering Design Work ............................................................................... 24

D.

Construction Method Statement (CMS) .......................................................... 25

Additional Requirements for CMS in relation to listed buildings ............................... 27

6.

Managing Construction Impacts ................................................................ 29

Considerate Constructors Scheme .......................................................................... 29
Construction Traffic Management Plan .................................................................... 31
Noise, Vibration and Dust ........................................................................................ 33

7.

Trees ............................................................................................................. 39

8.

Flooding ....................................................................................................... 41
River and Tidal (Fluvial) Flooding ............................................................................ 41
Surface Water Flooding ........................................................................................... 42
Critical Drainage Areas............................................................................................ 42
Ground Water Flooding ........................................................................................... 43
Sewage Flooding ..................................................................................................... 43
1

9.

Sustainable Drainage Systems (SuDS) ..................................................... 45

10.

Consolidated Checklist for Applicants ...................................................... 47

Appendices ............................................................................................................. 49
Appendix 1: Role of Various Parties ........................................................................ 49
Appendix 2: A compact for residents ....................................................................... 52
Appendix 3: Sketches related to Structural Considerations for Listed Buildings ....... 54
Appendix 4: CTMP Template ................................................................................... 56
Appendix 5: Environmental Health General Requirements ...................................... 76

Foreword
I would like to stress how very important the issue of sustainable basement development is
in the Royal Borough. Without any doubt the construction of basements, and the subsequent
effect that large scale excavations inevitably have on immediate neighbours and the
wider local community, has been a cause of great concern to our residents.
There were 393 planning applications which included basements in 2014; this compares to
only 180 in 2010 when the Core Strategy was adopted. We now have a new Policy CL7 in
the Core Strategy which sets out the limits of basements development. It also includes
dealing with character and appearance, listed buildings, structural stability, trees, gardens
and ecology and sustainable drainage.
Every place is unique, but Kensington and Chelsea does genuinely have a claim to be
different. We have the highest residential property values in the country. We also have the
highest household density, the tightest built environment and 73% of the borough is within
conservation areas. Some property owners have the resources to spend huge sums of
money on their houses. Some want to enhance the value of their property. Others are simply
households wishing to extend. Basements are built under large villas, small terraced houses
and even mews houses with the narrowest of accesses.
Whilst the scale of development will be curtailed by the new basements policy, there will still
be major excavation work going on right next door to elderly residents, families with young
children, people who work from home, doctors surgeries and other quiet activities. Therefore
the impact of basement development needs to be managed carefully.
In developing our policy, we gave a great deal of thought to the balance that needs to be
struck. The number of consultations carried out in formulating the planning policy indicated a
consistent message construction impacts of basements needed to be minimised.
This SPD provides guidance on how construction impacts can be managed and the interplay
between various regimes in mitigating the impacts. It provides guidance on what applicants
should be doing and what neighbours can expect during basement development. There is
also design guidance and how structural design should be considered when designing a
basement.
This SPD together with the adopted policy is designed to help applicants address all the
issues related to basement development successfully in planning applications. It is also
designed to help residents understand the various issues the Council takes into account in
assessing basement applications. I am confident that this document will provide more clarity
for all concerned with basement development.

Councillor Coleridge
Cabinet Member for Planning
3

How to respond to this consultation

This draft Basements Supplementary Planning Document (SPD) has been published
for public consultation. It will replace the existing SPD on Subterranean
Development, 2009. The consultation runs for 6 weeks, from 18 February to
11:59pm 1 April 2015.
Please use the response form available on the Councils website to respond to this
consultation https://planningconsult.rbkc.gov.uk/. We prefer to receive your
consultation responses on-line using the link above, however, you may also respond
by email or post using the details below
Online (preferred mode) https://planningconsult.rbkc.gov.uk/
Email [email protected] ; or
Post:
Planning Policy Team
Planning and Borough Development
Royal Borough of Kensington and Chelsea
Kensington Town Hall
Hornton Street
London W8 7NX

1. Introduction
Basement developments in the Borough can be afforded more easily and can
have a greater adverse impact than elsewhere in most parts of England and
Wales. (Inspectors Report on the Examination of Policy CL7, December
2014)

Background
1.1

The Council adopted Policy CL7: Basements on 21 January 2015 and it forms
part of the Local Plan. The policy is based on a robust and extensive evidence
base. The Inspectors report on the policy acknowledged the special character
of the Royal Borough and the issues relating to basement development. The
Borough has seen an increasing number of basement planning applications; it
is largely residential with a dense built environment, very high property values
and a high quality historic environment. The associated construction impacts
of basement development individually and cumulatively can affect the living
conditions in residential neighbourhoods.

1.2

The policy has introduced restrictions on the extent of basement development.

It also sets out a number of criteria which seek to manage the impact of
basement development on residents, the environment and on the character
and appearance of the Borough. It is considered that there are some aspects
of the policy where it would be useful to provide further guidance.

Purpose of this document

1.3

This Supplementary Planning Document (SPD) provides more detailed

guidance and advice on adopted Core Strategy Policy CL7: Basements. It is
designed to help applicants make successful planning applications and for
residents to understand the various issues that the Council will consider in
assessing planning applications. The SPD includes

Importance of pre-application consultation and the role of various

regulatory regimes on basement development.

Design guidance on the extent of basements under gardens and on their

external manifestations.

Further clarity on large sites where exceptions may be made to criteria (a)
and (b) of Policy CL7.

Structural Design this covers what should be included in a Construction

Method Statement. This includes special considerations in relation to listed
buildings.
5

Detailed guidance on minimising construction impacts this includes

guidance on preparing a Construction Traffic Management Plan (CTMP)
and keeping noise, vibration and dust to acceptable levels.

Consideration of various types of flooding including provision of

Sustainable Drainage System (SuDS).

Consideration of the impact on trees as part of basement development.

2. Pre-application Consultation
Applicant Checklist

Engage with neighbours before submitting the planning application and

provide evidence of this with the planning application.

Local planning authorities have a key role to play in encouraging other

parties to take maximum advantage of the pre-application stage. They cannot
require that a developer engages with them before submitting a planning
application, but they should encourage take-up of any pre-application services
they do offer. They should also, where they think this would be beneficial,
encourage any applicants who are not already required to do so by law to
engage with the local community before submitting their applications (National
Planning Policy Framework (NPPF), para 189).
2.1

The Council offers a pre-application advice service for applicants. Detailed

information on the planning advice service is available on the Councils
website. As set out in the NPPF, pre-application stage can be used to resolve
issues early in the process and has significant potential to improve the
efficiency and effectiveness of the planning application system for all parties
(NPPF, para 188).

2.2

Applicants should consult with the neighbours living in the vicinity of the site
before formalising proposals. Such consultation can improve the outcome of
the planning application both for the applicant and the local community.

2.3

The consultation that applicants undertake should be proportional to the scale

of the proposed development and reflect the location. Therefore for a small
proposal, such as works to an existing cellar, consulting with the adjoining
neighbour who may share a party wall may suffice. For a larger basement,
consulting a wider area, including properties that back on to the site and those
that are further down the street may be more appropriate. Whilst the
basement itself will be contained on a single site, the related construction
traffic could affect the whole street for example. Similarly even modest
development in a small mews may cause significant amount of local disruption
given the confined nature of the street.

2.4

Appendix 1 explains further the role of various parties in bringing together a

basement development and includes the further benefits of early consultation.
Also see Appendix 2 for a Compact for Residents.

2.5

When a planning application is submitted the Council will expect evidence to

be submitted that the developer has carried out adequate consultation with
neighbours.

3. Design Guidance
Applicant Checklist

Consider not just the garden but any existing open areas such as
existing lightwells when calculating the 50% maximum extent.
Design the basement (adjoining the building) so that the unaffected
garden remains in a single area including where the basement is
proposed underneath a detached or semidetached house.
Study the site and context carefully to establish the suitability of
external manifestations especially to the front and side.
Design any external manifestations so that they are discreetly sited and
located preferably close to the existing building.
In relation to listed buildings consider locating the link to the proposed
basement (situated in the garden) from an above ground extension (if
there is one).

50% Garden Extent

CL7 (a) Not exceed a maximum of 50% of each garden or open part of the
site. The unaffected garden must be in a single area and where relevant
should form a continuous area with other neighbouring gardens. Exceptions
may be made on large sites;
3.1

As stated in the policy the 50% maximum extent will be measured separately
for each garden within the site e.g. front, back or side. An existing lightwell
with no built structure below can be regarded as forming part of the garden or
open part of the site. The Royal Borough is characterised by terraced houses
and in most cases the fronts and back gardens will be clearly separate and
the measurements straightforward as shown in figure 1.

Original
lightwell

Unaffected
garden in a
single area and
adjacent to
other
neighbouring
gardens

50% of
garden or
open part
of the site.
Includes
the
lightwell.

Figure 1: 50%
Garden Extent in
terraced houses

Figure 2: 50% Garden Extent in semi-detached

houses

3.2

Some basement construction would involve a detached or semi-detached

house with no physical separation in the gardens. In such instances it is
preferable to keep the basement close to the building line and leave a margin
that is free of development in each garden as shown in figure 2. Such a
configuration could result in a maximum of 50% of the whole garden being
utilised with slightly less or more in the front or rear for example (although the
extent in each garden should still be close to 50%). The policy objective to
provide significant space free of development to enable natural surface water
drainage and a planting area should be considered. It is important in locating
the basement that account is taken of leaving the unaffected portion of garden
connected to other unaffected neighbouring gardens.

Design of external manifestations

CL7 (g) - not introduce light wells and railings to the front or side of the property
where they would seriously harm the character and appearance of the locality,
particularly where they are not an established and positive feature of the local
streetscape;
CL (h) - maintain and take opportunities to improve the character or appearance of
the building, garden or wider area, with external elements such as light wells, roof
lights, plant and means of escape being sensitively designed and discreetly sited; in
the case of light wells and roof lights, also limit the impact of light pollution;

Lightwells
3.3

Most of the Borough is within designated conservation areas. The statutory

test in relation to conservation areas is set out in the Planning (Listed
Buildings and Conservation Areas) Act 1990 (as amended). Section 72 sets
out that in determining planning applications in conservation areas, the
Council should pay, special attention to the desirability of preserving or
enhancing the character or appearance of that area.

3.4

Lightwells are one of the most obvious external elements of a basement.

Many streets in the borough are characterised by terraced housing with
historic lightwells and railings forming part of the special street character
and/or appearance of the conservation area. In contrast there are other
streets where the lack of lightwells contributes to the special character and/or
appearance of the conservation area.

3.5

The creation of a new lightwell where it could potentially harm the character
and appearance of the conservation area will have to be considered in relation
to Policy CL7 (g) and (h) and also in relation to the statutory test stated above.
Clearly where lightwells are not part of the established character of the
streetscape, the creation of a new lightwell with railings can be incongruous to
the context. In such a situation a better design solution would be to locate
10

them to the back of the building where they are likely to have the least visual
impact.
3.6

Whether proposed in the front, side or back, the addition of railings and
balustrades often makes lightwells more conspicuous. Where the location of
new lightwells is acceptable they can be made more discreet by the use of
grilles as opposed to open lightwells with railings. Grilles can be flush with the
ground level and be of a discreet colour which helps further in making them
less noticeable and visually intrusive.
Rooflight situated
away from the
building.

Use of discreet
grilles to cover
lightwells

Figure 3: External Manifestations

3.7

Small, discreet
rooflights adjoining the
building

Where there are existing front lightwells, the further deepening of these
lightwells to provide light to a new basement underneath can have an adverse
visual impact and be harmful to the character and appearance of the
conservation area.

Rooflights
3.8

Rooflights are often proposed as a way of providing natural light to basements

in addition to or as an alternative to lightwells. Such artificial features
appearing away from the building line in the middle of private gardens can
often be visually harmful particularly when illuminated at night and be a source
of light pollution. Where they are proposed they should be kept flush with the
ground level, be close to the building and be proportionately small as shown in
figure 3.

11

3.9

Sometimes the use of planting or internal blackout blinds are proposed by

applicants to mitigate their visual impact. However, planting is not viewed
generally as a permanent solution, often changing with the owner and it is
difficult if not impossible to enforce. Similarly black out blinds are internal to
the building and cannot be enforced through the planning regime. Therefore
such measures are not sufficient to mitigate the harmful effects.

Staircases
3.10 Basement proposals that include an emergency escape staircase (secondary
means of escape) should incorporate these into the design of the proposal.
Staircases or associated above ground structures appearing deep in the
garden are normally not acceptable and similar to other external
manifestations, they should be kept close to the building.
3.11 External staircases, in a similar way to lightwells, can be visually prominent
unless they are already a feature of the area. Similar considerations as for
lightwells should be taken into account where they are proposed.

Plant and Machinery

3.12 Any plant and machinery associated with basements, such as air conditioning
units, plant used for swimming pools etc should be incorporated within the
design. Ideally any plant and machinery should be located within the building
and any external visual impact should be avoided.

Basements in the curtilage of Listed Buildings

3.13 Whilst criterion (f) of the policy precludes excavation underneath a listed
building, basements can be constructed within the curtilage of listed buildings.
Structural considerations for such basements are set out in Section 5.
Proposals affecting listed buildings will be considered in accordance with the
tests in the NPPF (criterion e. of Policy CL7) in particular the advice outlined
in paragraphs 132 to 134.
3.14 Often the best place to form the link to a basement in the curtilage of a listed
building is from any later existing extension that the host building may have.
This is because such a configuration is likely to cause the least harm to the
original plan-form and historic fabric of the listed building.

12

4. Large Sites
Applicant Checklist

If any exceptions to criteria (a) and (b) of Policy CL7 are proposed,
consider if the site bears similar characteristics to those presented in this
section.

4.1

Criteria (a) and (b) of Policy CL7 restrict basements to a maximum of 50% of
each garden or open part of the site and to one storey. However, they also
state that exceptions may be made on large sites. Large sites are explained
in the reasoned justification to the policy as follows; On large sites,
basements of more than one storey and greater than half the garden or open
part of the site may be permitted in certain circumstances. These will
generally be new developments located in a commercial setting or of the size
of an entire or substantial part of an urban block 1. They should be large
enough to accommodate all the plant, equipment and vehicles associated with
the development within the site and offer more opportunity to mitigate
construction impacts and carbon emissions on site. (para 34.3.56 Policy CL7,
January 2015)

4.2

The following examples help to explain what is meant by large sites. The
Council has determined planning applications in relation to the sites presented
and has considered in each case whether the site could be classed as a large
site or not. The Council expects sites to bear similar characteristics to the
large sites presented below in order to be considered as a large site.
Examples are also provided of sites that the Council did not consider to be
large to further aid clarity. Please note that the site boundaries shown indicate
the general size and extent of the sites and should not be taken as exact.

4.3

It can be seen that all the examples of large sites shown are over 0.5 hectare
in area. This (0.5 hectare) is a useful rule of thumb for the threshold of a large
site, but it is not exact and regard should also be had to the characteristics,
form and layout of the site and its surroundings.

Urban blocks are generally bound by roads on all sides and can contain a mix of uses.

13

Large Sites
Odeon Cinema, High Street Kensington
4.4

Site Characteristics Commercial location within the Secondary Frontage of

Kensington High Street Major Centre.

4.5

Site size 0.51 hectares, forms a substantial part of an urban block.

4.6

Access Fronting a major road (Kensington High Street) to the north and
another major artery (Earls Court Road) to the east. There is an access road
to Pembroke Place to the south.

4.7

Construction Impacts All plant, equipment, vehicles to be accommodated

on-site. Traffic is routed through the site with entry from Earls Court Road and
exit on Kensington High Street. Gantries are proposed over part of the
footpath in Earls Court Road, Kensington High Street and Pembroke Place.

14

Chelsea Cinema, Kings Road

4.8

Site Characteristics Commercial location within the primary Shopping

Frontage of Kings Road Major Centre.

4.9

Site size 0.56 hectares, forms a substantial part of an urban block.

4.10 Access - Fronting Kings Road to the south and Chelsea Manor Street to the
west.
4.11 Construction Impacts Equipment to be accommodated on site. It will
involve a bus stop being re-located and the footway closed at Chelsea Manor
Street. There are no parking suspensions.

15

Gordon House, Royal Hospital

4.12 Site Characteristics Discrete large house set in extensive grounds. It is
located in the south west corner of the Royal Hospital site, which provides
residential accommodation and care for retired soldiers.
4.13 Site size 0.79 hectares, forms a substantial part of an urban block.
4.14 Access Eastern boundary fronts West Road which is a private road, part of
the Royal Hospital compound and there is emergency access from Tite Street.
It is proposed to have the main access of the completed development from
Tite Street.
4.15 Construction Impacts All plant and equipment is to be accommodated onsite. Construction access will be from West Road through Royal Hospital
grounds.

16

Charles House, 375 Kensington High Street

4.16 Site Characteristics Commercial location close to Kensington Olympia
Station.
4.17 Site size 1.38 hectares, forms part of a large urban block one of the four
sites in the Warwick Road Planning Brief SPD.
4.18 Access Fronting Kensington High Street and off Warwick Road
4.19 Construction Impacts Equipment was accommodated on site for
basement and still is as part of the ongoing above ground works

17

Sites which are not large

Dukes Lodge, Holland Park
4.20 Site Characteristics Residential location to the north-east of Holland Park
Metropolitan Open Land. Site bounded by open land to the south, pedestrian /
cycle path to the east, highway to the west and Ukrainian Institute (D1) to the
north. Site drops approximately 3m at pavement level from south to north.
4.21 Site size 0.255 hectares. Does not form a substantial part of an urban
block.
4.22 Access Via Holland Park (road) only - a residential street, albeit a wide one.
No construction access via pathway to the rear.
4.23 Construction Impacts 130 week basement and structural work build out,
further 90 week fit out. Average approx 15-20 vehicles per day. Seven parking
bays suspended for entire work period. Most equipment to be accommodated
on site. Loading area / gantry set up at the front of the site on pavement and
part of vehicular highway footway maintained. Construction vehicles will
access and exit the site the site via Holland Park Avenue.

18

4.24 Sites such as the ones within the red line shown on the aerial photograph
below, comprising detached, semi-detached and terraced houses will normally
not be considered large sites.

19

5. Construction Method Statement

Applicant Checklist

Submit a Construction Method Statement (CMS) with the planning

application which follows a sequential process described in figure 4.
The CMS should be signed by a Chartered Civil Engineer (MICE) or
Chartered Structural Engineer (MI Struct. E.).
The CMS should include a non-technical executive summary setting
out clearly the key elements of the report and a clear statement
concluding compliance with Policy CL7 (n).
For listed buildings in addition to all the guidance that normally applies,
further guidance in paragraphs 5.14 to 5.22 should also be followed
and demonstrated in the CMS.

In most situations the design and construction are technically demanding and
should not be underestimated. Problems generally do not arise when the
design and construction are thoroughly and fully considered and the
interaction between design and construction is properly explored and taken
into account.
CL7 (n) - be designed to safeguard the structural stability of the existing
building, nearby buildings and other infrastructure including London
Underground tunnels and the highway;
5.1

Applicants should demonstrate compliance with Core Strategy Policy CL7

criterion (n) (set out above) by submitting a clear Construction Method
Statement (CMS). Figure 4 sets out the sequential steps that should be
undertaken by the Applicant and the Design Team.

5.2

The CMS must be signed by a Chartered Civil Engineer (MICE) or Chartered

Structural Engineer (MI Struct. E.), appointed by the applicant. The Council
will rely on the professional integrity of the person signing the CMS to ensure
that the construction of the basement can be undertaken safely and will
safeguard the structural stability of the existing building and other nearby
buildings as required by the policy. The CMS should include a non-technical
executive summary setting out clearly the key elements of the report and a
clear statement concluding compliance with Policy CL7 (n).

5.3

The Council may choose to consult, at the applicants expense, an

independent Chartered Structural Engineer with expertise in historic structures
for specific cases where particularly vulnerable historic buildings or structures
may be affected. This would normally be carried out as part of the
consideration of the planning application.
20

Figure 4 Steps to be taken to prepare a CMS

Actions by applicant
Appoint an experienced design team including a Chartered Structural or Civil Engineer.
Provide an undertaking to retain the Services of a Chartered Engineer for the duration
of the project.
Engage in consultation with adjoining owners and others who may reasonably be
affected by the proposals.
Undertake to engage a contractor with relevant experience.

Pre-planning work by design team

Carry out a detailed desk study.
Visually appraise the existing and adjoining building for any signs of historic or ongoing
movement.
Carry out a site investigation to establish ground conditions and any groundwater
levels.
Determine nature of existing foundations.

Engineering design work

Develop detailed scheme design.

Consider effects on groundwater, drainage, Suds and flooding.
Consider effects on trees, existing structures and information.
Show how the basement can be constructed safely.
Assess ground movements and potential damage category.

Construction Method Statement (CMS)

The CMS should provide the following:
Executive Summary*
Results of the desk study.
Details of the site investigation including groundwater and monitoring results.
Details of the structure and foundations of the existing building.
An assessment of the impact of the basement on groundwater including cumulative
effects.
Details of surface water and Suds proposals.
A flood risk assessment.
A sequence of construction together with a temporary works scheme design.
An assessment of ground movements and the predicted damage category of
surrounding buildings.

*Executive Summary
Include a non-technical executive summary clearly stating that a sequential approach
as shown in this flow chart has been followed.
The executive summary should set out the key elements of the report.
It should include a clear statement concluding compliance with Policy CL7 (n).
21

5.4

Applicants should follow the guidance presented in the following paragraphs

in preparing a Construction Method Statement. It should be noted that the
steps presented below are sequential and this should be clear in the CMS.

A.

Actions by the Applicant

Appoint a design team who have experience in the design of residential

basements including a Chartered Structural or Civil Engineer experienced
in the design and construction of basements in residential buildings, to
design the new basement structure and monitor its construction. The
engineers brief should include reviewing the contractors construction
proposals, method statements and temporary works. Evidence of this
appointment should be provided in the CMS.

Undertake to retain the services of the Chartered Engineer or if, for some
reason, the Engineers appointment is terminated, appoint a replacement
Engineer with relevant expertise to continue with the project both as
designer and construction monitor.

Engage in consultation with adjoining owners and nearby residents to

explain what is proposed, what the implications for adjoining owners and
other residents will be and what mitigation measures are to be put into
place. Where neighbours refuse to engage in consultation, provide
evidence in the CMS that the relevant information has been provided to
them.

Undertake to engage or provide evidence of engagement of a builder or

contractor experienced in the construction of basements similar to that
being proposed on the site.

B.

Preplanning Work by the Design Team Desk Study

and Site Investigation
Desk Study

A thorough desk study must be carried and presented in the Construction

Method Statement. The desk study should establish at least the following:
a) The site history
b) The age of the property
c) The topography
d) The geology and ground conditions overall sections should be drawn
using information obtained from the site investigation and British
Geological Society borehole logs
22

e) Rivers and Watercourses whether existing or old

f) The surface water and ground water regimes
g) Flood risk issues
o Fluvial flooding
o Surface water flooding
o Critical drainage flood areas
o Groundwater flood potential
h) Underground infrastructure, particularly London Underground Limited
assets, Main Drains and Utilities

Site Investigation
5.5

The following site investigations should be carried out. The results of these
physical investigations must be clearly presented with accompanying
drawings and sketches including plans and sections to show the layout and
details of the existing structure and foundations. These should be included in
the CMS.
Visual assessment of the existing building and its neighbours and
Physical Investigations

5.6

A visual assessment of the existing buildings and the adjoining buildings

should be undertaken to establish whether there is any historic or ongoing
movements and to establish the likely overall condition of the buildings. Past
alterations to the host structure and the structure of adjoining buildings should
also be considered. This assessment should inform the feasibility of the
basement proposals and be used to determine appropriate engineering
design solutions. The visual assessment should extend to looking at buildings
in the area generally.
Borehole Investigation

5.7

A site investigation must be undertaken to establish the ground conditions

including the geological strata and the presence of the Upper Aquifer. It is
particularly important to distinguish between sites where the subsoil is clay
and those where it is sand or gravel. The site investigation should be
undertaken using boreholes on the application site. Variations in ground
conditions can occur within close proximity therefore the borehole
investigation should be undertaken at various locations spread across the site.

5.8

Where underpinning is proposed in areas where the near surface subsoil is

gravel, the depth of the borehole should be up to the London Clay. Where
23

piling is proposed, the depth should be up to the depth of piling and 4 to 5

metres more.
Groundwater Monitoring
5.9

Ground water monitoring should be implemented where the Upper Aquifer is

present, so that a thorough understanding of the ground water regime on the
site is known and how the level of this relates to the foundations of adjoining
and nearby properties.
Trial Pits

5.10 Trial pits must be dug on all walls to be underpinned or have piled walls built
close to them to establish the details of the existing foundations and their
condition. The Engineer needs to decide on how extensive these trial pits
need to be.
5.11 Opening up of the existing structure may be needed to establish its details
and condition if these are important.

C.

Engineering Design Work

5.12 For the planning application, the engineering design should be advanced to
Detailed Proposals Stage (equivalent to RIBA Stage D) as set out in the
Services of ACE (Association of Consultancy and Engineering) Agreement 1:
Design, 2009 Edition). Appropriate drawings must be prepared and submitted
that describe the detail of the engineering designs and that illustrate how the
construction addresses the following:
a) Groundwater
b) Drainage
c) Flooding
d) Vertical loads
e) Lateral loads
f) Movements
g) Ground Conditions
h) Trees and planting
i) Infrastructure
j) Vaults
k) Existing Structures
24

l) Adjoining buildings and structures

m) Overall stability (permanent and temporary works
n) Underpinning (if proposed)
o) Piling (if proposed)
p) Special considerations e.g. cantilevered stone stairs and landings,
balconies or other important functions or features in an existing building
which need special consideration.

D.

Construction Method Statement (CMS)

5.13 A Construction Method Statement is required to accompany the planning

application. This statement needs to show how all relevant design issues have
been addressed and how these relate to or influence the construction of the
basement. No basement design should be undertaken without consideration
by the designer as to how it can be constructed. In particular the CMS should
clearly contain the following information:a) The Desk Study information and an analysis of the findings in relation
to the proposals (see Section B above).
b) The site investigations (see Section B above) with an engineering
interpretation of the results.
c) An appraisal of the existing building structure and an understanding of
the structural arrangement and condition of the adjoining buildings with
particular reference to condition and history of movements. Ongoing
movements should be considered.
d) A statement on groundwater with relevant proposals to deal with it
when the new basement is below the water table level. In such cases,
consideration must be given to the possible cumulative effect of the
basement with other basements nearby, on the groundwater regime.
Where the groundwater at a site lies close to the underside of existing
ground or lower ground floor levels of the building or those of its
neighbours, the potential for the new basement to cause a local rise in
the water level of the Upper Aquifer must be carefully considered and
dealt with in the proposals.
e) An analysis of the surface water conditions on the site and how surface
water will be dealt with when the basement has been constructed,
demonstrating how the status quo is maintained without increasing
surface water flows into the curtilage of adjoining properties.

25

f) A statement on flooding and flood risk taking account of fluvial flooding,

surface water flooding and Critical Drainage issues (including sewer
flooding) explaining how these are accounted for in the design. Sites
within Critical Drainage Areas require a full Flood Risk Assessment
(NPPF compliant).
g) Consideration by the designer as to how the basement structure is
likely to be built. This should include the envisaged sequence of
construction, temporary propping and the relationship between the
permanent and temporary works. In particular, attention must be paid
to how the vertical and lateral loads are to be supported and balanced
at all stages especially when there is to be load transfer and what must
be done to limit movements of the existing structure and adjoining
buildings. This should be presented in either written or drawn form.
h) An assessment of movements expected and a written statement of how
these will affect the existing property, adjoining buildings and other
adjacent structures. This assessment can be from computer modelling
or use empirical means (such as those set out in CIRIA 2 C 580
Embedded Retaining Walls: Guidance for Economic Design) with
appropriate justification. The assessment needs to cover both short
term and long term movements relating to the construction and the
performance of the permanent works. The design and construction
methodology should aim to limit damage to the existing building on the
site and to all adjoining buildings to Category 1 as set out in Table 2.5
of CIRIA report C 580 and should never be more than Category 2. The
CMS should explain clearly how this is to be achieved. (Category 1 is
very slight up to 1 mm, Category 2 is slight up to 5mm)
i) The extent of root protection areas and tree protection proposals.
j) Details of any building or site specific issues which may be affected by
the basement proposal should be included.

CIRIA is the Construction Industry Research and Information Association, a member based research and
information organisation dedicated to improvement in all aspects of the construction industry.

26

Additional Requirements for CMS in relation to listed

buildings
5.14 The CMS related to a listed building should address all the issues set out
above that apply to any basement proposal. In addition it should address the
following points in detail.

History of ongoing movement.

Provide details of any historic fabric which is to be removed this will

include providing record details of the existing structure following site
investigations.

An assessment of the structural impact of the proposals on the listed

building.

Background
5.15 Policy CL7 (f) prevents excavation underneath listed buildings. Basement
development is allowed generally under the gardens within the curtilage of
listed buildings (provided all other requirements are also met) but not the
building footprint. In terms of structural design in these instances, the most
significant factor to consider is whether or not the listed building and its
attached neighbours (in a terrace or as a semi-detached pair of houses) have
a history of ongoing movement. If this is the case, a basement under the
garden should not be attached to the host property. It may not be acceptable
to form an underground link to the existing listed building if this creates a hard
spot locally in the foundations.
5.16 Assuming that a basement is feasible in engineering terms, there are two
main issues that must be thought about when considering the design of the
basement underneath the garden area. These are:
a) The need to avoid, as far as possible, any disturbance to, or loss of
fabric of the listed building.
b) The way in which the access to the basement is arranged from the host
property.
The two points are related.
Minimising disturbance and loss of fabric
5.17 This can be achieved by positioning the basement away from the adjacent
wall(s) of the listed building. The distance of the separation will depend on the
proposed form of construction. If a stiff propped contiguous or secant piled
wall is used, a structural separation of 1.5 to 2.0m is likely to be sufficient. If
27

the basement is to be built in an open excavation, a much greater separation

(possibly up to 5.0m or more) may be needed.
Arranging the access from the house to the basement
5.18 Forming a link from the lowest floor of the house to the new basement needs
careful consideration.
5.19 If the existing property has a basement or lower ground floor, the connection
is likely to be more straightforward in structural engineering terms.
5.20

A link will require an internal stair and possibly a lift to the level of the
basement, and the construction of a below ground link corridor. It is likely that
this will require part of the listed building to be underpinned. If a lift is
proposed, a lift without a pit should be considered.

5.21

In this situation, the extent of underpinning and disruption to the existing fabric
of the building should be limited to that reasonably required to form the
connection. The underpinning should be stepped in accordance with good
engineering practice to minimise any large discontinuities in the level of the
underpinning of the existing foundations.

5.22

The sketches in Appendix 3 show a possible arrangement of an access stair

and link corridor to a piled basement in the garden. The basement is
positioned several metres from the rear wall of the listed building. The actual
details will depend on the spatial arrangement of the listed building. If the
basement is beneath the rear garden and the house has a rear extension, it is
normally preferable for the link to be formed in the extension. This enables the
original fabric and layout of the host building to remain unaltered. In
engineering terms, the access stair should be located to minimise the extent
of underpinning required to the listed building, and the depths of the
underpinning should be stepped to avoid sudden changes in founding levels
where feasible.

28

6. Managing Construction Impacts

Applicant Checklist

When constructing a basement engage a contractor who is a

member of the Considerate Constructors Scheme.
Submit a draft CTMP with the planning application using the
template provided in Appendix 4.
Submit a Final CTMP using the same template provided in
Appendix 4 to discharge the planning condition. This should update
the draft CTMP with any necessary changes such as taking account
of other on-going schemes close to the start of construction and
including the contractors name and details.
At the planning application stage, provide details of noise, vibration
and dust mitigation in the Construction Method Statement (in a
discrete section) using the guidance provided in this section.
At the planning application stage, undertake to submit a S61 Prior
Consent notice for construction works to Environmental Health
before starting construction.
At the planning application stage, undertake to adhere to the
Boroughs Code of Construction Practice (when available) during
construction.

6.1

Construction impact is a major cause of public concern in relation to basement

development. It is further exacerbated when there is more than one basement
development in close proximity or in the same street. The construction
impacts relate to construction traffic, parking suspensions, noise, vibration and
dust.

6.2

One of the most important objectives of Policy CL7 is to bear down on the
volume of excavation in the Borough by restricting the dimensions of
basement development, in order to rein-in the overall impact of construction.
Criteria (k) and (l) of the policy also aim to mitigate these harmful impacts and
this section of the SPD provides more guidance on the subject.

Considerate Constructors Scheme

6.3

The Council will require the basement contractor responsible for the
development to be a member of the Considerate Constructors Scheme and to
display the details of the membership and contact details on the site so that
they can be easily read by members of the public. This will be required by
attaching a planning condition to the relevant planning permission.

29

6.4

The Considerate Constructors Scheme has a Code of Construction Practice

which applies to all registered sites. The basic tenets of the Code are as
follows

Care about appearance Constructors should ensure sites appear

professional and well-managed.

Respect the Community Constructors should give utmost consideration

to their impact on neighbours and the public.

Protect the Environment Constructors should protect and enhance the

environment.

Secure everyones Safety Constructors should attain the highest levels

of safety performance.

Value their Workforce Constructors should provide a supportive and

caring working environment.

6.5

Further details about the scheme can be found on the Considerate

Constructors Scheme website http://www.ccscheme.org.uk/ .

6.6

The Considerate Constructors Scheme website offers advice to those affected

by works. This includes the advice that Any site or company registered with
the Scheme should act considerately towards all those who are affected by
the work. The website states Registered sites and companies must adhere to the Code of Considerate
Practice, which outlines the Scheme's expectations and describes those
areas that are considered fundamental for registration with the Scheme.
Registered sites and companies are expected to deal in a considerate manner
with any complaints or concerns resulting from the sites or companys
activities.
Complaints received by the Scheme will be dealt with by the Schemes public
liaison officer who will mediate between the complainant and the relevant site
or company manager until the matter has been satisfactorily resolved.

6.7

A registered site is monitored as part of the Scheme. Sites are normally

monitored twice, usually one quarter and two thirds of the way through the
registration, unless they are of short duration when they receive only one visit.

30

Construction Traffic Management Plan

CL7 (k) ensure that traffic and construction activity does not cause
unacceptable harm to pedestrian, cycle, vehicular and road safety; adversely
affect bus or other transport operations (e.g. cycle hire), significantly increase
traffic congestion, nor place unreasonable inconvenience on the day to day
life of those living, working and visiting nearby;
6.8

The Borough has the highest household density anywhere in the UK. With
people living in such close proximity and the very nature of basement
development involving large amounts of excavation and the delivery of
materials it is important to manage construction traffic. The Borough is also
characterised by narrow streets with immense pressure for on-street parking
making large construction vehicles, placement of skips and parking
suspensions a cause of great concern for residents.

6.9

To help manage these impacts, the Council will require a draft Construction
Traffic Management Plan (CTMP) to be submitted with each application for
basement development. The purpose of providing a draft CTMP at the outset
is to ensure that developers have thought about how construction traffic is to
be handled and neighbours of the development can see and comment on the
way construction traffic and parking are to be dealt with. However, a condition
will also be attached to each relevant planning permission seeking a final
CTMP. That is because conditions may have changed between the date of
the planning decision and the intended commencement. There is a need to
take into account cumulative impacts with other developments. Early
engagement with a contractor is advised so that the CTMP is relevant and
realistic.

6.10 The CTMP should demonstrate that the proposals comply with criterion (k) of
Policy CL7 (above). Both the draft and the final CTMP should be prepared
using the template in Appendix 4. The completion of this template, which
covers all pertinent construction traffic issues, will result in a comprehensive
plan, suitable for consideration. The template is structured as a questionnaire
and includes the following issues along with vital guidance and explanatory
text for each issue/question.
1.
2.
3.
4.
5.
6.
7.
8.
9.

Pre-submission neighbour consultation

Routeing of Demolition, Excavation and Construction Vehicles
Permitted Construction Traffic Hours
Site Access
Scheduling
Vehicle call up procedure
Impact on other Highway Users
Parking Suspensions and Highways Licences
General Management Issues
31

10. Programme/ Key Dates

6.11 The CTMP (both draft and final) should take account of the narrow road
widths characteristic of the Borough in proposing the type of construction
vehicles that would service or access the site on a regular basis bearing in
mind parking restrictions. The carriageway should remain operational for other
vehicles by keeping a minimum of 3m of the carriageway unobstructed at all
times wherever possible.
6.12 The footway must also have a minimum of 1.2m clear for pedestrians and
wheelchair users at all times. As stated in the reasoned justification of the
policy every effort should be made to locate the building compound and the
skip on site or in exceptional circumstances on the highway immediately
outside the application site. The number of parking bay suspensions required
to carry out the development must be minimised.
6.13 The CTMP (both draft and final) should be in accordance with other aspects of
the planning permission such as identified root protection areas where there
are existing trees on-site, on the street or nearby. Proposed construction
traffic should take account of the crown and foliage of the trees on the street
or fronts of property.
6.14 It is important that applicants engage with the neighbours likely to be affected
by the basement development to ensure that their concerns and views are
considered in formulating the CTMP. Local knowledge can be an asset in
informing the CTMP. As a draft CTMP will be submitted with the planning
application, it will be subject to the normal consultation processes and public
scrutiny regarding planning applications. Engaging with neighbours
beforehand is likely to result in more favourable outcomes for all parties.
6.15 All CTMPs will be reviewed by the Transport and Highways Department as
part of assessing the planning application. The Transport and Streets SPD,
which applies to all classes of development, provides further advice on
reducing the impact of construction on the highway.

32

Noise, Vibration and Dust

CL7 (l) ensure that construction impacts such as noise, vibration and dust are
kept to acceptable levels for the duration of works;
6.16 The construction of a basement may involve several stages but in broad terms
includes the demolition (normally of the ground floor slab), excavation and
formation of the basement itself. The applicants should identify who is likely to
be affected by noise, vibration and dust around the site bearing in mind the
guidance in para 2.3 of this SPD.
6.17 Applicants are required to submit a Construction Method Statement (CMS)
(details are set out in Section 5) with the planning application. The CMS sets
out the structural details and the processes to be used in the construction of
the basement. Mitigation measures in relation to noise, vibration and dust to
ensure compliance with criterion (l) of Policy CL7 should be included within
the CMS in a discrete section.
6.18 Applicants should address all the processes involved in the construction of
their basement and describe mitigation measures to be used to keep noise,
vibration and dust to acceptable levels. Guidance on how this can be done is
provided in the following paragraphs of this section.
6.19 In addition to the construction processes, construction traffic can also be a
source of noise, vibration and dust. Therefore the mitigation measures
proposed should be co-ordinated with the details of construction traffic set out
in the CTMP. For example on a constrained site, it may not be possible to
accommodate large equipment/ construction vehicles. This may dictate the
type of construction method that would be practical on that particular site.

Environmental Health general requirements

6.20 The Environmental Health department deals with issues relating to noise,
vibration and dust during the practical implementation of basement
construction on a day to day basis. Environmental Health have powers under
a number of relevant acts, principally the Control of Pollution Act 1974
(COPA) and Environmental Protection Act (1990). Whilst these powers are
outside of the planning regime, it is considered useful to set Environmental
Health requirements linked to the various stages of the planning application
process to assist applicants. Further details of what may be required by
Environmental Health are set out in Appendix 5.
Pre-application

Guidance on the control of noise and vibration on construction sites is

found principally within British Standard 5228-1&2: 2009: Code of practice
33

for noise and vibration control on construction and open sites. Applicants,
developers and contractors should familiarise themselves with the advice
and recommendations it contains in preparing the mitigation measures.
Planning application stage

Applicants should undertake to apply for a Prior Consent for construction

works through Section 61 of Control of Pollution Act 1974, in advance of
basement works commencing. A S61 Consent will agree and confirm
working methods; noise levels and noise mitigation methods; the start and
projected end date of works; and community liaison and communications.

Post planning permission

Sites where a S61 Prior Consent is not applied for will be subject to the
same controls via the serving of a Notice Imposing Requirements under
S60 of Control of Pollution Act (COPA) on developers and contractors.

Where a S61 Prior Consent is not applied for/issued, applicants should

notify the Royal Boroughs Noise and Nuisance Team of the date that
works on site will commence and their projected duration as soon as this
information has been confirmed.

Applicants should adhere to the Royal Boroughs Noise and Nuisance

Teams Code of Construction Practice (when it becomes available) for
minimising noise and vibration.

Likely construction processes and mitigation

Demolition/ Removal of Ground Floor Slab
6.21 Works frequently involve breaking the ground floor slab using power tools,
which can be noisy as well as being a source of vibration.
Mitigation
6.22 The Council expects contractors carrying out demolition works to utilise nonpercussive breaking techniques where practicable. Equipment that
demolishes structures by crushing, bending, shearing, cutting or hydraulic
splitting should be used where this is possible as it generally produces less
noise (particularly structure-borne noise) and vibration and has a lower impact
on neighbour occupiers. Examples of equipment that should be used include
hydraulic and mechanical concrete pulverisers, hand-held concrete crunchers,
diamond saw-cutters and drills, and hydraulic bursting equipment.
6.23

Reinforced concrete superstructures should be demolished using equipment

fitted with pulveriser/munching attachments. Where practicable, building
elements should be detached from a structure and lowered to ground level.
34

6.24 To avoid noise and vibration transference via connections to adjacent

buildings, they can be separated by cutting structural breaks/ discontinuities
with adjoining premises.
6.25 The breaking-up of concrete and the removal of floor slabs should also be
carried out using non-percussive techniques where practicable. Where
practicable, ground bearing slabs should be levered from their position and
broken up off-site. Where this is not practicable and where the structural
transmission of noise and vibration, generated by unavoidable percussive
breaking, into adjoining premises is likely, concrete slabs should first be cut
around their perimeter to isolate them from the rest of the structure.
6.26 Where the use of percussive breakers is necessary, multiple breakers should
be employed in order to minimise the time taken to break concrete and floor
slabs. The use of two breakers (rather than one) can halve the time taken to
carry out the works while leading to a very small (+3 dB) increase in noise
levels. This is unlikely to be perceptible by affected residents. Communication
with neighbouring residents prior to concrete breaking is essential so that
works can be planned so as to minimise the disturbance to residents as far as
practicable.
Excavation
6.27 All basements involve excavation. For single storey basement extensions and
where ground conditions permit, this excavation should normally be done
manually and does not generate significant noise or vibration. Harder ground
conditions may require the use of pneumatic equipment (air spades, with an
associated air compressor) to break-up soil, which can generate significant
noise and vibration from both the air tool and associated compressor. For
deeper/larger basements it may involve the use of mechanical excavation
equipment. Irrespective of the excavation method used, an electricallypowered conveyor is a common feature which is used to bring the spoil to a
skip. This may be a source of noise for adjoining neighbours, particularly if it is
not regularly inspected and serviced.
6.28 During excavation a series of lorry movements to and from the site will be
necessary to dispose of the spoil. Spoil is often loaded into a skip located on
the site (or in exceptional circumstances immediately outside the site); the
skips are then removed by lorry when full. Airborne noise from these activities
will be heard by occupants of neighbouring dwellings. The number of lorry
movements for each basement can be significant.
Mitigation
6.29 Where soil conditions necessitate the use of pneumatic breakers or high
pressure air spades to break-up soil for removal, care must be taken when
35

selecting and siting air compressors to ensure that noise exposure for
residents is minimised. Compressors should be located within the site and
behind hoarding, and purpose-built acoustic enclosure should be considered.
6.30 The use of mechanical plant is envisaged for the excavation of larger volumes
of spoil. These must be switched off when not in use and should be subject to
regular maintenance checks and servicing.
6.31 Spoil conveyors should be electrically powered and located as far away from
neighbouring properties as practicable.
Concrete Construction
6.32 Following excavation, concrete construction is normally the major activity. This
includes steel fixing, formwork fabrication, and concrete deliveries and pours.
In many basement extensions, load bearing and structural support is provided
by steelwork columns and beams and supporting internal load bearing walls
which may have to be cut to size on sight. All of these activities can generate
high levels of noise, either continuously or sporadically.
6.33 Construction of a basement in this borough normally involves either
underpinning or piling. Bored piled walls can result in ground-borne noise and
vibration to be transferred via the party wall to adjoining properties. Reduction
of piles to the correct height often involves the unnecessary use of pneumatic
breakers, which can have a significant impact on occupiers of adjoining
properties.
Mitigation - Piling
6.34 Where practicable, the site should be isolated for piling purposes from
neighbours by introducing a trench around worksite to remove the
transmission path of vibration.
6.35 Non-percussive pile reduction techniques, which significantly reduce noise
levels and which in many cases are quicker than traditional pile reduction
carried out with percussive breakers, should be used.
6.36 The use of non-percussive pile reduction methods must be considered and
robust justification will be required as to why they are unsuitable for a
particular site.
Concrete pours
6.37 The size and scale of concrete pours is dictated to a large extent by the
design of a building. Care should be taken at an early stage to ensure that the
structural design of a development is such that concrete pours can be
completed within the permitted hours for noise generating works.

36

6.38 A contingency period should also be factored in for events such as concrete
pump failures, batching plant delays and traffic congestion affecting deliveries.
In order for concrete deliveries and concrete pours to be completed within the
permitted hours for noise generating works contractors should have in place a
protocol with the concrete supplier and/or concreting subcontractor to ensure
that sufficient contingency is allowed, to consider pour size, delivery times and
concrete placement, and mix workability so that works do not overrun the
permitted hours for noise generating works. This should be co-ordinated with
the questions in the CTMP template which may limit the number of deliveries
on-site or the hours during which construction traffic can access the site for
example.
Steelwork and reinforcing bars
6.39 All fabrication and cutting of steelwork should take place off-site. Where this is
not practicable, contractors should endeavour to carry out any cutting within a
mobile acoustic enclosure. Reinforcing bars should be cut to the required
lengths prior to site delivery to minimise any necessary site trimming;
hydraulic or pneumatic tools should be used in preference to angle grinders
when trimming rebar.
Dewatering Pumps
6.40 Where the water table is encountered above the basement formation level,
dewatering pumps are normally required to keep the excavations dry during
construction. These can also be a source for noise.
Mitigation
6.41 Pumps are often submersed within water and airborne noise is generally of a
low level. In all cases, pumps should be located within the basement
excavation itself, to maximise screening from neighbouring properties.
Dust
6.42 The entire borough is within an Air Quality Management Area. A number of
activities, such as the excavation and removal of spoil (in dry weather),
formation of access into existing structures using cutting equipment, localised
demolition and concrete breaking, can potentially generate dust.
Mitigation
6.43 To minimise the amount of dust; cutting, grinding and sawing should not be
conducted on-site and pre-fabricated material and modules should be brought
in where practicable.
6.44 Equipment fitted with dust suppression (water spray) or a dust collection
facility should be used.
37

6.45 Dust suppression equipment (water sprays, Dust Boss, pressure washers,
etc.) should be used during demolition and other activities that could generate
substantial levels of dust.
6.46 Stockpiles of sand or similar dust-generating materials should be covered.
6.47 Buildings should be enclosed with suitable scaffold sheeting.
6.48 Skips, chutes and conveyors should be completely covered and, if necessary,
completely enclosed to ensure that dust does not escape. Similarly, drop
heights should be minimised to control the fall of materials and the impact that
results.
6.49 Contact details for the person responsible for dust and emissions generated
from the site should be displayed clearly on the site boundary so that local
residents and businesses are able to contact the developer and/or contractor
to raise any issues that they may have and report complaints.
6.50 Good housekeeping measures (i.e. regular sweeping, cleaning, etc.) should
be adopted and implanted by the contractor to ensure that construction sites
are in good order.
6.51 Hoardings, fencing, barriers and scaffolding should be regularly cleaned
regularly using wet methods, where practicable, to prevent re-suspension of
particulates.
6.52 Cement, sand, fine aggregates and other fine powders should be sealed after
use and if necessary stored in enclosed or bunded containers or silos. Some
materials should be kept damp to reduce the risk of drying out.
6.53 Machinery and dust generating activities should be located away from
receptors.

38

7. Trees
Applicant Checklist

Carefully consider existing trees on the site, in adjoining properties and

on the street when designing a basement.
Where basement development is likely to affect any tree, applicant
should submit an Arboricultural Impact Assessment (AIA) in accordance
with BS 5837 2012 with the planning application.

CL7 (d) not cause loss, damage or long term threat to trees of townscape or
amenity value;

7.1

As stated in the reasoned justification to Policy CL7, trees make a much

valued contribution to the character of the Borough, and bring biodiversity and
public health benefits. Works to, and in the vicinity of, trees, need to be
planned and executed with very close attention to detail. Most of the Borough
as stated earlier is within conservation areas. There is a requirement under
Section 211 of the Town and Country Planning act 1990 to notify the Council
before undertaking any works to trees in a conservation area (this only applies
to trees with a stem diameter of 7.5cm or over measured at 1.5m above
ground level). There is also a requirement to apply to the Council, in writing,
for permission to undertake works to trees subject to a Tree Preservation
Order (TPO).

7.2

Existing trees on the site, in adjoining properties or on the street should be

carefully considered while designing a basement. All applications for
basements likely to affect any tree whether on the site itself or outside would
need to be accompanied by a full tree survey. The design of the basement
should take account of any constraints posed by the tree/s.

7.3

Where basement development is likely to affect any trees, applicants should

submit an Arboricultural Impact Assessment (AIA) in accordance with BS
5837 2012: Trees in relation to design, demolition and construction. This
should include the following information

A survey of the all trees on, and adjacent to, the site using the guidance in
BS 5837 2012: Trees in relation to design, demolition and construction
Recommendations.

A plan showing all current trees overlain with the footprint of the proposed
buildings.

A list of those trees proposed for removal and those to be retained along
with justification.
39

An assessment of the impact of the development on the retained trees and

those in adjacent gardens or property.

How retained trees will be protected during the construction phase, taking
into account site logistics such as storage of building materials, location of
site huts, access for piling rigs, removal of spoil from site etc. The CTMP
should also take into account any necessary tree protection.

7.4

Further and more detailed information is available in our 2010 Trees and
Development SPD.

7.5

An existing dead or dangerous tree on-site which is considered to be of local

townscape or amenity value wherever practicable should be replaced. In
requiring the replacement, consideration will be given to whether the existing
tree was causing significant damage to existing (not proposed) structures and
if the same species or another species would be more suitable.

7.6

The Council also has a separate Policy CR6: Trees and Landscape in the
Core Strategy which would also apply.

40

8. Flooding
Applicant Checklist

Establish if the site is likely to be affected by any source of flooding as

set out in this section.
Submit a flood risk assessment if required (see Table 1).
Where required, prepare the flood risk assessment using the checklist
provided in the national Planning Policy Guidance (PPG).

Policy CE2: Flooding - The Council will require development to adapt to

fluvial flooding and mitigate the effects of, and adapt to, surface water and
sewer flooding.
8.1

Flooding can be caused from a number of different sources. By their very

nature basements are more susceptible to flooding from all sources. As a
result there are different requirements for applicants to demonstrate that flood
risk has been considered and risks minimised in their proposals.

River and Tidal (Fluvial) Flooding

8.2

The southern boundary of the Borough runs along the River Thames. The
Environment Agency prepares flood risk maps which classify flood risk into
the following zones 1 (low probability), 2 (medium probability) and 3 (High
probability). These Flood Zones refer to the probability of river and sea
flooding, ignoring the presence of defences. They are shown on the
Environment Agencys Flood Map for Planning (Rivers and Sea).

8.3

The River Thames is protected against a 1 in 1000 year fluvial flood event by
a combination of the river wall and the Thames Flood Barrier. A small
proportion of the Borough is within Flood Zones 2 and 3. Figure 1 in the Royal
Borough of Kensington and Chelsea Strategic Flood Risk Assessment (SFRA)
(March 2014) shows where they are.

8.4

Self-contained basement dwellings are classed as highly vulnerable

development in the National Planning Policy Guidance (PPG) and are not
permitted in Zone 3. In Zone 2, the exception test as set out in para 102 of
the NPPF is required to be passed before a self-contained basement can be
permitted. In Zone 3, the exception test is required to be passed for more
vulnerable developments which includes basement extensions.

8.5

Parts of the Borough close to the River Thames are at risk of breach of the
river walls in a significant flood event if there was a failure of the Thames
Barrier (see SFRA, figures 9 11.3.8). Whilst this is a low probability event, all
41

thresholds to new basements in these areas (i.e. the unprotected access

points above the enclosing walls and roof slabs) should, where possible, be
set to prevent water ingress in the event of breach, ensuring that both access
and egress will be safe, particularly if they include living accommodation.
Further information is available in the Royal Borough of Kensington and
Chelsea Strategic Flood Risk Assessment (March 2014) paragraph 5.4.3
(page 30). Where such levels cannot be achieved flood management plans
can be considered as an alternative approach. These need to deal with safe
exit from basements in the event of flooding (among other things).

Surface Water Flooding

8.6

During periods of very heavy rain, rainwater is sometimes unable to soak

sufficiently into the ground, partly because of large areas of impermeable
paving and roof and because the ground may already be saturated.

8.7

The Council has produced a Surface Water Management Plan (SWMP),

February 2014 and a Strategic Flood Risk Assessment (SFRA), March 2014.
These provide an indication of the estimated surface water depth and surface
water flood hazard rating. They are based on surface water modelling and
have been validated with historic flood records. The maps relate to several
events, and figures 3 and 4 of the SFRA show a 1 in 100 year event. These
maps give a general indication of flooding in an area rather than being
property specific. They give a reasonable indication of above ground flow
paths for this surface water flooding and areas where surface water flooding
might occur in local depressions. This information should be taken into
account when designing basement development.

8.8

Surface water flooding can be mitigated through the use of Sustainable

Drainage Systems (SuDs). Criterion i of Policy CL7 requires provision of a
sustainable drainage system for all basement development and that these
should be retained thereafter. Further details on SuDS is provided in Section
9.

Critical Drainage Areas

8.9

The Surface Water Management Plan identifies four Critical Drainage Areas
(CDAs) in the Borough. The map of these areas as well as a list of addresses
within the Critical Drainage Areas is available on the link above.

8.10 A Critical Drainage Area is defined in the Surface Water Management Plan,
RBKC (February 2014) para 4.1 as a discrete geographic area (usually a
hydrological catchment) where multiple or interlinked sources of flood risk
cause flooding during a severe rainfall event thereby affecting people,
property or local infrastructure. In simple terms, in these defined areas, there
42

could be flooding due to a combination of different sources of flooding such as

surface water, ground water and sewers.
8.11 The Council requires a flood risk assessment (FRA) for any basement
development within the Critical Drainage Areas.

Ground Water Flooding

8.12 The underlying material in the Boroughs geology is London Clay. Where
there are over-lying layers of sands and gravels, there is usually water at the
top of the London Clay, known as a perched water table, or the Upper Aquifer
(Alan Baxter Report, March 2013). This is constantly topped up by rain (and
burst or leaking water mains). Where the water table meets the surface,
groundwater or springs can appear. The Surface Water Management Plan
(SWMP) (February 2014) includes a Borough-wide map at Figure 5 which
shows the susceptibility to groundwater flooding with reported historic
incidents. This map shows that the area with high susceptibility lies to the
south of the Borough.
8.13 Ground water issues need to be considered in the structural design of
basements and further information is presented in Section 5.

Sewage Flooding
8.14 Basements are generally below the level of the sewage network and therefore
the gravity system normally used to discharge waste above ground does not
work. During periods of prolonged high rainfall or short duration very intense
storms, the main sewers are unable to cope with the storm flows.
8.15 The Borough is located at the lower end of the sewer catchment (which
extends as far as Camden and Brent). As a result there have been several
instances of sewer system backing up and flooding properties in periods of
intense rainfall. Properties along Counters Creek have reported high levels of
sewage flooding historically. Thames Water has been involved in mitigating
sewage flooding in existing residential properties in these areas.
8.16 The policy therefore requires all new basements to be protected from sewer
flooding through the installation of a suitable (positively) pumped device.
Clearly this criterion of the policy will only apply when there is a waste outlet
from the basement i.e. a basement that includes toilets, bathrooms, utility
rooms etc. Applicants should show the location of the device on the drawings
submitted with the planning application.

43

Table 1: Basement Development and Different Sources of Flooding

Restrictions on Basement
Development
River and Tidal (Fluvial) Flooding
Flood Risk
Zone 3

No self contained basement

dwelling 4 permitted.

Flood Risk Assessment

Required 3

Yes

Exception test should be passed

for all other basement
development (including
extensions).
Flood Risk
Zone 2

Exception test should be passed

for self contained basement
dwelling.

Yes

Flood Risk
Zone 1

No restriction

No (but see footnote 2)

Surface Water
Flooding

NA

Yes but only if it falls

within a CDA.

Site is in a
Critical
Drainage Area

NA

Yes

Ground Water
Flooding
Sewage
Flooding

NA

Yes but only if it falls

within a CDA.
Yes but only if it falls
within a CDA.

NA

Flood Risk Assessment

8.17 Where a flood risk assessment is required the guidance in the national PPG
ID: 7-031 should be followed. PPG ID: 7-068 provides a checklist for sitespecific flood risk assessment and should be followed in producing a flood risk
assessment.
8.18 In addition the Environment Agency has produced a Flood Risk Standing
Advice (FRSA) for Local Planning Authorities. This web based tool may also
be useful for applicants preparing a flood risk assessment.

All developments on sites of 1 hectare or more require a flood risk assessment.

A self contained basement dwelling is one which does not have internal access to the floors above.
Therefore these do not have a safe exit to evacuate above potential flood levels.
4

44

9. Sustainable Drainage Systems (SuDS)

Applicant Checklist

Include provision of Sustainable Drainage Systems (SuDS) as part of

the basement proposal.
SuDS can be provided by means of 1m of permeable soil over the
basement and connecting it to the unaffected part of the garden to
ensure drainage.
If the applicants choose to provide SuDS in other ways they should
show its location and dimensions on drawings and submit a report on
SuDS.

CL7 (i) include a sustainable drainage system (SuDS), to be retained

thereafter;
9.1

Since a basement can affect the natural drainage on a site, policy criterion (i)
requires the provision of Sustainable Drainage Systems (SuDS) in all
basement development. Where planning permission is granted there would be
a planning condition requiring these to be retained in perpetuity.

9.2

Policy criterion (j) requires a minimum of one metre of soil above any part of
the basement beneath a garden. The reasoned justification explains that the
1m of soil can perform both functions the provision of SuDS and
landscaping. If the applicants choose to use the one metre of soil as the
SuDS, they should ensure that this is permeable and connected to the
unaffected part of the garden to ensure drainage as shown in figure 5.

9.3

If the applicants choose to provide SuDS in other ways they should show its
location and dimensions on drawings. The applicant should also submit a
report explaining the type of SuDS chosen, how it will work, the amount of
surface water run-off that it will mitigate and how it will be maintained.

45

Minimum of 1m of soil
performing SuDs linked to
the natural unaffected
garden.

Figure 5: Minimum of 1m of soil performing SuDs

(Source: Taken from Figure 17 Residential Basement Study Report, Alan Baxter and Associates, March 2013)

46

10. Consolidated Checklist for Applicants

Applicant Checklist

Engage with neighbours before submitting the planning application

and provide evidence of this with the planning application.

Consider not just the garden but any existing open areas such as
existing lightwells when calculating the 50% maximum extent.

Design the basement (adjoining the building) so that the unaffected

garden remains in a single area including where the basement is
proposed underneath a detached or semi-detached house.

Study the site and context carefully to establish the suitability of

external manifestations especially to the front and side.

Design any external manifestations so that they are discreetly sited

and located preferably close to the existing building.

In relation to listed buildings consider locating the link to the

proposed basement (situated in the garden) from an above ground
extension (if there is one).

If any exceptions to criteria (a) and (b) of Policy CL7 are proposed,
consider if the site bears similar characteristics to those presented in
Section 4.

Submit a Construction Method Statement (CMS) with the planning

application which follows a sequential process described in figure 4.

The CMS should be signed by a Chartered Civil Engineer (MICE) or

Chartered Structural Engineer (MI Struct. E.).

The CMS should include a non-technical executive summary setting

out clearly the key elements of the report and a clear statement
concluding compliance with Policy CL7 (n).

For listed buildings, in addition to all the guidance that normally

applies, further guidance in paragraphs 5.14 to 5.20 should also be
followed and demonstrated in the CMS.

When constructing a basement engage a contractor who is a

member of the Considerate Constructors Scheme.

47

Submit a draft CTMP with the planning application using the

template provided in Appendix 4.

Submit a Final CTMP using the same template provided in Appendix

4 to discharge the planning condition. This should update the draft
CTMP with any necessary changes such as taking account of other
on-going schemes close to the start of construction and including the
contractors name and details.

At the planning application stage, provide details of noise, vibration

and dust mitigation in the Construction Method Statement (in a
discrete section) using the guidance provided in Section 6.

At the planning application stage, undertake to submit a S61 Prior

Consent notice for construction works to Environmental Health
before starting construction.

At the planning application stage, undertake to adhere to the

Boroughs Code of Construction Practice (when available) during
construction.

Carefully consider existing trees on the site, in adjoining properties

and on the street when designing a basement.

Where basement development is likely to affect any tree, applicants

should submit an Arboricultural Impact Assessment (AIA) in
accordance with BS 5837 2012 with the planning application.

Establish if the site is likely to be affected by any source of flooding

as set out in Section 8

Submit a flood risk assessment if required (see Table 1).

Where required, prepare the flood risk assessment using the

checklist provided in the national Planning Policy Guidance (PPG).

Include provision of Sustainable Drainage Systems (SuDS) as part

of the basement proposal.

SuDS can be provided by means of 1m of permeable soil over the

basement and connecting it to the unaffected part of the garden to
ensure drainage.

If the applicants choose to provide SuDS in other ways they should

show its location and dimensions on drawings and submit a report
on SuDS.

48

Appendices
Appendix 1: Role of Various Parties
When contemplating basement construction on a site of an existing residential
building, it is important that the overall situation is considered so that feasibility is
judged not simply on a spatial brief, but also on the basis of adjoining ownership,
planning policy and technical feasibility, taking account of the constraints that will
influence the planning, design and construction of the proposed project. (Alan Baxter
and Associates, RBKC Feb 2014)

1. Planning is only one part in the process of creating a new basement. In reality
there are a number of parties as shown in figure A.1. The applicant/owner has
the biggest responsibility as the instigator of the development. Clearly it is the
owner of a property who conceives the idea of a basement development and
the onus is on the applicant/owner to propose a development that is right for
the site. The impact on neighbours should be considered right at the outset
and addressed as far as possible in the design and implementation of the
scheme.
2. When contemplating basement construction on a site of an existing residential
building, it is important that the overall situation is considered so that
feasibility is judged not simply on a spatial brief, but also on the basis of
adjoining ownership, planning policy and technical feasibility, taking account
of the constraints that will influence the planning, design and construction of
the proposed project.
3. Dialogue with neighbours is essential to getting the right development. Early
neighbour engagement can help address the genuine concerns of neighbours
and may result in fewer objections at the application stage. Engagement with
neighbours should be an iterative process starting at the conception stage
and carrying on well into the implementation of the scheme.
4. Planning plays a role in ensuring that the right development goes on site. The
adopted Policy CL7 ensures that the scale of development is controlled and a
number of other criteria are met to enable sustainable development. There
could also be other planning policies in the Core Strategy that apply
depending on site location and other constraints.
5. The following flowchart shows the role of different parties at the different
stages of basement development.

49

Figure A.1: Role of a number of parties at different stages of basement development

Design Stage

Applicant/
Owner

Neighbour

Appoint capable and

experienced team of architects,
structural engineers and
contractor.
Start of engagement with
neighbours and those likely to
be affected (configuration of
existing property and its
neighbours).
Site investigation (configuration
of existing property and its
neighbours, geology and ground
conditions) develop proposals,
consider structural engineering.
Prepare planning application
drawings, CMS, CTMP, and any
other reports such as FRA, Tree
Survey, AIA.
Check buildng regulations
requirements as these may have
design implications.

Get as much information as

possible at this stage about programme, visual/other
impacts likely on your property,
how these could be minimised,
explain any particular issues
such as if you work from home
on certain days.

Planning Stage
Submit planning application.

Party wall agreement in place

before construction
Prepare application for building
control approval.

Comment on the proposals in

the planning application making
sure to focus on planning
issues.
Negotiate the Party Wall
agreement. Ensure that a
surveyor with experience of
basement development is
engaged.

50

Construction Stage
Display site managers contact
details/who to contact for any
problems/complaints.
Regular supervision by a
chartered structural engineer.
Ensure compliance with
approved drawing/planning
conditions.
Close liaison with neighbours to
notify them of forthcoming noisy
works/change in programme.

Take a note of who to contact

on the site in case of issues.
If you consider the development
is in breach of the approved
drawings or planning conditions
bring it to the attention of the
enforcement team.

Design Stage
Pre-application advice if required.

Planning

Building
Control

Transport
and
Highways

Environmental
Health

Planning Stage
Consider submitted planning
application consultation with
adjoining neighbours.
Delegated/Committee decision to
grant or refuse. Subsequently deal
with discharge of conditions.

NA

Assess building control

application for compliance with
building regulations (could be in
parallel or post-planning).

Pre-application consideration
of issues related to CTMP.

Assess submitted draft CTMP.

Deal with any applications for
parking suspensions.
Assess full CTMPs submitted to
discharge planning condition.

NA

Assess information submitted to

keep noise, vibration and dust to
acceptable levels.
Assess any s61 notices if
submitted.

51

Construction Stage
Planning enforcement may proactively visit site or become involved if
a valid complaint is made.

Undertake on-site monitoring.

Investigate complaints of
structural damage.
Issue completion certificate.

NA

Serve s60 notices if required.

Investigate any complaints made
with regard to noise, vibration or
dust.

Appendix 2: A compact for residents

1. Given the issues highlighted by residents relating to basement development,
the Council has made a number of commitments to ensure development
takes place in a positive manner with the least disruption to residents.
However, as pointed out earlier Council departments are only part of the
picture and it is important that applicants and resident organisations also
make some commitments.

Residents Checklist

Get as much information as possible from the owner/applicant/site

manager about the programme and likely duration of works.

Understand temporary impacts construction traffic, noise, vibration, dust.

Understand likely permanent visual/other impacts likely on your property.

How the temporary and permanent impacts could be minimised.

Discuss any particular issues such as if you work from home on certain
days.

Get planning alerts on planning applications of interest by signing up to

My RBKC on the Councils website.

Comment on planning applications in writing keeping to material planning

issues within consultation deadline.

Ensure that the Party Wall surveyor (paid for by applicants) is experienced
in basement development.

Contact planning enforcement if the development is in breach of the

approved drawings or any attached planning conditions.

Councils Role

The Council will ensure consultation is undertaken with adjoining

neighbours on the planning application.

Information submitted with the planning applications will be available on

the Councils website to view and comment.

Continue to make applications to approve CTMPs available on-line.

Notify people registered to receive alerts on My RBKC.

During implementation of a planning permission investigate any complaints

and take action where expedient.
52

Applicants

Consult neighbours prior to submitting planning applications.

Prepare proposals for basement development in compliance with planning

policies in particular Policy CL7 and the Basements SPD.

Display site managers contact details/ who to contact for any problems/
complaints.

Ensure site is regularly supervised by a chartered structural engineer.

Ensure compliance with approved drawings and planning conditions.

Liaise closely with neighbours throughout construction and notify them of

forthcoming noisy works/ changes in programme.

Where Party Walls are involved, ensure a Party Wall Surveyor

experienced in basements is engaged.

53

Appendix 3: Sketches related to Structural Considerations

for Listed Buildings
Source: Basements in Gardens of Listed Buildings, Alan Baxter and Associates, February 2014

54

55

CONSTRUCTION TRAFFIC MANAGEMENT PLAN

Appendix 4: CTMP Template

Q1.

Please confirm that you have read and understood the Councils guidance notes
included at the end of the document and within the Transport and Streets SPD.

Please delete as appropriate

Y/N

PLAN IDENTIFICATION
Q2.

Provide a date of issue for this document and, if relevant, a revision number.

Q3.

What is the full postal address of the site?

Q4.

Please provide the planning permission reference number for the development.
Otherwise please confirm this is a Draft CTMP to accompany a planning application.

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CONSTRUCTION TRAFFIC MANAGEMENT PLAN

Q5.

Please give a very brief description of the work.

Q6.

Please provide contact details for the person responsible for completing this form.

Name:

Address:

Tel:

Email:

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CONSTRUCTION TRAFFIC MANAGEMENT PLAN

PRE SUBMISSION NEIGHBOUR CONSULTATION
Q7.

Please detail how neighbours have been involved in the development of this plan.
Please confirm you have contacted the Residents Association for the street (if there
is one). Please identify whom you liaised with and where they reside.
Local people understand the local context and can provide constructive and valuable
advice on how best to carry out a development given the context. Any consultation
responses submitted to the Council in respect of a Draft CTMP must be responded to
in the Final CTMP. Details of the Boroughs Residents Associations can be found here.

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CONSTRUCTION TRAFFIC MANAGEMENT PLAN

ROUTEING OF DEMOLITION, EXCAVATION AND CONSTRUCTION VEHICLES
Q8.

Please describe the construction traffic route to be used to and from the site, showing
details of links to the strategic road network (A and B roads) and highlighting any nearby
cycling facilities (including roads with contraflow cycling) that would be affected.
Provide a plan (numbered and dated with a revision number if necessary) illustrating
these details. Construction traffic on other routes is not permitted. The route described
must be adhered to.
The route should avoid residential side streets wherever possible and vehicles should, in
most circumstances, approach the site from the left hand side of the road in two-way
streets. It is useful to have a plan of the route to send to visitors and delivery companies.
The route should be able to accommodate all vehicles visiting the site in terms of
capacity, geometry and height. If necessary use Autotrack to demonstrate the
suitability of the proposed route. Consider any sensitive sites or major trip generators
(e.g. schools, offices, public buildings, museums, etc) on the route, and other planned
developments and developments under construction - can they be avoided?

Q9.

Please confirm that all contractors, sub-contractors, delivery companies and visitors will
be advised of and required to adhere to the specified route and all the other terms of
this plan.

Please delete as appropriate

Y/N

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CONSTRUCTION TRAFFIC MANAGEMENT PLAN

PERMITTED CONSTRUCTION TRAFFIC HOURS
Q10.

Deliveries and collections must be restricted to between 9.30am and 4.30pm, Monday
to Friday. Where there is a school on route, then deliveries must be restricted to
between 9.30am and 3pm, Monday to Friday, during term time. Please confirm your
acceptance of these requirements and describe how they will be enforced. Any
exceptions must be specified here (for example where the delivery of abnormal loads is
planned).

SITE ACCESS
Q11.

Please supply an accurate (to scale) numbered and dated site plan annotated with
dimensions showing;

all points of site access (vehicular and pedestrian);

where materials, skips and plant will be stored;
position of hoarding;
position of nearby trees;
where construction vehicles would wait to load/unload;
surrounding properties and their accesses;
parking bay suspensions;
a minimum of 1.2m clear footway width to be retained at all times and;
a minimum of 3m clear carriageway width to ensure that development activity does
not block the road.

Please provide the relevant drawing number (s).

The placing of skips, plant and material should be on the site itself. Their placement on
the highway in front of adjoining properties will be unacceptable.

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CONSTRUCTION TRAFFIC MANAGEMENT PLAN

The placing of skips, plant or material on the highway in a position that would hinder
access to surrounding properties will be unacceptable.
A minimum of 1.2m clear footway width is required to allow wheelchair users and push
chairs to pass.
A minimum of 3m clear roadway width must be maintained to prevent the road
becoming blocked. We will require the use of narrow body construction vehicles where
3m clear width cannot be achieved with larger construction vehicles.
In circumstances where 3m clear roadway width could be achieved by parking
suspensions or the use of narrow body vehicles, we will require the latter.
Where the maintenance of 3m clear roadway width is impossible, temporary blockages
will only be permitted subject to stringent controls (cf. Q16).

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CONSTRUCTION TRAFFIC MANAGEMENT PLAN

Q12.

Will vehicles enter and leave the site (Yes/ No)? If yes, please detail how vehicles will
enter and leave the site?
If vehicular access is provided vehicles should be able to turn within the site and exit in a
forward direction. Alternatively, vehicles may reverse in and drive out in forward gear.
Suitably (LANTRA or similar) qualified banksmen MUST be provided at all times when
vehicles are manoeuvring. The swept path of the chosen manoeuvre must be shown on
the site plan. Trained site staff must assist when delivery vehicles are accessing the site,
or parking on the highway adjacent to the site. Banksmen must ensure the safe passage
of pedestrians and vehicular traffic in the street when vehicles are being loaded or
unloaded.

Q13.
etc.)?

What is your proposed method of spoil removal (wait & load, conveyor, grab, skip swap,
We will not agree to the placing of skips on streets that experience saturated parking
conditions overnight (90% occupancy on residents parking bays) and where alternative
methods of spoil removal could reasonably be carried out. We will only agree to a
methodology that maintains 3m of clear roadway width. Where the maintenance of 3m
clear roadway width is impossible, temporary blockages will only be permitted subject to
stringent controls (cf. Q16). The use of the wait and load methodology means that the
kerbside is available for parking at times when any parking suspensions do not apply.
The chosen method of spoil removal must avoid damaging any nearby trees.

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CONSTRUCTION TRAFFIC MANAGEMENT PLAN

Q14.

How will concrete be supplied to the site, where will the delivery lorries be located and
for how long? Where will concrete pumps be positioned? How will concrete be
transferred across the footway? Please illustrate with a numbered and dated drawing
annotated with dimensions.
We will only agree to the use of concrete wagons where a minimum of 3m of clear
roadway width can be maintained. Otherwise concrete must be hand mixed on site. At
all times safe pedestrian passage across the front of the site must be maintained.

Q15.

How will scaffolding be supplied to the site, where will the delivery lorries be located
and for how long? If this question is not applicable please explain why. Please illustrate
with a numbered and dated drawing annotated with dimensions.
We will only agree to arrangements where a minimum of 3m of clear roadway width can
be maintained during scaffolding deliveries. If necessary parking bays must be suspended
to achieve this. Where the maintenance of 3m clear roadway width is impossible,
temporary blockages will only be permitted subject to stringent controls (cf. Q16).

Q16.

On narrow streets, where there is no alternative to the street becoming blocked during
scheduled deliveries, please detail the management measures to be followed to ensure:

Pedestrian passage is maintained at all times.

Vehicular access to adjacent properties is maintained at all times.
Emergency Access is maintained at all times.
Motorists are adequately forewarned of the blockage.
Trees do not become damaged.

We will only agree to road closures in exceptional circumstances. In most cases good
traffic management should ensure that the frequency and duration of blockages is
managed so that vehicular traffic can pass the site. We will only agree to blockages
occurring between 9.30am and 3pm. The driver must stay with the vehicle at all times
and be ready to move on request if vehicular access to a neighbouring property is
required and no alternative is available or in the event of an emergency. Banksmen must
be positioned on all approaches to the site to forewarn highway users and advise of
alternative routes.

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CONSTRUCTION TRAFFIC MANAGEMENT PLAN

Q17.

Please confirm that appropriate measures will be taken to protect the public highway
from damage arising from construction related activity and to prevent concrete and
other detritus from being washed into the public highway drainage system. In addition,
please confirm that the Council will be informed promptly should any such damage to
the highway occur and will be duly reimbursed for the cost of the repairs.
The Council will require reimbursement for any damage caused to the highway or
drainage system. Under no circumstances should concrete residue or other detritus be
washed into the drainage system. Consideration must also be given to protecting the
road and pavement surfaces from HGV movements, skips, outriggers and other related
plant, materials and equipment etc.

Y/N

Please delete as appropriate

Q18.

Please confirm you accept the below requirements:

The depositing of mud/detritus on the highway originating from the site or from any
construction vehicle associated with the development is unacceptable.
A wheel wash facility shall be provided at all vehicular access gates to the
development site to ensure that mud/detritus originating from the site is not
deposited on the public highway.
Where the deposition of some dirt on the highway is unavoidable, any mud/detritus
shall be expeditiously cleared using street cleansing vehicles or similar. No
development dirt shall be evident on the highway at the end of any working day

Y/N

Please delete as appropriate

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CONSTRUCTION TRAFFIC MANAGEMENT PLAN

SCHEDULING
Q19. In order to devise a robust scheduling strategy, the approximate number of construction
vehicle movements necessary to complete the proposed development must be
established. Please provide a breakdown of the number, type, capacity and dimensions of
the construction vehicles that would service the site. Estimate the average daily or weekly
number of vehicles per vehicle type during each major phase of the work. Please specify
the maximum dwell time for each construction vehicle type.
The Council understands the exact number of construction vehicle movement cannot be
known from the outset however the scheduling strategy must be sufficiently robust to
satisfactorily deal with the construction traffic volumes that do arise. Accordingly
maximum vehicle sizes and maximum dwell times for each construction vehicle type must
be set to ensure conflicting deliveries never arise and to maintain highway operation.

(e.g. Grab Lorry 8.5m (L) 2.5m (W) 2.4m (H); 2 visits per day; 20 minutes maximum dwell time).

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CONSTRUCTION TRAFFIC MANAGEMENT PLAN

Q20.

Please confirm that no more than a single delivery vehicle associated with the
development will be positioned on the highway in the vicinity of the site at any given
time.
For basement extensions to residential properties we will not agree to there being
more than a single vehicle on the highway servicing the site at any given time (save for
when a concrete pump is being used in conjunction with a concrete wagon).

Y/N

Please delete as appropriate

For some large development schemes, and solely at the discretion of the Council, it
might be appropriate for more than a single construction vehicle to be on the highway
in the vicinity of the site at a given time. The maximum number of such vehicles
simultaneously on the highway in the vicinity of the site must be specified and justified
here.

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CONSTRUCTION TRAFFIC MANAGEMENT PLAN

VEHICLE CALL UP PROCEDURE

Q21.

Please confirm you accept the below requirements.

All deliveries shall be pre booked and allocated set arrival times.
Delivery instructions shall be sent to all suppliers and contractors including the
maximum dwell times specified above.
Suppliers shall call the site a minimum of 20mins before their vehicle arrives at site
to confirm that the loading area is available.
If the loading area is unavailable construction vehicles shall not proceed to the
site.
Vehicles shall not wait or stack on any road within the Royal Borough.
The loading/collection area shall be clear of vehicles and materials before the next
lorry arrives.
Contractors vehicles shall not park in any suspended parking bays or on
suspended waiting and loading restrictions.
The engines of contractors vehicles shall not be kept idling.

Please delete as appropriate

Y/N

IMPACT ON OTHER HIGHWAY USERS

Q22. How will you protect pedestrians from the construction works, particularly vulnerable
users?
Vulnerable footway users include wheelchair users, the elderly, people with walking
difficulties, young children, people with prams, blind and partially sighted people, etc. A
secure hoarding will be required to the site boundary with a lockable access. Any work
above ground floor level may require a covered walkway adjacent to the site. A licence
must be obtained for scaffolding and gantries. The adjoining public highway must be
kept clean and free from obstructions. Lighting and signage must be used on temporary
structures/ skips/ hoardings, etc. Appropriate ramping must be used if cables, hoses,
etc. are run across the footway. A banksman must be in position on the footway during
the transfer of materials across the footway to ensure that safe pedestrian passage in
maintained.

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Q23.

Confirm that you have assessed the risks to cyclists and pedestrians of the proposed
construction traffic arrangements and accept the requirements related to safety bars,
additional mirrors and advisory signage set out in London Councils and Transport for
Londons Consultation for a Safer Lorry Scheme.
Drivers must have undertaken cyclist safety awareness courses and construction
vehicles must be provided with safety aids such as side Information on how to
implement these measures is included within the Transport and Streets SPD.

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PARKING SUSPENSIONS AND HIGHWAYS LICENCES

Q24.

The number of parking bay suspensions and the duration and frequency of those
suspensions shall be the minimum necessary to carry out the development while
maintaining at least 3m of clear roadway for vehicular passage.
Please specify any waiting/loading restrictions or parking bays that you will apply to
have suspended and identify them on the site access plan. Please specify the
frequency and duration of the suspensions and identify what they are for e.g. loading,
access, storage. Please provide justification for all intended parking bay suspensions.
Consider existing waiting, loading and parking arrangements in the street. Parking bay
suspensions are normally only permitted outside the property being redeveloped.
Parking bay suspensions do not apply outside hours of parking control, except where
an associated skip or hoarding licence has been issued. Once the CTMP is agreed you
will need to apply to the Councils Parking Section to implement the waiting and
loading restriction suspensions outlined in the CTMP.

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Q25.

Do you intend to apply for a licence to use the public highway for construction activity
or for the storage of materials and will this include the diversion of an existing
footpath?
Use of highway for storage or welfare facilities is at the discretion of the Council and is
generally not permitted. If you propose such use you must supply full justification,
setting out why it is impossible to allocate space on-site. We prefer not to close
footways but if this is unavoidable, you should submit a scaled plan of the proposed
diversion route showing key dimensions. Please provide details of all safety signage,
barriers and accessibility measures such as ramps and lighting etc.

Q26.

Do you propose to install a traffic diversion during the construction period?

If so, you should submit detailed dated and numbered plans showing the impact on
the surrounding highway network including the extent of the closure; the proposed
diversion route for vehicular traffic and pedestrians; traffic management; the affected
waiting/loading restrictions; affected parking facilities; emergency services access;
public transport; refuse collection; deliveries; local businesses; etc. Temporary Traffic
Management Orders and consultation will require an 8 week lead-in time. Road
closures will require Councillor involvement and may need public consultation.

Q27.

Please confirm whether a temporary crossover licence is required to enable

construction vehicles to enter the site?
The Boroughs footways are not engineered to take heavy loading from construction
vehicles. A temporary crossover licence must be obtained where either a new
crossover is required for a temporary period for construction access or where
construction vehicles are to cross the footway using an existing crossover. Under such
a licence a suitable crossover can be provided for a temporary period after which the
footway will be reinstated in traditional paving material by the Council at the expense
of the licence holder.

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Q28.

Do you intend to erect scaffolding on, over or adjacent to the public highway?
If so we will require full details and you will need to apply for a licence if it is on or over
the public highway.
All obstructions and diversions on the public highway must be provided with temporary
signage complying with Chapter 8 of the Traffic Signs Manual and/or the Code of
Practice for Safety at Streetworks and Roadworks. Signage must be regularly inspected
and maintained. TfL issues scaffold licences for developments adjacent to the TLRN.

GENERAL MANAGEMENT ISSUES

Q29.

Please confirm that you will make all reasonable efforts and always when specifically
directed by the Council to coordinate the scheduling of construction traffic movement
with other nearby developments and those on the construction traffic routes specified
above. Please identify relevant development sites with which you will coordinate.
When more than one development is occurring on a narrow street or on cul de sacs
where access is constrained, deliveries to development sites must be coordinated so as to
maintain access at all times and minimise disruption.

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Q30.

Please confirm that you will ensure domestic and commercial waste collections are
not disrupted.
You will need to establish the days and times of collections and ensure that there is no
conflict. These can be viewed here.

Y/N

Please delete as appropriate

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Q31.

Please identify who is responsible for the day to day implementation of this CTMP
and provide their contact details. This person must be responsible for the supervising,
controlling and monitoring vehicle movements to/from the site and coordinating and
allocating time slots. Please note that you do not need to answer this question for
the draft CTMP.
Notwithstanding the details given hereunder the developer/ owner will necessarily, as
a condition of their planning permission, be responsible for ensuring this plan is
adhered to in full.

Name:

Position:

Address:

Tel:

Email:

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PROGRAMME/KEY DATES (FOR INFORMATION)
Q32.

Please supply a broad-brush programme and total timescale for the project, giving the
duration of each major phase of the construction and the anticipated start date if
known.
The Council understands the exact duration of the development works cannot be
known from the outset. Nevertheless, an approximate programme is required to
properly inform residents and to assist in the management of cumulative development
impacts.

Guidance notes
A Draft Construction Traffic Management Plan (CTMP) must be submitted with all planning
applications for subterranean development or other developments, including major schemes,
likely to generate significant volumes of construction traffic.
The Councils Planning Advice Service can be used to inform the preparation of a Draft CTMP.
Details of the service are available here.
Liaison with neighbours is also vital when developing a Draft CTMP in order to address potential
traffic and access issues at an early stage.
The Draft CTMP will be subject to public scrutiny through the planning application process. All
comments received in respect of the Draft CTMP must be duly considered and addressed within
the text of the Full CTMP to be prepared by the lead contractor pursuant to a planning
condition prior to implementation.

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To implement the planning permission without discharging this condition could result in
enforcement action being taken by the Council. The application form to discharge the
condition can be found here. The application is made to the Department of Planning and
Borough Development who consult the Councils Transport team.
The condition will need to be formally discharged by the Department of Planning and Borough
Development before any licences for temporary structures on the highway and parking
suspensions will be granted.
You should be aware that developments that are on or adjacent to the Transport for London
Road Network (red route) will require additional liaison with Transport for London (TfL) and
some licences (such as scaffold licences) will be issued through TfL.
Other than through the Planning Advice Service, it is not possible to meet contractors or
review drafts of CTMPs before a formal application is submitted.
This form sets out the information required to process your CTMP. Please provide a response
to all questions in the box provided. Questions or statements that you feel do not apply to
your development should be marked not applicable (N/A). Guidance notes are shown in
blue.

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Appendix 5: Environmental Health General Requirements

1. In the S61/ S60 notice, Environmental Health will expect applicants to address
the following issues
Construction and Demolition Plant and High Impact Processes

General vibration and noise mitigation: there must be adherence to the

quietest and latest good practice construction and demolition techniques,
using best practicable means and guidance as detailed within
BS5228:2009 +A1:2014
Plant

All plant and equipment should be powered by mains electricity, rather

than locally powered sources such as diesel generators.

When locating fixed plant, screening from existing features/structures or

neighbouring properties should be maximised, or full or partial enclosures
should be employed. The enclosures should be well maintained. Fixed
plant can include generators, compressors, pumps, batching plant and
ventilation plant.

All plant in intermittent use must be shut down in the intervening periods
between work or throttled down to a minimum.

All plant shall be fitted with appropriate mufflers or silencers of the type
recommended by the manufacturers.

Monitoring

Monitoring of noise and vibration levels by developers/contractors with real

time access to data on high impact sites (definition provided below) will be
implemented by the applicants contractor. The measurement methodology
and measurement locations will be as agreed with the Noise and Nuisance
Team including a noise action trigger (NATL) protocol. Records of
monitoring will be kept for life of project and be accessible to Noise and
Nuisance Team upon request. A S61 Notice will require monthly
submission of noise survey data with listing of any levels in excess of
NATLs.

Noise levels from the site should be within a daily LAeq,T limit (at the
nearest sensitive receptor/site boundary) of 70 dB (LAeq, 10hr). Where not
practicable, agreement will be required with the Royal Boroughs Noise
and Nuisance Team on alternative levels and duration.

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Vibration levels from site activities should be managed and monitored by

Action Trigger Levels (ATL) 1 and 2. Where exceeded the detailed actions
shall be undertaken:
I.

ATL 1.0 mm/sec occurring: action stop and review works and
methodology; reduce work time periods before recommencement.

II.

ATL 5.0mm/sec occurring: action - stop works, review incident, look

at work programme, agree with Noise and Nuisance Team on
methodology before recommencement.

III.

If levels are monitored within the site boundary and not at dwellings
then a derived transfer function relative to adjacent dwellings and
associated ATLs shall be agreed with the Noise and Nuisance team
prior to commencement of works.

Site and associated plant should be enclosed with a minimum 2.4m high
hoarding around the perimeter of the site.

Permitted hours for works audible at the site boundary are limited to:
0800-18.00 hours Monday to Friday and at no time on Saturdays,
Sundays and Public Holidays

High impact noisy works to be undertaken only during hours:

09:00 12:00 and 14:00 to 17:00 Monday to Friday or as agreed by
Noise and Nuisance Team;
non-high impact noisy works allowed at all times between 08:00
and 18:00, Monday to Friday.

High impact noisy work defined as (but not limited to) the following
activities:
1. Concrete-breaking and demolition using percussive breaking
techniques.
2. Works that involve the use of power tools that utilise percussive,
boring, cutting, grinding or impact techniques.
3. Bulk excavation using mechanical excavators or pneumatic equipment
for soil break-up.
4. Piling operations, including pile reduction and pile break-out works.
5. Any other construction activity specified by an officer of the Royal
Boroughs Noise and Nuisance Team.
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