| Condition Details / Information Notes |
| The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: To conform with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
| The development hereby permitted shall be carried out and completed in accordance with the following approved plans and associated documents and the specifications and recommendations contained therein, except where otherwise stipulated by conditions attached to this permission:
Location plan 09
Block plan 10 Rev A
Existing site plan 15
Proposed site plan 19 Rev A
Proposed ground and first floor plans 60 Rev C
Proposed second floor and roof plans 62 Rev C
Proposed elevations 65 Rev C
Proposed street elevations 66 Rev C
Planning Statement
Design and Access Statement
Heritage Statement
Contamination Statement
Noise Assessment Report
Archaeology Report - Geophysical Survey Report (GPR)
Reason: To ensure compliance with the approved scheme. |
| (A) No development shall take place until a programme of archaeological work, including a Written Scheme of Investigation, has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and:
1) The programme and methodology of site investigation and recording.
2) The programme for post investigation assessment.
3) Provision to be made for analysis of the site investigation and recording.
4) Provision to be made for publication and dissemination of the analysis and records of the site investigation.
5) Provision to be made for archive deposition of the analysis and records of the site investigation.
6) Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.
(B) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.
Reason: In accordance with the requirements of paragraphs 207 and 218 of the NPPF and policies SWDPR 09 and SWDPR 33 of the South Worcestershire Development Plan Review (2026).
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| The development hereby approved shall not commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority. This shall include but not be limited to the following:
A) Duration of works;
B) Size, type and frequency of deliveries;
C) The hours that delivery vehicles will be permitted to arrive and depart, and arrangements for unloading and manoeuvring;
D) Details of site operative parking, material storage areas and the location of site operatives facilities as required;
E) Traffic management measures for construction vehicles to include the use of a banksman to oversee all vehicular manoeuvres;
F) Details of permitting for signage, skips and scaffolding, footway and road closures, road space booking as required;
G) Measures to ensure that mud or other detritus is not deposited on the public highway;
H) Measures to demonstrate that those immediately affected by the construction works will be kept informed and due consideration and courtesy will be shown to the local community.
The measures set out in the approved Plan shall be carried out and complied with in full during the construction of the development hereby approved.
Reason: To ensure the provision of adequate on-site facilities and in the interests of highway safety, in accordance with policy SWDPR 06 of the South Worcestershire Development Plan Review (2026) and the aims of the NPPF.
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| Prior to the above ground works being commenced, samples and full particulars of all external facing materials to be used in the development and architectural details shall be submitted to and approved in writing by the Local Planning Authority. Details shall include but are not limited to the following:
A) Sample panel for brick bond and mortar;
B) Detailed plans and sections of the proposed windows and doors at a scale of 1:20 together with details of proposed finishes and manufacturer specification;
C) Notwithstanding the approved plans, details of window heads to the ground floor in the form of detailed drawings at scale 1:20;
D) Details of string course (drawings at scale 1:20 and manufacturer specification);
E) Details of parapets (drawings at 1:20 and manufacturer specification);
F) Details of blank recessed panels (drawings at scale 1:20);
G) Details of rainwater goods (drawings at scale 1:20 and manufacturer specification);
H) Details of any extractors, flues or vents (drawings at scale 1:20 and manufacturer specification).
The development shall not be carried out other than in accordance with the approved details.
Reason: To ensure a satisfactory external appearance of the development and that high quality materials and finishes are used, in accordance with Policy SWDPR 28 of the South Worcestershire Development Plan Review (2026).
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| Notwithstanding the details shown on the approved plans, the roof material shall be natural slate and shall be in accordance with details to be submitted to and approved in writing by the Local Planning Authority.
Reason: To preserve the character and appearance of the conservation area and in the interests of good design, in accordance with policies SWDPR 09, SWDPR 28 and SWDPR 33 of the South Worcestershire Development Plan Review (2026) and the aims of the NPPF. |
| Prior to the above ground works being commenced, details to incorporate within the development hereby approved energy generation from renewable or low carbon sources equivalent to at least 20% of predicted energy requirements shall be submitted to and agreed in writing by the Local Planning Authority. The approved details shall be implemented and operational prior to the first occupation of the development.
Reason: To ensure the development meets the requirements of Policy SWDPR 37 and associated guidance in the Renewable and Low Carbon Supplementary Planning Document and the aims and objectives of the National Planning Policy Framework to mitigate the impact of climate change.
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| The development hereby permitted shall not commence until full details of all foul and surface water drainage systems to serve the development have been submitted to and approved in writing by the Local Planning Authority. The approved drainage works shall be implemented in accordance with the approved details before the first occupation/use of the development hereby permitted and shall be retained thereafter.
Reason: To ensure development does not exacerbate flood risk and deals with surface water run-off from the site in a sustainable manner, in accordance with policies SWDPR 38 and SWDPR 39 of the South Worcestershire Development Plan Review (2026).
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| The development hereby approved shall not be occupied until sheltered, secure and accessible cycle parking has been provided in accordance with details to be submitted to and approved in writing by the Local Planning Authority. Thereafter the provision shall be retained for the purposes of cycle parking only at all times.
Reason: To comply with the Council’s parking standards.
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| Prior to the commencement of above ground works, further details of refuse storage facilities shall be submitted to and approved in writing by the Local Planning Authority. The refuse storage facilities shall be provided in accordance with these details, prior to the occupation of the development, and retained at all times.
Reason: To comply with Policy SWDPR 28 of the South Worcestershire Development Plan (2026).
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| Prior to the commencement of the development, a Nuisance Management Plan detailing the proposed measures to monitor and mitigate emissions of noise, vibration and dust during the construction phase shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To safeguard neighbouring amenity during the construction phase, in accordance with policy SWDPR 35 of the South Worcestershire Development Plan Review (2026).
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| The development shall be carried out and maintained in accordance with the submitted Noise Impact Assessment (RS Acoustic Engineering Nov. 2025). Prior to the occupation of the development, details of a proposed alternative ventilation scheme, including the sound reduction specification(s) of any passive ventilator products, shall be submitted to and approved in writing by the Local Planning Authority and thereafter installed and retained for the lifetime of the development.
Reason: To ensure adequate noise mitigation and ventilation, in accordance with policy SWDPR 35 of the South Worcestershire Development Plan Review (2026). |
| Prior to the first occupation of the development hereby approved, details regarding the installation of Ultra-Low NOx boilers with maximum NOx Emissions less than 40 mg/kWh (if gas heating is proposed) shall be submitted to and approved in writing by the Local Planning Authority. The details as approved shall be implemented prior to the first occupation of the development and shall thereafter be permanently retained.
Reason: In the interests of the living conditions of occupiers of nearby properties and future occupiers of the site and in accordance with policies SWDPR 35, SWDPR 37 and SWDPR 41 of the South Worcestershire Development Plan Review (2026). |
| Prior to the commencement of above ground work, details of 5 swift boxes to be installed under the eaves of the south elevation shall be submitted to and approved in writing by the Local Planning Authority, and retained for the lifetime of the development.
Reason: For biodiversity enhancement in accordance with policy SWDPR 29 of the South Worcestershire Development Plan Review (2026). |
| Prior to occupation of the development hereby permitted, a satisfactory Secured by Design inspection must take place and the resulting Secured by Design certificate demonstrating achievement of a minimum of SBD Bronze Award shall be submitted to and approved by the local planning authority in writing.
Reason: To ensure that the development maintains and enhances community safety in accordance with policy SWDPR 28 of the South Worcestershire Development Plan Review (2026) and guidance contained within the South Worcestershire Design Guide SPD and National Design Guide.
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| In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported immediately to the Local Planning Authority. The applicant is advised to immediately seek the advice of an independent geo-environmental consultant experienced in contaminated land risk assessment, including intrusive investigations and remediation.
No further works should be undertaken in the areas of suspected contamination, other than that work required to be carried out as part of an approved remediation scheme, unless otherwise agreed by the Local Planning Authority, until requirements 1 to 4 below have been complied with:
1. Detailed site investigation and risk assessment must be undertaken by competent persons in accordance with the Environment Agency's 'Land Contamination: Risk Management' guidance and a written report of the findings produced. The risk assessment must be designed to assess the nature and extent of suspected contamination and approved by the Local Planning Authority prior to any further development taking place.
2. Where identified as necessary, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to identified receptors must be prepared and is subject to the approval of the Local Planning Authority in advance of undertaking. The remediation scheme must ensure that the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990 in relation to the intended use of the land after remediation.
3. The approved remediation scheme must be carried out in accordance with its terms prior to the re-commencement of any site works in the areas of suspected contamination, other than that work required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority.
4. Following completion of measures identified in the approved remediation scheme a verification report that demonstrates the effectiveness of the remediation carried out must be produced and is subject to the approval of the Local Planning Authority prior to the occupation of any buildings on site.
Reason: To ensure that the risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property, and ecosystems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, in accordance with policy SWDPR 42 of the South Worcestershire Development Plan Review (2026). |
| No construction or engineering works shall take place on any Sunday, Bank Holiday or Public Holiday, and such works shall only take place between the hours of 08.00 to 18.00 weekdays and 08.00 to 14.00 Saturdays. No plant, machinery or equipment associated with such works shall be started up or operational on the development site outside of these permitted hours.
Reason: To mitigate the impact of construction to neighbouring residents in accordance with policy SWDPR 28 of the South Worcestershire Development Plan Review (2026) and the aims and objectives of the NPPF.
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| The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.
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| The applicant must ensure that any construction and subsequent maintenance can be carried out to any proposed buildings or structures without adversely affecting the safety of/or encroaching upon Network Rail's adjacent land. Therefore, any buildings are required to be situated at least 2 metres (3m for overhead lines and third rail) from Network Rail's boundary.
This requirement will allow for the construction and future maintenance of a building without the need to access the operational railway environment. Any less than 2m (3m for overhead lines and third rail) and there is a strong possibility that the applicant (and any future resident) will need to utilise Network Rail land to facilitate works. Access to Network Rail's land may not always be granted and if granted may be subject to railway site safety requirements and special provisions with all associated railway costs charged to the applicant.
As mentioned above, any works within Network Rail's land would need approval from the Network Rail Asset Protection Engineer. This request should be submitted at least 20 weeks before any works are due to commence on site and the applicant is liable for all associated costs. However, Network Rail is not required to grant permission for any third-party access to its land.
Works on this site must be undertaken with the supervision of Network Rail via the ASPRO (asset protection) team to ensure that the works on site do not impact the safe operation, stability, integrity of the railway & its boundary. The LPA/developer are advised that unauthorised works adjacent to the railway boundary could impact the operation of nationally significant infrastructure & the applicant would be liable for any and all damages & costs caused by any works undertaken in this scenario. Therefore, the developer is requested to ensure that the development meets with Network Rail requirements for works/developments adjacent to the railway boundary which include planning material considerations as well as obligations specific to the railway undertaker. The interface is via a Network Rail BAPA (Basic Asset Protection Agreement) – the developer is advised that the works must not commence on site until agreed with Network Rail. The applicant will be liable for all costs incurred by Network Rail in facilitating, reviewing this proposal.
Measurements to railway tracks and railway boundary
When designing proposals, the developer and council are advised, that any measurements must be taken from the operational railway / Network Rail boundary and not from the railway tracks themselves. From the existing railway tracks to the Network Rail boundary, the land will include critical infrastructure (e.g. cables, signals, overhead lines, communication equipment etc) and boundary treatments (including support zones, vegetation) which might be adversely impacted by outside party proposals unless the necessary asset protection measures are undertaken. No proposal should increase Network Rail’s liability. To ensure the safe operation and integrity of the railway, Network Rail issues advice on planning applications and requests conditions to protect the railway and its boundary.
Obligations
Properties adjoining or in the vicinity of the railway are frequently the subject of obligations, rights, exceptions and reservations for the benefit of Network Rail’s land and railway. The applicant must review the title to their property to see whether any such obligations etc exist and ensure that there is no non-compliance or breaches of them or any interference with or obstruction of Network Rail’s rights and reservations. If the proposed development would not comply with or would breach any of the terms of the conveyance, the developer must revise his proposals.
RAMS
The developer is to submit directly to Network Rail asset protection, a Risk Assessment and Method Statement (RAMS) for all works to be undertaken within 10m of the operational railway under Construction (Design and Management) Regulations, and this is in addition to any planning consent. Network Rail would need to be re-assured the works on site follow safe methods of working and have also taken into consideration any potential impact on Network Rail land and the existing operational railway infrastructure. Builder to ensure that no dust or debris is allowed to contaminate Network Rail land as the outside party would be liable for any clean-up costs. Review and agreement of the RAMS will be undertaken between Network Rail and the applicant/developer.
Fail Safe Use of Crane and Plant
All operations, including the use of cranes or other mechanical plant working adjacent to Network Rail’s property, must at all times be carried out in a “fail safe” manner such that in the event of mishandling, collapse or failure, no materials or plant are capable of falling within 3.0m of the nearest rail of the adjacent railway line, or where the railway is electrified, within 3.0m of
overhead electrical equipment or supports. With a development of a certain height that may/will require use of a crane, the developer must bear in mind the following. Crane usage adjacent to railway infrastructure is subject to stipulations on size, capacity etc. which needs to be agreed by Network Rail prior to implementation.
Please see links to guidance for tower crane and mobile cranes adjacent to the railway to be flagged up to the developer/applicant.
https://www.cpa.uk.net/downloads/80/CPA-CIG-Mobile-Cranes-Alongside-Railways-181201.pdf
https://www.cpa.uk.net/safety-and-technical-publications/tower-crane-guidance
Encroachment
The developer/applicant must ensure that their proposal, both during construction, and after completion of works on site, does not affect the safety, operation or integrity of the operational railway, Network Rail land and its infrastructure or undermine or damage or adversely affect any railway land and structures.
• There must be no physical encroachment of the proposal onto Network Rail land, no over-sailing into Network Rail air-space and no encroachment of foundations onto Network Rail land or under the Network Rail boundary.
• All buildings and structures on site including all foundations / fencing foundations must be constructed wholly within the applicant’s land ownership footprint.
• Buildings, windows and structures must not over-sail Network Rail air-space/boundary.
• Any future maintenance must be conducted solely within the applicant’s land ownership.
• Rainwater goods must not discharge towards or over the railway boundary
• Should the applicant require access to Network Rail land to facilitate their proposal they would need to approach the Network Rail Asset Protection Team at least 20 weeks before any works are due to commence on site. The applicant would be liable for all costs incurred in facilitating the proposal and an asset protection agreement may be necessary to undertake works. Network Rail reserves the right to refuse any works by an outside party that may adversely impact its land and infrastructure.
Former Railway Land / Demarcation
A demarcation agreement is an agreement between British Railways Board and Railtrack PLC which was entered into at the time of privatisation of the railway in the 90’s. There are number of restrictive covenants and rights within the agreement that are applicable to any successors in title (i.e Network Rail as successors of Railtrack PLC and the applicant as successor in title of British Railways Board). The applicant will need to make further contact with the Network Rail Property team (email: PropertyServicesNWC@networkrail.co.uk) if they have any questions, however the demarcation agreement should be listed on the title register and they should be able to obtain a copy from HMLR. We recommend they seek legal advice to gain further understanding of the agreement.
Lighting
To ensure the ongoing safety of the operational railway the applicant’s lighting design must demonstrate no overspill of light onto Network Rail land. Lighting close to or adjacent to the railway boundary must not impact train driver’s ability to perceive signals and therefore all column lighting is recommended to be:
• White LED
• Flat bottom luminaires
• Downlit throw lighting
• Lighting to be directed away from the railway boundary
• Avoid the use of flashing lights or screens as part of developments
• Avoid lighting of Green, Yellow and Red.
Solar Panels
These must be anti-glare - most solar panels these days are ‘Anti-Glare’ but this does not mean that glare is totally mitigated therefore developers will be required to provide details of the level of Anti-Glare – developers will also be asked to provide in-depth glint and glare study which is to be undertaken with consideration of the impacts to the existing operational railway.
Scaffolding
Scaffolding which is to be constructed within 10 metres of the Network Rail / railway boundary must be erected in such a manner that at no time will any poles over-sail the railway and protective netting around such scaffolding must be installed. The applicant / applicant’s contractor must consider if they can undertake the works and associated scaffolding / access for working at height within the footprint of their land ownership boundary. The applicant is reminded that when pole(s) are erected for construction or maintenance works, they must have a minimum 3m failsafe zone between the maximum height of the pole(s) and the railway boundary.
This is to ensure that the safety of the railway is preserved, and that scaffolding does not:
• Fall into the path of on-coming trains
• Fall onto and damage critical and safety related lineside equipment and infrastructure
• Fall onto overhead lines bringing them down, resulting in serious safety issues (this is applicable if the proposal is above the railway and where the line is electrified).
Vibro-Impact Machinery
If vibro-compaction machinery / piling machinery or piling and ground treatment works are to be undertaken as part of the development, details of the use of such machinery and a method statement must be submitted to the Network Rail for agreement.
• All works shall only be carried out in accordance with the method statement and the works will be reviewed by Network Rail. The Network Rail Asset Protection Engineer will need to review such works in order to determine the type of soil (e.g. sand, rock) that the works are being carried out upon and also to determine the level of vibration that will occur as a result of the piling.
• The impact upon the railway is dependent upon the distance from the railway boundary of the piling equipment, the type of soil the development is being constructed upon and the level of vibration. Each proposal is therefore different and thence the need for Network Rail to review the piling details / method statement.
Maximum allowable levels of vibration - CFA piling is preferred as this tends to give rise to less vibration. Excessive vibration caused by piling can damage railway structures and cause movement to the railway track as a result of the consolidation of track ballast. The developer must demonstrate that the vibration does not exceed a peak particle velocity of 5mm/s at any structure or with respect to the rail track.
Access to Railway
All roads, paths, boundaries or ways providing access to any part of the railway undertaker's land both temporary and permanent, must remain open and unblocked (24/7, 365 – around the clock) both during construction works and as a permanent arrangement.
• The proposal must not encroach onto any Network Rail access road, paths or ways of access to any part of Network Rail land. This also includes emergency vehicles ability to access and exit Network Rail land.
• The proposal construction works must not prevent Network Rail from accessing its land.
Before commencing any works on site the developer/applicant should confirm with Network Rail Property Services that there are no network Rail rights of access/covenants allowing rights of access over the land within the proposal area or that could be impacted by the proposal outside the proposal area.
Email: PropertyRequestsNWC@networkrail.co.uk
Drainage proposals and Network Rail land
The applicant must ensure that the proposal drainage does not increase Network Rail’s liability, or cause flooding pollution or soil slippage, vegetation or boundary issues on railway land. Therefore, the proposed drainage on site will include the following:
• All surface waters and foul waters must drain away from the direction of the railway boundary.
• Soakaways for the proposal must be placed at least 30m from the railway boundary.
• Any drainage proposals for less than 30m from the railway boundary must ensure that surface and foul waters are carried from site in closed sealed pipe systems.
• Suitable drainage or other works must be provided and maintained by the developer to prevent surface water flows or run-off onto Network Rail’s land and infrastructure.
• Proper provision must be made to accept and continue drainage discharging from Network Rail’s property.
• Drainage works must not impact upon culverts, including culverts/brooks etc that drain under the railway. The applicant will not be permitted to direct surface or foul waters into culverts which run under the railway – any discharge of surface water under the railway via a culvert will require review and agreement from Network Rail who reserve the right to refuse use of any culverts.
• The developer must ensure that there is no surface or sub-surface flow of water towards the operational railway.
• Rainwater goods must not discharge in the direction of the railway or onto or over the railway boundary.
• Consideration of the impacts upon railway drainage of Astro-Turf/plastic lawn replacements, both during construction and any future inclusion of said Astro-turf by residents going forward.
NB: Soakaways can materially affect the strength of soil leading to stability issues. A large mass of water wetting the environment can soften the ground, and a build-up of water can lead to issues with the stability of Network Rail retaining walls/structures and the railway boundary. Network Rail does not accept the installation of soakaways behind any retaining structures as this significantly increases the risk of failure and subsequent risk to the travelling public.
If the developer and the council insists upon a sustainable drainage and flooding system then the issue and responsibility of flooding, water saturation and stability issues should not be passed onto Network Rail. We recognise that councils are looking to proposals that are sustainable, however, we would remind the council that flooding, drainage, surface and foul water management risk as well as stability issues should not be passed ‘elsewhere’, i.e. on to Network Rail land.
The drainage proposals are to be agreed with Network Rail and surface water drainage on the site should be removed by a closed sealed pipe system.
The HSE identifies railways as a Major Hazard Industry. An earthwork failure within a high-hazard area has the potential to result in a catastrophic accident with multiple fatalities or long-lasting environmental issues. It should be noted that where the actions of an adjacent landowner have caused a landslip on the railway the loss adjusters are likely to advise recovery of Network Rail costs from the 3rd party, which would include costs of remediation and recovery of costs to train operators. Many railway earthworks were constructed in the Victorian period and are susceptible to failure by water saturation. Water saturation leads to an increase in pore water pressure within the earthwork material. Please also note that railways, and former railway land adjacent to it, is considered as contaminated land due to historic use of railways, which can affect the suitability of infiltration drainage.
Protection of existing railway drainage assets within a clearance area
There are likely to be existing railway drainage assets in the vicinity of the proposed works. Please proceed with caution. No connection of drainage shall be made to these assets without Network Rail's prior consent to detailed proposals. Any works within 5m of the assets will require prior consent. There must be no interfering with existing drainage assets/systems without Network Rail’s written permission. The developer is asked to ascertain with Network Rail the existence of any existing railway drainage assets or systems in the vicinity of the development area before work starts on site.
The Council must ensure that suitable arrangements are in place for the maintenance and renewal of all new/amended drainage for the life time of the development, to mitigate risk of flooding to any adjoining land.
Climate change & Impacts to Railway Infrastructure
Climate change and weather resilience is also a key focus for Network Rail. Land use and its intensification is a contributory factor in the impacts of climate change and our ability to be resilient as a result of the increasingly volatile weather patterns we are seeing. Land management policy and draining of land infrastructure and properties and development within urban areas with insufficient drainage solutions or water management means the negative impact on our infrastructure. There are going to be issues in terms of the unpredictability of climate change and the likelihood that storm incidents will increase, possibly rendering existing modelling insufficient; long-term maintenance of outside party assets which indirectly affect us; and trends like the removal of gardens for impermeable car parking surfacing which adds to run-off.
Therefore, the impacts of climate change on the existing operational railway should also be a factor in any surface water drainage proposal.
Excavation and Earthworks and Network Rail land:
The applicant will agree all excavation and earthworks within 10m of the railway boundary with Network Rail. Network Rail will need to review and agree the works to determine if they impact upon the support zone of our land and infrastructure as well as determining relative levels in relation to the railway. Network Rail would need to agree the following:
• Alterations to ground levels
• De-watering works
• Ground stabilisation works
• Works to retaining walls
• Construction and temporary works
• Maintenance of retaining walls
• Ground investigation works must not be undertaken unless agreed with Network Rail.
• Confirmation of retaining wall works (either Network Rail and/or the applicant). Prior to the commencement of works on site the applicant must confirm with Network Rail if there are any retaining walls/structures and the applicant must interface with Network Rail to ensure that no retaining structures are impacted on a permanent basis by their proposal.
• Alterations in loading within 15m of the railway boundary must be agreed with Network Rail.
• For works next to a cutting or at the toe of an embankment the developer / applicant would be required to undertake a slope stability review.
Network Rail would need to re view and agree the methods of construction works on site to ensure that there is no impact upon critical railway infrastructure. No excavation works are to commence without agreement from Network Rail. The council are advised that the impact of outside party excavation and earthworks can be different depending on the geography and soil in the area. The council and developer are also advised that support zones for railway infrastructure may extend beyond the railway boundary and into the proposal area. Therefore, consultation with Network Rail is requested. Any right of support must be maintained by the developer.
Basement / Deep Excavation Works
Where basement or deep excavations are proposed adjacent to the railway – Network Rail review and agreement of documents as well as supervision & an interface with Asset Protection are required.
• Excavations – ASPRO would require to review (including but not limited to);
• Earthworks RAMS
• Scale section drawing and plan – showing dimensions of basement, proximity dimensions from basement to the operational rail boundary fence and depth
• And if earth works battered back – as above – dimensions from rail boundary fence
• Advise if the basement excavation will be inside the track support zone envelope
• Temporary works earthworks support including RAMS and temporary works design
• Design to include:- demonstration that the temporary works and permanent construction will not import increased risk to the operational railway both during construction and in the long term
• Calculations, G.I. strata and design check certs, CEM and CRE design CVs and appointment forms
• Lifting plans (lifting e.g. temporary works support structure components in to place)
• Designed working platforms
• De-watering method
• Dust control
Boundary treatments
Any structures on the applicant’s land which runs seamlessly into a section of Network Rail infrastructure will require Network Rail agreement/comments and interface/supervision to ensure that there is no impact to or increase in risk to Network Rail assets.
Gap between the railway boundary & outside party works
Network Rail REQUIRES that the developer includes a minimum 3 metres gap (5m to a railway viaduct) between the buildings and structures on site and the railway boundary. Less than 3m from the railway boundary (5m from a viaduct) to the edge of structures could result in construction and future maintenance works being undertaken on Network Rail land, and close to the railway boundary potentially impacting support zones or lineside cabling. All the works undertaken to facilitate the design and layout of the proposal should be undertaken wholly within the applicant’s land ownership footprint including all foundation works. Network Rail requires a minimum 3m easement (5m easement to a viaduct) between structures on site and the railway boundary to ensure that we can maintain and renew our boundary treatments. No part of the structure should over-sail the railway boundary or discharge rainwater goods onto or toward the railway boundary.
Telecomms – Electro-Magnetic Interference
The applicant is to demonstrate that the proposal will not impact the operation of railway equipment – including telecoms, equipment that can potentially be impacted via electro-magnetic interference. Network Rail standard to which the applicant must adhere attached.
Glint & Glare
The applicant will also demonstrate that the proposal will not impact train drivers’ ability to perceive railway signalling via glint & glare from any solar panels/cladding. If the proposal impacts the railway the applicant will fully fund all mitigation measures as required by Network Rail. All documentation in regard to these areas is to be reviewed under the BAPA.
Tower Cranes
With a development of a certain height that may / will require use of a tower crane, the developer must bear in mind the following:
• Tower crane usage adjacent to railway infrastructure is subject to stipulations on size, capacity etc. which needs to be agreed by Network Rail’s Asset Protection prior to implementation.
• Tower cranes have the potential to topple over onto the railway; the arms of the cranes could over-sail onto Network Rail air-space and potentially impact any overhead lines, or drop materials accidentally onto the existing infrastructure.
Crane working diagrams, specification and method of working must be submitted for review and agreement to Network Rail prior to work(s) commencing on site.
BAPA (Basic Asset Protection Agreement)
As the proposal includes works which could impact the existing operational railway and in order to facilitate the above, a BAPA (Basic Asset Protection Agreement) will need to be agreed between the developer and Network Rail. The developer will be liable for all costs incurred by Network Rail in facilitating this proposal, including any railway site safety costs, possession costs, asset protection costs / presence, site visits, review and agreement of proposal documents and any buried services searches. The BAPA will be in addition to any planning consent.
In order for Network Rail to spend any time reviewing any submissions, provision of any asset information, attending any further meetings, assisting with discharging any planning conditions set etc, Network Rail will require the return of a signed BAPA (Basic Asset Protection Agreement) and relevant payment/ PO as noted in the estimate sent. Network Rail is a publicly funded entity and all outside party works, which these are, are cost recoverable as dictated to us by the ORR. This includes any and all documents under the discharge of conditions which must be submitted to Network Rail for review and agreement by the developer under the BAPA.
The local planning authority (LPA) are not responsible for the safe operation of the railway or our assets and the issues raised by the developer/applicant will ultimately need to be agreed by Network Rail engineering to ensure the proposed development does not interfere with the safety of the railway.
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| In order to minimise any potential nuisance from noise and dust emissions during the construction phase, the applicant should refer to the 'WRS Code of Best Practice for Demolition and Construction Sites' - https://www.worcsregservices.gov.uk/media/raejo4k2/wrs-contractor-guidance-2nd-editionv-1-0.pdf and ensure its recommendations are complied with. |
