Great Yarmouth Borough Council Portal
No.Condition Text
1.Implementation: The development must be begun not later than three years beginning with the date of this permission. Reason: The time limit condition is imposed in order to comply 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.
2.Approved Plans and Documents: The development shall be carried out in accordance with the following approved plans and documents submitted to the Local Planning Authority on 12th September 2023: - 807706-WOOD-FG-OC-00028_P01.2 - Figure 1 Site Location Plan - 807706-WOOD-FG-OC-00029_P01.2 - Figure 2 Block Plan - 807706-WOOD-FG-OC-00031_P01.2 - Figure 4 Proposed Site Plan - 807706-WOOD-FG-OC-00032_P01.2 - Figure 5 Illustrative Proposed Site Layout - First Plan Design and Access Statement ref 21303/SH/V3 dated June 2023 - WSP Heritage Impact Statement dated June 2023 - Craddys Gasholder Refurbishment Guide Frame Refurbishment Strategy ref 12577w0009A, dated December 2022 - Craddys Gasholder Refurbishment Structural Assessment Report ref 12577w0008A, dated December 2022 - Craddys Structural Assessment Appendix A - Guide Frame, Tank and Bell Drawings, dated December 2022 and in accordance with: - WSP Technical Note dated 26 January 2024 ref: 62282537-WSP-TN-OH-00001 - Supporting Information - Strategy to Remove Above Ground Tank, Crown and Bell; and, - 807706-WOOD-FG-OC-00031_P01.2 - Figure 4A Proposed Site Plan showing proposed storage area for retained elements of gasholder no. 172 tank, received by the Local Planning Authority on 18th April 2024. Reason: For the avoidance of doubt.
3.Timetables and staging of works: Part A - There shall be no commencement of the development hereby permitted until a fully detailed programme of works and timetable for each stage of the development has first been submitted to and approved in writing by the Local Planning Authority. The details shall include the proposed timescales and anticipated implementation dates for each stage of the project hereby permitted, beginning on the approval of pre-commencement planning conditions, and including: - the decommissioning, de-contamination, dismantling, salvaging and restoration stages of the development, - commencement of the frame refurbishment following the tank removal, and, - the provision of public benefits, and the other requirements of the conditions of this permission. The stages of development shall be timetabled and presented within a two-and-a-half-year duration of development as has been anticipated by the applicant in their email to the Local Planning Authority dated 22nd April 2024. The programme to be provided to the Local Planning Authority shall include a proposed date for the completion of the works. Part B - The applicant shall serve written notice to the Local Planning Authority of its commencement date. Part C - The applicant shall serve written notice to the Local Planning Authority within 7 days of the date that it has considered the development to be completed in accordance with the conditions of this permission. Thereafter the applicant shall provide appropriate access to the site by the Local Planning Authority following reasonable prior notice, for the purposes of the Local Planning Authority being able to inspect and assess the works undertaken against the requirements of this permission and the approved details of conditions. Part D - The development hereby permitted shall not be considered complete nor shall the notice be issued under Part C of this permission until all scaffolding, support structures and ancillary equipment has first been removed from the site and the gasholder left in a suitable condition. Reason: To ensure the approved demolition works are controlled and delivery of the full range of associated public benefits and heritage asset restoration works are intrinsically linked to those works of demolition and dismantling and removal of heritage asset fabric in order to justify the development consequential to the levels of substantial harm to the heritage asset involved in the development.
4.Works Methodology: The approved works shall be undertaken in accordance with the methodology set out in the technical Document by WSP dated 26th January 2024 and shall include the following actions: - Dewatering of Gasholder 172 using submersible pump placed into void space between tank and lift structures. - Creation of access portal into side of the above ground tank - typically shearing or hot cutting of the outer tank and inner lifts to create rectangular entrance the full height of the tank. - Desludging of Gasholder 172 - once portal is cut, the sludge at the bottom of the holder is scraped up, bagged and removed. - Demolition of the above ground tank, crown and bell - typically a machine is put into the centre of the holder to bring the crown, bell, inner lifts and tank down into its own footprint to be cut up and removed from site for recycling. This would usually be undertaken through hot cutting or cold shearing with a machine. - The erection of scaffolding and the refurbishment of the guide frame in-situ (removing the old paint, like for like repair of any structural defects to the lattices etc and then applying multi-layers of new paint). Full details of a proposed programme of works to undertake the above, including expected timescales, staffing requirements, hours of operation and related activities, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any works, including demolition on site. The works shall thereafter be undertaken in complete accordance with the full approved details. Reason: To ensure the approved demolition works are controlled and to ensure there is minimal intervention required into the historic structure beyond those approved, and to ensure a minimal loss of materials not able to be recovered at the end of the demolition phase.
5.Environmental Management Plan: Notwithstanding the additional supporting information submitted within the Technical Note by WSP dated 26th January 2024, there shall be no commencement of any development on site, including demolition works, until an Environmental Management Plan (EMP) for the demolition and repair works has first been submitted to and approved in writing by the Local Planning Authority. The Environmental Management Plan (EMP) shall provide full details of the following: (i) the pollution control measures required for the removal of contaminated water and sludge from the tank; and, (ii) the measures to protect neighbouring uses and the occupants of surrounding dwellings from noise, vibration, and dust, including but not exclusive to the measures listed below: (iii) Communication a. Communication plan for neighbours before and during works. b. Contact arrangements by which residents can raise any concerns and issues. c. The mechanism for investigation and responding to residents' concerns and complaints. (iv) Noise and Vibration Management d. Management arrangements to be put in place to minimise noise and vibration. e. Hours during which noisy and potentially dusty activities will take place. f. Measures to be taken to ensure noisy activities take place away from residential premises where possible such as a separate compound for cutting and grinding activities. g. Management arrangements to control dust from activities and to protect air quality. (v) Pollution Control h. Method statements and risk assessments relating to the identification, removal and disposal of any asbestos containing materials which are present on site. (vi) Contaminated Land If ground is to be broken, the following information will be required: (i) Full details of activities (ii) Risk mitigation measures (including dust, groundwater and human health). The development hereby permitted shall be undertaken in strict accordance with the details within the approved EMP strategy which shall remain in place for the duration of the development. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, in accordance with section 179 of the NPPF.
6.Level 3 Historic Building Recording: No demolition shall take place until a Level 3 Historic Building Recording Survey relating to the listed Gasholder has first been undertaken and provided to the Local Planning Authority, in strict accordance with the details of a written Brief which shall be first submitted to and approved in writing by the Local Planning Authority. The Brief shall be proposed in accordance with Historic England's guidance (2019) 'Gasworks and Redundant Gasholders Guidelines for their Evaluation and Recording'. The Historic Building Recording shall be carried out in two phases: Phase 1 will record the existing site including recording of the internal crown trussing and bell prior to their dismantling and demolition; Phase 2 will also record the gasholder during the dismantling of the tank and bell; and both shall include production of time-lapse recording; and Phase 3 shall also include production of time-lapse recording and videos of the post-demolition restoration works. The Brief shall include a proposed timeframe for submission of each Phase of recording works. The agreed Historic Building Recording shall be carried out in accordance with the Brief as approved and the reports of investigation and analysis shall be submitted to the relevant Historic Environment Record Service, Norfolk County Council Historic Environment Service, and the Great Yarmouth Museum Service, in accordance with the approved timescales for submission of each Phase of recording works. Reason: To ensure the historic asset is appropriately recorded and verified and to ensure that record is deposited in suitable local records, in the interests of maintaining future understanding of the heritage value of the asset.
7.Contaminated Land precautions: If, during development, contamination not previously identified is found to be present, then no further development shall be carried out in pursuance of this permission until a scheme has been submitted to and approved by the Council as Local Planning Authority detailing how this contamination shall be dealt with in accordance with the remediation scheme as set out above. Only when evidence is provided to confirm the contamination no longer presents an unacceptable risk, can development continue. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, in accordance with section 179 of the NPPF.
8.Delivery of Public Benefits: Notwithstanding the details set out in the approved Technical Note document by WSP dated 26th January 2024, there shall be no commencement of the development hereby permitted until the full details of a proposed Public Benefits Plan have first been submitted to and approved in writing by the Local Planning Authority. The Plan to be submitted shall contain: (i) Full details of the proposed community awareness and public interpretation measures to be provided as part of the overall development; and, (ii) A specific timescale for ensuring delivery of those public and community awareness enhancement measures to be provided under part (i) above, with detail of responsible persons and recipients, and confirmation of their ability to fulfil those obligations; and, (iii) Details of how the measures proposed in part (i) will have an association with the phased or staged decommissioning, decontamination and restoration and repair strategies required to satisfy other conditions of this permission, to present a degree of iterative provision of public benefits and promote public understanding during the work programme. The measures to be undertaken in the required Public Benefits Plan shall include: (a) Details of heritage interpretation and displays to be provided, with particular regard to how those may be provided and delivered at or within the site itself; (b) Details of heritage skills training to be provided during disassembly / repair / salvage stages; (c) Details of an internet / online repository record of the dismantled and retained parts of the cast iron tank segments, including the maker's name plates and other interesting features of the tank, and for these to be freely accessible to the public and commercial users of the gasholder site in the future, especially for prospective developers and owners of the gasholder landholding site. (d) Details of how the retained parts of the cast iron tank segments, including the maker's name plates and other interesting features of the tank, shall be retained and contained at the application site post-dismantling, and/or details of their being temporarily hosted or donated to local archives or museums and as such shall be made accessible to commercial users of the gasholder site in the future, such access to be granted freely. (e) Details of how all the dismantles salvaged elements that are of suitable quality and deemed appropriate for possible reuse will be wrapped, covered and/or boxed and stored in the identified area shown on approved plan ref 807706-WOOD-FG-OC-00031_P01.2 - Figure 4A 'Proposed Site Plan showing proposed storage area for retained elements of gasholder no. 172 tank', as received by the Local Planning Authority on 18th April 2024, for future use as appropriate. (f) Details of the proposed course of action to ensure free use or gifting of any dismantled and salvaged parts of the tank to public museums or for use in the beneficial restoration or re-use of the gasholder, and qualifying criteria thereof. (g) Details of proposed interpretation and improved education awareness through development of (i) a bespoke website, and (ii) within the website a historical booklet which can be downloaded, and (iii) an online guide exploring the site's history and detailing the works similar to this example through illustrated interpretation panels detailing the history, development and function of the gasholder and the former associated gasworks once erected onsite. (h) Details of talks to be provided by experts, which shall be filmed and hosted online for public viewing free of charge. (i) Details of the donation of selected removed parts of the gasholder and their possible exhibition at local museum(s). (j) Details of proposed communications to be provided to local communities, interest groups and visitors to the area detailing the available benefits within the Public Benefits Plan, including through local press releases, letter drops to residents and other community engagement measures, including educational outreach and commemorative materials to be provided at the site, annual site tours/open days, and the means to provide a donation of parts of tank for local artists for use in artwork/streetworks where those artefacts are deemed unnecessary for retention on site for future use or for safekeeping and display in public museums. (k) For all of the above details, the Plan shall include a programme for the delivery of the Public Benefits stating when the Plan will commence and complete, and other relevant timescales as necessary. The approved details shall be implemented in full in accordance with the agreed timescales. The works set out in the Approved Public Benefits Plan shall wherever practicable and possible commence within three months of the commencement of the development on site unless an alternative timescale is first agreed in writing by the Local Planning Authority. Reason: To ensure that the public benefits arising from the approved works are clearly detailed, programmed, strategised and implemented to ensure that no development takes place without first having a clear understanding of the delivery and expected outcome of the public benefits of the scheme through improved site restoration and appearance and community awareness, as part of measures to ensure the benefits of the development can outweigh the substantial harm arising to the heritage asset, in accordance with section 207 of the NPPF, and to help realise prospective beneficial reuse and development of the gasholder and surrounding land in the future.
9.Flood Evacuation Plan: No commencement of development shall take place until a Flood Emergency Response Plan has first been submitted to and approved in writing by the Local Planning Authority. The Flood Emergency Response Plan shall include information which confirms the development has signed up to the Environment Agency's Flood Warnings Direct Service, shall include appropriate evacuation plans and mitigation measures, and the approved flood response plan shall be provided to and made available to all future occupiers of the site thereafter. The Plan shall provide details for use during both the decommissioning and repairs/restoration stages as well as being applicable for any future users. Reason: In the interests of minimising the risk of flooding to occupants of the development.
10.ADVISORY NOTE: Waste carrier notes and other pertinent documentation regarding the removal and disposal of wastewater and sludges from the tank should be made available to the Council upon request.
11.ADVISORY NOTE: The responsibility for the safe development and secure occupancy of the site rests with the developer. The Local Planning Authority has determined the application on the basis of the information available to it, but this does not mean that the land is free from contamination, or that the land could not be declared Contaminated Land in future.
12.ADVISORY NOTE: The applicant is strongly recommended to advise neighbouring businesses and residential occupiers of the proposals, including any periods of potentially significant disturbance e.g. demolition or piling, together with contact details in the event of problems.
13.ADVISORY NOTE: Due to the close proximity of other residential dwellings and/or businesses, the hours of any construction or refurbishment works that are audible outside of the boundary of the site should be restricted to reduce the likelihood of noise disturbance, and the following hours of construction and demolition should be restricted to: · 0730 hours to 1830 hours Monday to Friday · 0830 hours to 1330 hours Saturdays · No work on Sundays, Public or Bank Holidays.
14.ADVISORY NOTES: The following advice is provided by UK Power Networks: 1. The distance between buildings and substations should be greater than seven metres or as far as is practically possible. 2. Care should be taken to ensure that footings of new buildings are kept separated from substation structures. 3. Buildings should be designed so that rooms of high occupancy, i.e. bedrooms and living rooms, do not overlook or have windows opening out over the substation. 4. If noise attenuation methods are found to be necessary we would expect to recover our costs from the developer. 5. UK Power Networks require 24 hour vehicular access to their substations. Consideration for this should be taken during the design stage of the development. 6. The development may have a detrimental impact on our rights of access to and from the substation. If in doubt please seek advice from our Operational Property and Consents team at Barton Road, Bury St Edmunds, Suffolk, IP32 7BG. 7. No building materials should be left in a position where they might compromise the security of the substation or could be used as climbing aids to get over the substation surround. 8. There are underground cables on the site associated with the substation and these run in close proximity to the proposed development. Prior to commencement of work accurate records should be obtained from our Plan Provision Department at UK Power Networks, Fore Hamlet, Ipswich, IP3 8AA. 9. All works should be undertaken with due regard to Health & Safety Guidance notes HS(G)47 Avoiding Danger from Underground services. This document is available from local HSE offices. 10. Should any diversion works be necessary as a result of the development then enquiries should be made to our Customer Connections department. The address is UK Power Networks, Metropolitan house, Darkes Lane, Potters Bar, Herts, EN6 1AG.
15.ADVISORY NOTE: The following advice is provided by Cadent Gas: Cadent Gas Ltd own and operate the gas infrastructure within the area of your development. Prior to carrying out works, please register on www.linesearchbeforeudig.co.uk to submit details of the planned works for review, ensuring requirements are adhered to.
16.ADVISORY NOTE: The following advice is provided by The Health and Safety Executive (HSE): HSE is a statutory consultee for certain developments within the consultation distance (CD) of major hazard sites and major accident hazard pipelines, and has provided planning authorities with access to HSEs Planning Advice WebApp https://pa.hsl.gov.uk You are advised to arrange for HSEs Planning Advice WebApp to be used to consult HSE for advice on this application, which lies within the CD of Major Hazard H1682 Should you or your colleagues need any additional help in using the new WebApp to obtain HSE's advice on a proposed development, a central support service is available at lupenquiries@hse.gov.uk or by telephoning on 0203 028 3708.
17.ADVISORY NOTE: STATEMENT OF POSITIVE ENGAGEMENT: In dealing with this application Great Yarmouth Borough Council has actively sought to work with the applicant in a positive and proactive manner.