Great Yarmouth Borough Council Portal
No.Condition Text
1.The development must be begun not later than three years beginning with the date of this permission. The reason for the condition is :- Required to be imposed pursuant to Section 18 of the Planning (Listed Building and Conservation Areas) 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.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.
6.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.
7.Repair works to match: Unless otherwise expressly permitted by this listed building consent, all new external and internal repair works to the retained fabric shall be undertaken to match the existing adjacent historic work with regard to the methods, materials, colour, texture and profile, unless first agreed otherwise by the Local Planning Authority in writing. Reason: To ensure that the used materials and finishes are appropriate for the character and appearance of the Listed Building.
8.Hidden historic features: During the works, if hidden historic features or archaeology are revealed they should be retained in-situ. Works shall be halted in the relevant area of the building and the Local Planning Authority should be notified immediately. Works shall not recommence on that aspect of the development until a suitable scheme of mitigation has first been submitted to and approved in writing by the Local Planning Authority and shall only be recommenced in accordance with such a mitigation strategy as approved. Reason: To ensure that historic features are recorded and preserved as part of the special character of the Listed Building.
9.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.
10.ADVISORY NOTE: You are reminded that the original historic fabric of the listed building should be retained unless first expressly authorised for removal by the Local Planning Authority as part of an approval of listed building consent. Where any historic fabric elements not already approved for removal or alteration are in poor condition, repair on a like-for like basis could be undertaken by competent workmen, with the minimum amount of intervention to the historic fabric. You are reminded that the installation of any new internal and external lighting, service routes and risers fixed to the building will in most cases require listed building consent. Any proposals for these works must be first approved by the Local Planning Authority as part of a listed building consent before they are installed on or within the listed building.