Agenda item
Basement Developments in Brent - Proposed additional planning application validation requirements
This report reviews Brent’s approach to basement developments and proposes some measures to assist the assessment of applications as well responding to the concerns that are raised.
Decision:
Endorsed the proposals set out in paragraphs 3.14 and 3.16 for consultation with local residents groups and industry representatives with a view to reporting back prior to formal adoption.
Minutes:
Members gave consideration to a report which reviewed Brent’s approach to basement developments and proposed some measures to assist the assessment of applications. Steve Weeks, Head of Area Planning highlighted the principal concerns that had been raised in conservation Areas which included the following and drew members’ attention to officer responses as set out in the report;
a) Design/Landscape impact – including impact on front and rear gardens where basements are not a feature of the local area.
b) Structural Damage –due to construction method leaving adjoining, often attached properties on their original shallow foundations.
c) Hydrological or geological considerations including fears of particular impacts on water courses, ground water levels or the safety of substrata.
d) Construction nuisance and amenity – noise and mess during excavation, obstruction and inconvenience due to the number of skips required, inconvenience to neighbours – including occupiers of upper floors.
In order to address the above issues and concerns, the Head of Area Planning proposed the alteration to Brent planning application validation requirements to require additional information when applications involving basements were submitted which would inform planning assessment and also support local statutory planning consultation. This requirement may be varied when any basement development was outside the notification area for the Party Wall Act. He continued that the requirements would entail more detailed plans and the submission of a report by a qualified structural engineering company detailing the proposed construction and build methodology and how it would relate specifically to the site. The Head of Area Planning anticipated that the new requirement would involve a detailed site survey of buildings, levels and landscaping. It would also require a desk study of any site specific geological or hydrological considerations with appropriate site investigations.
With respect to concerns about noise nuisance, he proposed that applicants be required to indicate that they would employ a contractor who was part of the Considerate Contractor Scheme (CCS) as well as providing an indicative construction programme. He also proposed to refer potential issues relating to skips to Safer Streets with any formal response to this consultation in order to assist them in deciding on the need for any review of current practices.
Robert Dunwell, Chair of QARA informed members that the Department of Communities and Local Government (DCLG) were currently in the process of drawing up policies on basements including technical and cost implications. With that in view, Mr Dunwell urged members to defer the report until the DCLG report had been released.
In response to members’ query, the Head of Area Planning stated that whilst he was aware of the DCLG report, he had no knowledge as to its completion or release dates. He added that other local authorities had adopted policies similar to those he had proposed. He advised members that through the use of electronic means, consultation would not involve a major cost exercise.
RESOLVED
that the proposals set out in paragraphs 3.14 and 3.16 of the report be endorsed for consultation with local residents groups and industry representatives with a view to reporting back prior to formal adoption.
Supporting documents: