development control committee a 22 february 2017 item no....item no. 4 development control committee...

10/02/17 16:42 Committee report

Development Control Committee A – 22 February 2017

ITEM NO. 4

WARD:

Avonmouth & Lawrence Weston CONTACT OFFICER: Stuart Langer

SITE ADDRESS:

Land Adjoining Berth T And Graving Dock Royal Edward Dock Bristol

APPLICATION NO:

16/05322/F

Full Planning

EXPIRY DATE: 18 January 2017

Construction of a temporary pre-cast concrete production facility and associated development including a concrete batching plant, cranes, offices, storage areas and parking, loading and unloading facilities (Major Application).

RECOMMENDATION:

Grant subject to Condition(s)

AGENT:

Ian Jewson Planning Ltd 1 Gas Ferry Road Bristol BS1 6UN

APPLICANT:

Costain Ltd c/o agent

The following plan is for illustrative purposes only, and cannot be guaranteed to be up to date. LOCATION PLAN:

DO NOT SCALE

Item no. 4 Development Control Committee A – 22 February 2017 Application No. 16/05322/F : Land Adjoining Berth T And Graving Dock Royal Edward Dock Bristol

1.0 SUMMARY

1.1 This application is being brought before the Bristol Development Control Committee due to its scale and importance to a nationally significant project, specifically the construction of the new Hinkley Point C nuclear power station.

1.2 The application has received an ‘advise against’ recommendation (objection) from The Health

and Safety Executive. However it is considered that draft conditions set out below will overcome the issues they have raised. Nonetheless, approval of the application is technically against their advice and as such it is felt that the committee should make the final decision to allow further scrutiny and discussion.

1.3 This report relates to an application for full planning permission for a concrete batching plant to

be constructed at ‘Land Adjoining Berth T and Graving Dock’, at Bristol Port in Avonmouth.

The batching plant will be used to make concrete segments that will form the water intake

tunnels for the new Hinkley Point C nuclear power station. The segments will be made and

stored at this facility, and then transported to the nuclear power station construction site,

mainly by road and very occasionally by boat. Due to the need to produce a large number of

segments the facility is intended to operate on a 24 hour basis. Once the nuclear power station

is complete the facility will no longer be required and as such the application is for a temporary

consent, for four years only. After this it is intended that the building will be dismantled and the

site returned to port related storage uses.

2.0 BACKGROUND TO THE PROJECT

2.1 A nationally significant development project to construct a new nuclear power station at Hinkley Point in North Somerset received consent from the Secretary of State on 19 March 2013. The project seeks to build a new nuclear power station called Hinkley Point C, which is next to Hinkley Point B which will be decommissioned.

2.2 In order to cool the new nuclear power station, water is required to be taken from the Severn

Estuary, and then released back once it has done this. In order to do this, three tunnels are required, two intake and one outlet. These will be laid approximately 20m beneath the sea bed. The intake tunnels will be 3.4 and 3.5km long and 6m in diameter. The outlet tunnel will be 1.8km long and 7m in diameter. At the point where the water is taken in / released there will be two ‘head’ units per tunnel (six total), which connect the tunnel to the marine environment.

2.3 The tunnels are to be pre-fabricated in concrete sections, which are taken to site and then

joined together in situ. The facility to which this application relates is the concrete batching plant that will make the tunnel segments. These will weigh either 4.8 or 4.2 tonnes each (depending on which tunnel it is for) and will be transported to the site from this facility by road.

2.4 The facility to which this application relates will be required to construct around 38,000

segments, this equates to 83,000m3 of concrete. At its peak, the facility will be producing 600 segments a week and will require 300m3 of concrete per day.

2.5 The facility will also make the six ‘head’ units, which are to be taken out to their location by

boat, due to their size / weight.

Item no. 4 Development Control Committee A – 22 February 2017 Application No. 16/05322/F : Land Adjoining Berth T And Graving Dock Royal Edward Dock Bristol 3.0 SITE DESCRIPTION AND WIDER CONTEXT

3.1 The site is located at Bristol Docks, specifically on land adjacent to T Berth. The site is split

into two sections, Site A and site B. Site A is brownfield land that was previously occupied with

a warehouse, which has since been dismantled. It is surfaced with a mixture of broken

hardstanding and loose gravel / mud. Site B is existing hardstanding that was previously used

as for car storage. The area surrounding the site is used for port related activities including

temporary storage and movement of goods.

3.2 The site is accessed by internal roads to the port, which in turn are accessed from King Road,

Victoria Road and St Andrews Road / Smoke Lane. The site can also be accessed by sea,

due to its location at Bristol Docks.

3.3 The nearest residential development is approximately 600m to the south-west of the site.

To the immediate north, west and south west is the Severn Estuary, which is protected by a

number of environmental designations including:

- Special Area of Conservation (SAC)

Severn Estuary European Marine Site (EMS)

- Special Protection Area (SPA)

- RAMSAR site

- Site of Nature Conservation Interest (SNCI)

- Special Scientific Interest (SSSI)

3.4 In addition part B of the site is actually in part of the Severn Estuary Site of Special Scientific

Interest (SSSI), although this has been used for car parking for a number of years.

3.5 The area surrounding the site is therefore very important for nature conservation and

protection.

3.6 The site is located in Flood Zones 2 and 3.

3.7 The site is within the inner consultation distances for a number of control of major accident

hazards (COMAH) zones.

3.8 The 1908 pumping station is a locally listed building, which is approximately 60m from the site,

across the graving dock. The nearest listed building is Grade II listed Royal Hotel at 24

Gloucester Road. This is approximately 840m from the site, and is outside of the port area.

The site is not a conservation area and does not have any other historic designations.

3.9 The site is also within the ‘Port operations’ Principle Industrial and Warehousing as set out in

the Bristol Local Plan allocations plan.

3.10 The site is not in a coal risk area.

3.11 The site is not within an air quality management area.

Item no. 4 Development Control Committee A – 22 February 2017 Application No. 16/05322/F : Land Adjoining Berth T And Graving Dock Royal Edward Dock Bristol 4.0 DESCRIPTION OF DEVELOPMENT

4.1 The development of the site is on two parts, Site A and Site B.

4.2 Site A will be the location of the segment manufacturing facility. Specifically, this will include:

- Concrete Batching Plant (this is the equipment that mixes the ingredients to make the

concrete)

- Aggregate Storage

- Facility to create the reinforced concrete segments

- Area outside for storage of the tunnel segments

- Storage for the offshore tunnel heads

- Laboratory

- Electrical substation

4.3 The submitted plans indicate that the concrete batching plant itself will be 20.6m in height.

The building to the north of this where the concrete segments are made will be up to 16.5m in

height and will be 36m wide by 200m long. This will have an industrial shed like appearance

and is to be built by steel frame clad in aluminium coloured to match nearby buildings. The

foundations are to be piled due to the wet ground conditions. The laboratory will have a foot

print of 9x12 m and be 5m tall. The ready mix storage bins will store material up to 20m in

height.

4.4 The segments will be transported to the outside storage area by overhead gantry crane, which

will be at most 12m tall.

4.5 The tunnel head sections, once they are made, will be approx. 35m long, 10m wide and 2.8m

tall.

4.6 Site A will be 44,868m2 in area.

4.7 Site B is a hardstanding area which has previously been used for car parking. The intention is

that this will be used to provide a 203 space car park for the facility, and that it will also be site

of welfare facilities for the site, including site offices, sanitary areas, cafeteria facilities and,

reception areas. These will be provided in a two storey building made in a temporary modular

design. This will have a footprint of 12m x 66m and be up to 8.5m tall.

4.8 Site B is 9,732m2 in area.

4.9 The site will operate 24 hours a day seven days a week. The average workforce on the site is

estimated to be around 150, with a peak of around 396 during the head construction and early

segment manufacturing works.

4.10 Aggregate will be delivered to the site by road. At most there are anticipated to be around 76

loaded HGV movements a day associated with the export of tunnel segments. Access to and

from the site will be via internal port roads and the main access roads between the Avonmouth

Dock entrance and Junction 18 of the M5 motorway.


4.11 During the determination of the application the layout of the site was amended to provide for

more efficient operation. This new layout was consulted on in the second round of consultation

(see consultation section below).

5.0 ENVIRONMENTAL IMPACT ASSESSMENT

5.1 The development has been screened under the Town and Country Planning (Environmental

Impact Assessment) regulation 2011 (as amended) and has been determined not to be EIA

development.

6.0 EQUALITIES ASSESSMENT

6.1 During the determination of this application due regard has been given to the impact of this

scheme in relation to the Equalities Act 2010 in terms of its impact upon key equalities

protected characteristics. These characteristics are age, disability, gender reassignment,

marriage and civil partnership, pregnancy and maternity, race, religion or belief, sex and

sexual orientation. There is no indication or evidence (including from consultation with relevant

groups) that different groups have or would have different needs, experiences, issues and

priorities in relation this particular proposed development. Overall, it is considered that the

approval / refusal of this application would not have any significant adverse impact upon

different groups or implications for the Equalities Act 2010.

7.0 RELEVANT PLANNING HISTORY

7.1 Application 02/02621/CP – ‘Construction of plant of approximately 4000 sq m for the milling,

storage and packaging of mineral products imported by sea transport, (Certificate of Proposed

Use)’. CERTIFICATE ISSUED 28.02.2002.

8.0 PRE-APPLICATION COMMUNITY INVOLVEMENT

8.1 The application is supported by a statement of community involvement. This sets out that a

consultation leaflet outlining the proposals was distributed by post on 14th September 2016 to

the addresses of 622 households and businesses in the vicinity of the site. The leaflet invited

comments on the application proposals either by email or by post. A consultation box was also

left at the Avonmouth Community Centre.

8.2 The report states that three responses were received raising concern that about noise, dust,

traffic and proximity to residential development.

9.0 RESPONSE TO PUBLICITY

9.1 The application was publicised by site and press notice. These were printed / posted on

16.11.2016 with a target response date of 07.12. 2016. In addition a letter was sent to

neighbouring properties on 09.11.2016 with a target response date of 30.11.2016.

Item no. 4 Development Control Committee A – 22 February 2017 Application No. 16/05322/F : Land Adjoining Berth T And Graving Dock Royal Edward Dock Bristol 9.2 The application was amended during its determination period to amend the layout of the

proposals. in addition, a number of revisions were made to documentation following comments

from consultees. These materially amended the proposals and so a second round of public

consultation was undertaken, by letter which was from 03.01.2017 with a target response date

of 24.01.2017. The opportunity was taken at this point to widen the consultation area to

include residential properties nearest to the site.

9.3 In addition to the above consultation the proposals have been available to view and comment

upon online since approximately 19.10.2016 until present.

9.4 As a result of this consultation, no comments have been received from the general public to

date.

10.0 RESPONSE TO CONSULTATION

10.1 Due to the nature of the proposals a significant amount of consultees have been involved in

commenting and influencing the proposals. These are as follows:

Natural England

10.2 The first response from Natural England raised concern about the development proposals

which include noise disturbance from foundation piling and operational phases, which may

affect nesting birds, visual disturbance to nesting birds, noise disturbance to fish, the potential

for contamination from the site to affect designated sites (and therefore ecology). The

response also set out that the part of the application site that covers the SSSI has been in use

as a car park for approximately 17 years. As such, this is not considered to form part of the

‘site fabric’ of the SSSI.

10.3 In response to these comments the developer provided new information. Natural England was

re-consulted about this and their comments are summarised as follows:

- The change of layout is unlikely to result in significant effects on the Severn Estuary

designated site.

- In addition the amended noise assessment report proposes to adopt mitigation measures

recommended by Natural England in relation to suspending piling operations 2 hours before,

during and after high tide. Provided that this mitigation measure is adopted it is considered that

the works are unlikely to result in a significant effect to the Severn Estuary SPA features. A

visual barrier is proposed and this will reduce impacts on nesting birds to acceptable levels.

- Concerns remain about the level of contaminants likely to be present in surface water

discharge from the site.

- A pump is proposed to remove contaminated water from the site when piling foundations.

This will be assessed under the licence granted by the Environment Agency.

Natural England also agreed with the appropriate assessment provided by the Bristol City

Council Ecologist.


The Environment Agency

10.4 The Environment Agency originally commented on the application objecting on the basis that

insufficient information had been provided about the potential for contaminants to be carried

into the surrounding area. They wrote again however to withdraw their objection subject to the

imposition of pre-commencement planning conditions to ensure appropriate remediation

occurred. The applicants provided an updated contamination risk assessment report and the

Environment Agency were again consulted. However, they held the position that pre-

commencement planning conditions are required.

10.5 In addition the Environment Agency commented that the site may flood from tidal surges, and

that measures should be put in place to mitigate against this.

10.6 As such the latest position is that the Environment Agency recommends pre-commencement

conditions to address the following:

- Provide a more accurate characterisation of the contamination on the site and a remediation

strategy to suitably ameliorate risks of contamination spreading

- Provide details of flood resilience measures and emergency action in case of flood

- a watching brief so that any identified contamination may be addressed if found.

Highways England

10.7 Highways England commented on the proposals and has offered no objection. Comments did

however seek clarity on some further transport matters, such as trip rates broken down into

different hours of the day.

Network Rail

10.8 Has responded setting out that they do not object in principle and recommend some advice

which is essentially to avoid impacts on the railway.

The Health and Safety Executive – Hazardous Substances

10.9 The application will result in an increase in personnel being present within the inner

consultation distance of several sites which have consent to store hazardous substances. As

such the HSE ‘advised against’ the application, which is essentially an objection. The HSE

have also advised that should the committee provide a resolution to grant, Bristol City Council

must give the HSE 21 days to call in the application before issuing the decision notice. The

HSE have further advised that if the hazardous substance consents were revoked then they

would reconsider their position.

The Health and Safety Executive – Explosives Directorate

10.10 The explosives directorate of the HSE has advised that the proposed development falls within

the consultation distances for a number of berths. This means that while the probability of a


major accident involving explosives is low the consequences to people at the development

could be serious. The relevant berths are:

- At Avonmouth Berths : O Shed, North Wall, West Wharf

- At Royal Portbury Dock: Rail Terminal, Portbury Pier

10.11 The comments go on to advise that there are a number of ways in which this could be

managed by Bristol Port Company should they wish to support the development; which are:

1) Abandoning the use of these berths for the duration of the project or,

2) Evacuating batching plant while vessels carrying explosives are in berth being

loaded/unloaded (evacuating other inhabited buildings will already be part of the terms of the

licence) or,

3) Establishing maximum quantities that can be handled at each berth to ensure the batching

plant remains outside the inhabited building distances. The berth schedules within the licence

already allow for lower quantities to be handled at the berth.

10.12 These options would not require any changes to the existing licence but would require careful

management by BPC and cooperation between BPC and Costain. Should options 1 or 2 be

adopted and those conditions not met it would constitute failure to comply with the terms of

their licence and render BPC liable to enforcement action.

Bristol City Council Ecology

10.13 The city council ecologist prepared an ‘Appropriate Assessment’ under The Conservation of

Habitats and Species Regulations 2010 and the Conservation of Habitats and Species

(Amendment) Regulations 2012. This sets out a number of conditions that are recommended

in order to reduce impacts to protected sites and species to acceptable levels. Specifically, this

includes details to ensure that no noise or visual disturbance of nesting sites occurs, to ensure

that contamination from the site does not affect nearby protected habitats or species and to

prevent the spread of invasive species such as Japanese knotweed, which has been identified

near the site.

Bristol City Council Air Quality

10.14 The air quality team advised that proposals do not have any significant implications with

regards to potential air quality impacts. They advised that the dust management measures

outlined in the CEMP should be conditioned to ensure generation of dust on site is effectively

managed.

Bristol City Council Contaminated Land

10.15 The Bristol City Council Contaminated Land team has reviewed the information submitted with

the application and has raised a number of concerns about the survey of the site and the

amount of information provided about it. Concern has also been raised about the proposed

remediation strategy which does not appear to be satisfactory to them.


Bristol City Council Economic Development Service

10.16 The Bristol City Council economic development service has responded to the consultations

supporting the proposals, stating that the facility will create employment within the area and

bring significant economic benefit, from the large scale developments which it will serve, to

Bristol.

Bristol City Council Flood Risk Management

10.17 Bristol City Council flood risk management have commented on the proposals that the surface

water drainage strategy has been formed in accordance with consultation advice received from

the flood risk management team prior to the application being submitted. As such the response

set out no objection in principal to the proposals. However, further discussion with the team

revealed that they were keen to ensure that contamination risks were suitably ameliorated.

They also requested a planning condition requiring detailed drainage design prior to

commencement of development.

Bristol City Council Transport Development Management

10.18 The City Council transport development management team has commented on the application

but has not offered an objection to the application being permitted. They have however sought

further information including:

- A highway condition survey before and after construction

- Information about specific staff numbers on site at any time and shift patterns should be

provided [officer note this was provided relatively late in the assessment of this application and

the transport team have not yet had a chance to respond on this point].

- Measures to attempt to increase the level of sustainable travel to the site are welcomed, such

as cycle parking and minibus provision and should be conditioned in a travel plan

- Electric vehicle charging points are welcomed

- The construction traffic management plan is acceptable and should be conditioned

Bristol City Council Sustainable City Team

10.19 Regarding the application for the temporary concrete batching plant in Avonmouth for the

Hinkley C power-station and compliance with policy BCS14, it is acknowledged that a number

of details are still to be resolved.

10.20 With this in mind the BCC Sustainable City Team would be content for a condition to be

applied which allows the details of how this will be achieved to be deferred up to the point of

first use, to provide more time to complete discussions without delaying progress through the

planning system.

Bristol City Council City Design Group (Urban Design)

10.21 The Bristol City Design Group initially raised concern about the impact on views from

Kingsweston House. However after the proposals were revised verbally reported that they are

not specifically concerned about these impacts given the landscape context of the site.


Bristol City Council Archaeology

10.22 The city council archaeologist verbally reported that no significant archaeology is anticipated

on the site, due to its history, however that an archaeological watching brief should be applied

during the construction.

Bristol City Council Pollution Control

10.23 The pollution control team initially raised concerns about the potential noise emissions from

the development. However on review of the noise assessment the pollution control officer

stated that the noise assessment demonstrated that noise impacts would be acceptable. The

comments also recommend various conditions to ensure that the development is undertaken

in accordance with the noise assessment and to ensure a scheme of noise monitoring is

undertaken during the operational phase of the development.

11.0 RELEVANT POLICIES 11.1 National Planning Policy Framework – March 2012

Bristol Local Plan Comprising Core Strategy (Adopted June 2011), Site Allocation and Development Management Policies (Adopted July 2014) and the Bristol Central Area Plan (Adopted March 2015) - In determining this application, the Local Planning Authority has had regard to all relevant policies of the Bristol Local Plan and relevant guidance.

12.0 KEY ISSUES

(A) IS THE PRINCIPLE OF DEVELOPMENT ACCEPTABLE?

12.1 The development seeks to provide a facility for the manufacture of concrete segments, which

will be stored on the site and then transported to their final destination beneath the Severn

estuary where they will be used in the construction of water intake and outlet tunnels. In

addition the proposals include office and welfare facilities for staff. The specific planning land

uses of the proposal are therefore B2 (General Industry) and B8 (Storage or Distribution) for

the segment manufacturing facility and its store, and B1(a) for the offices and welfare facilities.

12.2 The site is at Bristol Docks which is designated in the Allocations Map as a Principal Industrial

and Warehousing Area (PIWA) in accordance with Policy BCS8. Policy DM13 provides more

information on the types of development that are suited to these areas, specifically stating that

uses B1(b)-B8 are appropriate. It is considered that the uses applied for are appropriate.

Whilst there is an element of B1(a), this is related to the operation of the concrete segment

facility and is best located immediately adjacent to the concrete segment facility for operational

reasons. As such the element of B1(a) is considered ancillary and acceptable for the site.

12.3 Other planning considerations relating to the specific location and the proposals are discussed

in the key issues below.


(B) ARE THERE ANY ECOLOGICAL, CONTAMINATED LAND AND DRAINAGE ISSUES

THAT CANNOT BE OVERCOME AND WARRANT REFUSAL OF THIS APPLICATION?

Ecology

12.4 The designations of the Estuary are set out above.

12.5 A part of the application site (Site B) crosses over into the SSSI. However Natural England has

confirmed that this site has been used as hard standing for a number of years and is no longer

considered to be ‘site fabric’. As such this is not considered to be a significant issue in itself.

12.6 However, the estuary is habitat for internationally significant population of birds and as such is

protected by international law. Where international designations will potentially be affected by

a proposed development, the local planning authority must consider the impacts on the

designated sites and produce an Appropriate Assessment in accordance with The

Conservation of Habitats and Species Regulations 2010 and the Conservation of Habitats and

Species (Amendment) Regulations 2012. The City Ecologist has produced an Appropriate

Assessment for this development and this has been agreed with Natural England. In addition,

policy BCS9 requires the protection of wildlife designations.

12.7 One of the key issues raised by Natural England and in the Appropriate Assessment is the

presence of overwintering birds. Particularly, when the tide is high and the birds are pushed

further toward the landward side of the shoreline (nearer to the development). In the winter of

2015/16, Natural England commissioned a High Tide Roost Study, on the Severn Estuary

SSSI/SPA. The study identified several specific high tide roosts, in the vicinity of the project,

which Natural England consider may be affected by the development. These include:

- 3D Redshank Roost

- 3E Cormorant/Oystercatcher/Herring Gull Roost

- 3F Redshank Roost

- 3G Mallard Roost

12.8 It is considered that birds at these sites are sensitive to either visual disturbance or noise

disturbance or both. As such, Natural England, and the city ecologist has recommended that

an acoustic barrier is erected in order to reduce the sound levels reaching the roosts. The

barrier will also act as a visual barrier and will therefore also prevent visual disturbance to the

roosts. The details of this will be controlled by recommended condition below and it is

considered will suitably mitigate potential impacts. In addition, a noise monitoring programme

is also required by condition and this will help to ensure that the predicted noise levels are

adhered to whilst the development is operational.

12.9 In addition to the provision of a barrier however, there are particular concerns about the

method of construction of the development and how this will result in noise emissions that will

not be mitigated by the acoustic barrier. In particular, to construct the development, it is

proposed to use piled foundations. This is due to the soft ground conditions. The potential

noise emissions of the piling operations have been monitored and have the potential to be

greater than 3dB above background levels, which means that they may affect bird populations.

In order to further control noise emissions, Natural England and the city ecologist has advised


that piling within 300m of the high tide roosts (3D, 3E, 3F and 3G) should not be undertaken

for a period ranging from 2 hours before, during and 2 hours after high tide. This is to be

controlled by condition recommended below. As such, it is considered that noise impacts on

the designated sites will not be overcome by the imposition of the planning conditions

recommended below.

Contamination and Drainage

12.10 In addition to noise impacts, it is important to note that due to the site history, which has

involved numerous industrial uses and the storage of hydrocarbon products, has resulted in a

site which is likely to be relatively highly contaminated. The developer has submitted

information about the level of contamination on the site and a remediation plan. However, the

Environment Agency has concerns that the survey work does not suitably quantify the amount

of existing contamination on the site. However, it is proposed that this will be controlled by

condition, in that the developer will need to submit a site survey and remediation plan which is

approved by the local planning authority before development commences. The city council

would consult with the Environment Agency when dealing with the information submitted under

this condition and this would ensure that the site would be prepared so as to be appropriate for

people to work on.

12.11 The contamination on the site is relevant to the concerns about ecological conservation as the

proposals have the potential to mobilise contaminants from the site into the surrounding areas,

most specifically the estuary. However the city council will be aware of this when dealing with

the afore mentioned conditions on land contamination assessment and remediation, and it is

considered this will ensure the estuary is suitably protected. These concerns also relate to the

surface water drainage strategy on the site and this would also have the potential to mobilise

contamination, potentially into ground water and into the estuary. However a draft condition is

set out below to ensure that the sustainable urban drainage scheme is approved by the local

planning authority before being implemented, and again at this time, the council would take

account of the potential for mobilisation of contaminants. The authority would also ensure the

system proposed would be adequate and take account of potential levels of rainfall.

12.12 It is therefore considered that through the imposition of the conditions recommended below the

risks from the development on sensitive ecological receptors will be mitigated to acceptable

levels.

12.13 In addition, evidence exists that Japanese knotweed is on an adjacent site. This is an invasive

species. A planning condition below requires a site management plan should the knotweed

spread to this location.

12.14 Overall there are there are no ecological, contaminated land or drainage issues that cannot be

overcome through the imposition of relevant conditions.


(C) HAVE THE REPRESENTATIONS OF THE HEALTH AND SAFETY EXECUTIVE BEEN

ADDRESSED?

12.15 The Health and Safety Executive (HSE) has two separate departments, one dealing with

hazardous substances and the other dealing with explosive substances. These are discussed

below:

Hazardous substances

12.16 Bristol City Council is the Hazardous Substances Authority which determines hazardous

substance consent applications. However, the Health and Safety Executive (HSE) keep a

record of all consents and are a statutory consultee when a development falls within a

specified area (called a ‘consultation distance’) around a site which has consent to store

hazardous substances.

12.17 The application site falls within the ‘inner consultation distance’ of a number of sites

(specifically E, F, P, R and T sheds) which have consent to store hazardous substances. Due

to the number of people that will be working on the site, which will be over 100, the HSE

considers that the risks to people are too great, and have issued an ‘advise against’ comment,

which is essentially an objection, based on the Planning (Hazardous Substances) Regulations

2015 and Health and Safety at Work etc. Act 1974. Local Plan Policies BCS23 and DMDM33

also relate to the potential for pollution events. If the planning committee is minded to grant

consent then the local planning authority must provide the HSE with notice of this and give

them 21 days to call in that potential decision to the Secretary of State.

12.18 Having said this, it is important to note the actual situation on the ground regards the sites that

have consent to store hazardous licenses. The history of E, F, P, R and T sheds is as follows:

E - not stored hazardous substances since at least 2013

F - not stored hazardous substances since at least 2013

P - demolished in 2001

R - not stored hazardous substances since at least 2013

T - demolished in 2016

12.19 Therefore whilst all the above sites have consent to store hazardous substances, in reality this

has not occurred for some time. The sites are all owned by the Bristol Port Company, as is the

application site. The Port Company has communicated with the city council setting out that it

no longer wishes to utilise these hazardous substance consents.

12.20 This said, because the consents exist, hazardous substances could legally be stored on these

sites in future if there were a change in approach. In order to overcome this matter, the city

council, as the hazardous substances authority is in the process of revoking the licences for all

of these sites. In addition, a condition will be applied to any consent, that will prevent the

occupation of the proposed development until such time as the hazardous substances are

revoked. It is considered that this approach will suitably prevent any potential impacts. This

condition has not been applied to the construction phase of the development, however bearing

in mind the sites are not used for hazardous substance storage and the delay this would cause


to the project as a whole (with potential knock on issues for Hinkley Point C), this is considered

to be an acceptable, pragmatic, way forward based on the actual risk.

12.21 In summary therefore, approval of the application is technically against the advice of the

Health and Safety Executive (because the consents are still valid). If a resolution to grant is

made by the committee the council will still need to provide the HSE with a 21 day call in

period.

Explosive materials

12.22 The HSE are responsible for licensing sites where explosives may be transported or held.

They have commented that this application site lies within a distance where inhabited buildings

may be affected if there is an explosion. This occurs from sites which have licences to

transport / hold explosive licences including:

- At Avonmouth Berths : O Shed, North Wall, West Wharf

- At Royal Portbury Dock: Rail Terminal, Portbury Pier

12.23 However the HSE has advised that just because of this, the licenses should not be changed,

and that instead, the Port Company will need to change its practices of how it handles

explosive materials. This could include, either not using those berths for the four year duration

of the development, or making sure that the development is evacuated before transporting the

explosive substances.

12.24 As such, it is considered that issues relating to explosive materials will be suitably handled by

internal port operational management, as this is covered by legislation which is outside the

various planning acts.

(D) IS THE DESIGN OF THE PROPOSAL ACCEPTABLE AND WILL IT HAVE AN

ACCEPTABLE IMPACT ON SURROUNDING AMENITY?

12.25 The concrete batching plant will be operated 24 hours a day in order to meet the timescales

required for the construction of the nuclear power station. It is recognised that the operation of

the facility may result in noise impacts to the surrounding area, potentially including residential

areas in Avonmouth Village. The nearest residential is approximately 600m to the south of the

site. Policies BCS23 and DM35 set out that development will not be permitted unless it can be

demonstrated that noise impacts can be mitigated to acceptable levels. The applicant has

therefore submitted a noise impact assessment, which has been reviewed by the Bristol City

Council pollution control team.

12.26 In order to help reduce noise impacts to surrounding developed areas, the proposals include

an acoustic barrier on the south-eastern side of the site, between the development and the

residential area of Avonmouth Village. In addition, increased cladding to the concrete segment

making facility will be included in the design. The result of this is that noise levels are predicted

to be at most 45dB during the day and 42dB during the night. These are considered to be

acceptable. However, in order to further monitor noise impacts, a noise monitoring programme

will be put in place – the details of which are to be secured by condition.


12.27 In terms of visual amenity, policies BCS21, DM26 and DM29 are relevant in that they require a

building to be sensitive to the character of the area in which they are located. The appearance

of the proposals will be of a large industrial ‘shed’ design, with open storage next to this on site

A and on site B, of a two storey modular building.

12.28 The maximum height of any structure on the site will be around 20m in height, this is the

concrete batching plant itself, and potentially aggregate stores when they are full. Given the

surrounding context of Bristol Docks, this height is considered to be acceptable - as just to the

southeast of the site are other buildings which are approximately 60m tall - this proposal will

not appear significantly out of place or overbearing. In addition the materials proposed are of

aluminium cladding which is considered likely to be appropriate for the context. The details of

this cladding and the external materials of the modular building will be controlled by condition

to ensure that they are appropriate. The city council historic environment conservation team

initially raised concern about the impact on views from Kingsweston House, which is a grade I

listed building which has views northwards over the Severn Estuary. However, this view

includes most of Avonmouth and the docks and as such this project is not considered to be

significantly detrimental in terms of impact here.

12.29 There is a locally listed building approximately 60m to the west of the site which is the 1908

Pump House. The development will not affect the fabric of this building however will be visible

in views of it. This said, the pumping station is surrounded by industrial development and this

application is considered likely to give rise to such significant harm so as to warrant refusal.

(E) WILL THE TRANSPORT IMPACTS OF THE PROPOSAL BE ACCEPTABLE?

12.30 The application is supported by a transport assessment. Policies BCS10 and DM23 set out

that developments should be suitably accessible by a range of transport types, including

primarily sustainable modes of travel. The development is located at Bristol Docks which is

accessible by train and bus, and well as walking and cycling. The developer has set out in their

transport assessment that they will include cycle parking and showers to help promote cycling

and also set out that a minibus will be provided to transport people from the nearest train and

bus stops. The details of these will be controlled by planning condition. Having said this, the

site is quite far within Bristol Docks and is not closely located to a large amount of housing. As

such it is considered realistic to accommodate the private car. The development features a car

park of approximately 200 spaces, which is likely to be sufficient given that on average 150

staff (and at most approximately 260 staff) will be on the site. Although the number of spaces

is large and would be over and above the council’s guidelines on car parking provision for the

average occupancy, the car park does already exist and it is considered that some additional

capacity is needed for those peak operational times. In addition the developers will provide a

travel plan (controlled by condition) to help promote sustainable travel. It is therefore not

considered appropriate to refuse the development on the level of car parking proposed.

12.31 The developers have also offered 6 electric vehicle parking spaces which will help to offer staff

alternative technologies to get to work. Whilst this is not fully policy compliant, it is considered

acceptable given the temporary nature of the development and other sustainability measures

which are proposed.


12.32 The development in itself is likely to result in a high number of daily trips, approximately 145

(both ways). This is however approximately 2% of the average daily traffic on the road and

neither the Bristol City Council Transport Development Management nor Highways England

have objected. However, both did raise questions about how the transport would be managed

so as to avoid the peak periods and in order to control this a traffic management plan is to be

required as a condition. This will seek to ensure that the majority of movements from the site

avoid the peak congestion times. In addition, the routes for vehicles to access the site are

controlled by condition and during the construction phase, by the construction traffic

management plan which has been submitted and is acceptable.

12.33 In summary it is considered that the transport impacts of the development will be acceptable.

(F) HAS THE RISK OF FLOODING BEEN ACCEPTABLY MITIGATED?

12.34 The site is within flood zones 2 and 3, and this is due to its location so near to the estuary. The

flood risk assessment submitted with the application sets out that the site is defended by the

sea wall from most anticipated flooding impacts – flood zone mapping does not take account

of flood defences.

12.35 In any case, there is a risk that the defences could be overtopped and therefore risk of flooding

needs to be considered. Policy BCS16 sets out that development should be focussed to areas

of low flood risk whenever possible and should be designed so as to be resilient to flooding.

The National Planning Policy Framework and National Planning Practice Guidance also give

more details on how different uses should be determined depending on their flood

vulnerability. The guidance identifies that the proposed uses are ‘less vulnerable’ as the use is

‘general industry’, and therefore to be located in flood zone 3 (which this site is) the

development must demonstrate wider sustainability benefits to the community which outweigh

flood risk and be resilient.

12.36 In considering the wider benefits of the development being located at this site, it is considered

that due to the construction of the head units, which will be 35m in length, this facility needs to

be located at the docks in order to transport these to the nuclear power station site. As such it

is considered that the exception test is passed, as the development would not be able to serve

its purpose if not located here, and its purpose in constructing the new nuclear power station is

considered to outweigh the flooding risk.

12.37 In addition, the exception test, and policy BCS16 require development to be resilient in times

of flood. The flood risk assessment submitted with the development sets out that the floor slab

level of the buildings will be set at a certain level so as to mitigate flood risks. The specific level

is yet to be confirmed in the report so conditions recommended below will ensure that

resilience measures are provided – this includes how to fasten machinery and other materials

down and to ensure that the building is built to withstand a flood event. A flood emergency

evacuation plan is also conditioned.

12.38 It is relevant to this matter to also note that the Environment Agency has commented setting

out that because the development has a four year lifespan, that they have taken a pragmatic


view towards flood risk, however they did specifically request details of resilience measures

and as such, they will be consulted when the local planning authority assesses the resilience

plan submitted under the afore-mentioned planning condition.

(H) OTHER PLANNING MATTERS

12.39 In line with the advice from colleagues in the Sustainable City Team, an update on

sustainability will be provided at Committee.

12.40 A planning condition is recommended below to ensure that the storage of recycling and refuse

from the development occurs in a suitable location in a suitable receptacle. This detail has not

been submitted so far but given the size of the site, it is not considered that this will be a

significant matter.

12.41 In accordance with the comments from the Bristol City Council archaeologist, a watching brief

for archaeology will be undertaken as the development commences. It is important to note

however that significant archaeology is not expected to be discovered.

12.42 Air quality is also an important issue however in accordance with the air quality officer’s

comments, the potential issues relating to air quality will be suitably resolved by the measures

set out in the construction environmental management plan which was submitted in support of

the application.

13.0 COMMUNITY INFRASTRUCTURE LEVY (CIL)

13.1 The Bristol City Council Community Infrastructure Levy Charging Schedule (2013) sets out

that uses B1, B2 and B8 are liable at a rate of £0 CIL/ square metre. This development

includes only these uses and as such, no CIL payment will be required.

14.0 CONCLUSION

14.1 The development is to provide part of the infrastructure for the new Hinkley Point C nuclear

power station.

14.2 The site is near to a designated nature conservation site and as such there is the potential for

noise, visual and contamination impacts. However, mitigation for this has been developed and

conditions recommended will suitably control the impacts.

14.3 Although concerns have been raised by the Health and Safety Executive regarding the

potential risks from nearby sites with hazardous substance consents, it is considered that

these risks will be mitigated as in reality the sites are not used for hazardous substance

storage and the council is, in addition, in the process of revoking those consents.

14.4 The development is located in flood zone 3 but due to the nature of what is being provided, it

is considered that the location is suitable, and the development will be made resilient through

planning conditions.

Item no. 4 Development Control Committee A – 22 February 2017 Application No. 16/05322/F : Land Adjoining Berth T And Graving Dock Royal Edward Dock Bristol 14.5 The proposals will be acceptable in all other regards, subject to the imposition of the conditions

below.

RECOMMENDATION Grant subject to the following conditions:

1. Full Temporary Planning Permission

The development hereby permitted shall begin before the expiration of three years from the date of this permission. The applicant shall give notice to the LPA upon commencement of development, and the approved proposals are to be built and retained for no longer than four years from commencement, and subsequently dismantled at the end of this time period and the land returned to its former condition.

Reason: As required by Section 91 of the Town and Country Planning Act 1990, (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004) and in order to avoid a permanent installation on the site due to the proposal only having been assessed as being in place for a temporary period.

Pre-commencement 2. Land affected by contamination - Site Characterisation

No development permitted by this consent shall take place until a site investigation and risk assessment, in addition to any assessment provided with the planning application, and has been completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme should be submitted to and be approved in writing by the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

(i) a physical survey of the site including testing of samples as well as a research-based report to identify the extent, scale and nature of contamination from all previous uses likely to have resulted in land contamination;

(ii) the creation of a conceptual model identifying sources, pathways and receptors to assess the potential risks to: * human health, * property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, * adjoining land, * groundwaters and surface waters, * ecological systems, * archaeological sites and ancient monuments;

(iii) an appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'.

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. Government policy also states that planning policies and decisions should also ensure that adequate site investigation information, prepared by a competent person, is presented (NPPF, paragraph 121).

3. Land affected by contamination - Submission of Remediation Scheme

No development permitted by this consent shall take place until a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment has been prepared, submitted to and been approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. The scheme must also demonstrate that piling or other ground penetrative methods will not result in unacceptable risk of contamination of ground water.

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. Government policy also states that planning policies and decisions should also ensure that adequate site investigation information, prepared by a competent person, is presented (NPPF, paragraph 121).

4. Land affected by contamination - Implementation of Approved Remediation Scheme

In the event that contamination is found, no development permitted by this consent other than that required to be carried out as part of an approved scheme of remediation shall take place until the approved remediation scheme has been carried out in accordance with its terms. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

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 be approved in writing of the Local Planning Authority.

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. Government policy also states that planning policies and decisions should also ensure that adequate site investigation information, prepared by a competent person, is presented (NPPF, paragraph 121).

5. Flood Risk

Prior to the commencement of the development hereby approved further details in relation to flood risk and mitigation shall be submitted to and approved in writing by the local planning authority: a) details of how the development will be constructed so as to be resilient in times of flood, specifically considering risks from mobilisation of buildings, plant and any other structures associated with the development hereby approved, and risk of contamination of nearby ecological designation by materials kept on site.


b) a flood emergency plan setting out: - how staff and visitors working on the site will be protected in times of flood during both construction and operational phases of the development. - how mobile equipment will be protected or suitably fastened down in times of flood, during construction and operational phases of the development.

Reason: to ensure that persons and the environment are suitably protected from flooding risks including risks from flood waters and of debris carried by floodwaters.

6. Sound and visual impact mitigation

a) Prior to the commencement of the development hereby approved details of the combined noise / visual barriers to be erected on site will be submitted to and approved in writing by the local planning authority. The barriers will be designed so as to provide suitable noise and visual barrier between the site and areas identified as ‘high tide roosts 3D, 3F and 3G’ in Natural England’s letter to Bristol City Council of 25.11.2016. The details will include the size, location and materials of the barrier.

The barriers will be constructed in full accordance with the approved details prior to the commencement of the development and maintained for the lifetime of the development.

b) Prior to the commencement of the development hereby approved details of the noise barriers to be erected on site will be submitted to and approved in writing by the local planning authority. The barriers will be designed so as to provide suitable noise mitigation between the site and residential areas in Avonmouth Village, in accordance with the details set out in the noise impact assessment submitted in support of the application dated December 2016 (document reference: COS-OH2231-XX-000-REP 000107).

The barriers will be constructed in full accordance with the approved details prior to the commencement of the development and maintained for the lifetime of the development.

c) Prior to the commencement of the development details of site boundary control measures shall be submitted to and approved in writing by the local planning authority. The measures shall set out how persons visiting or working on the site shall be prevented from accessing the perimeter of the site where this may cause disturbance to the areas identified as ‘high tide roosts 3D, 3F and 3G’ in Natural England’s letter to Bristol City Council of 25.11.2016.

The approved measures shall be implemented as approved prior to commencement of the development.

Reason: To prevent undesirable ecological impacts on the habitats of wading and wildfowl species associated with the Severn Estuary European Marine Site and comply with the Conservation of Habitats and Species Regulations 2010 (as amended) and policy DM19 in the Bristol Local Plan - Site Allocations and Development Management Policies (adopted July 2014) and policies BCS9 and BCS15 in the Bristol Development Framework, Core Strategy (adopted 2011) and to comply with section 14(2) of the Wildlife and Countryside Act (1981) with respect to Japanese knotweed.

7. Control of invasive species

Prior to the commencement of development on the site a survey shall be undertaken to identify all Japanese Knotweed and other invasive species upon the site and adjacent to it. Following this, a report setting out measures to control invasive species to prevent them from spreading onto the


site shall be submitted to and approved in writing by the local planning authority. The report will include a timescale for undertaking the various measures. The approved measures shall be undertaken in accordance with the timescale as approved in the report. Reason: to prevent the spread of invasive species which have the potential to damage ecological systems and property, to comply with section 14(2) of the Wildlife and Countryside Act (1981).

8. Highway condition survey

Prior to the commencement of the development hereby approved a highway condition survey shall be undertaken and submitted to and approved in writing by the local planning authority. The survey shall include any routes as directed by the local planning authority. Reason: to help identify where damage may occur to the public highway as a result of development.

9. Waste Management Plan

Prior to the commencement of the development hereby approved a waste management plan shall be submitted to and approved in writing by the local planning authority. The plan shall include details of: - disposal of waste from site arising from site demolition and preparation. This will specifically provide details of actions for contaminated waste. - disposal of waste arising from the construction of the site, including activities relating to piling and any potentially contaminated materials that may be produced / exposed by this. The development shall be undertaken in accordance with the approved details during the construction and operational phases of the development. Reason: to suitably control waste from site.

Pre-occupation 10. Archaeological watching brief during development groundworks

The applicant/developer shall ensure that all groundworks, including geotechnical works, are monitored and recorded by an archaeologist or an archaeological organisation previously agreed in writing by the Local Planning Authority. Reason: To record remains of archaeological interest before destruction.

11. Sustainable Urban Drainage - details

Prior to the first commencement of the uses hereby approved, full details of a Sustainable Drainage System Strategy for the site to include potential pollution and erosion risks shall be submitted to, and approved in writing by the Local Planning Authority. This shall address whether water will discharge to the inter-tidal or sub-tidal zone, what potential pollutants are likely to be present and in what concentrations, how these compare to Environmental Quality Standards, evidence to support the effectiveness of the proposed petrol interceptor, estimated flow rates of surface runoff at the discharge point and a full assessment of Sustainable Drainage Systems


(SuDS). The approved plan shall be implemented prior to the use hereby approved commencing and adhered to thereafter for the lifetime of the development.

Reason: To prevent undesirable ecological impacts on the habitats of wading and wildfowl species associated with the Severn Estuary European Marine Site and comply with the Conservation of Habitats and Species Regulations 2010 (as amended) and policy DM19 in the Bristol Local Plan - Site Allocations and Development Management Policies (adopted July 2014) and policies BCS9 and BCS15 in the Bristol Development Framework, Core Strategy (adopted 2011).

12. Further details of external appearance

Prior to the commencement of the relevant element of the development, the following details will be submitted to and approved in writing by the local planning authority: a) colour and material of the external materials on the building where the precast concrete

segments will be made on the part of the site labelled ‘site A’ in the design and access

statement submitted in support of the application revision ‘d’ dated 16.12.2016 (document ref:

COS-OH2231-XX-000-REP-000106- AVONMOUTH DESIGN & ACCESS STATEMENT).

b) colour and material of the external materials for the welfare offices on the part of the site

known as ‘site B’ in the design and access statement submitted in support of the application

revision ‘d’ dated 16.12.2016 (document ref: COS-OH2231-XX-000-REP-000106-

AVONMOUTH DESIGN & ACCESS STATEMENT).

The approved details will be implemented prior to the occupation of the relevant building (as named above) and shall thereafter be maintained for the lifetime of the development. Reason: to ensure that the visual appearance of the buildings on the site is appropriate.

13. Construction Environmental Management Plan

During construction, operational and decommissioning phases the development hereby approved will be undertaken and operated in strict accordance with the construction environmental management plan submitted in support of the application prepared by Costain issue 3 dated December 2016 (unless variations to the contents are superseded by other details approved under separate conditions of this consent). Reason: To prevent undesirable ecological impacts on the habitats of wading and wildfowl species associated with the Severn Estuary European Marine Site and comply with the Conservation of Habitats and Species Regulations 2010 (as amended) and policy DM19 in the Bristol Local Plan - Site Allocations and Development Management Policies (adopted July 2014) and policies BCS9 and BCS15 in the Bristol Development Framework, Core Strategy (adopted 2011).

14. Construction Traffic Management Plan

During construction, operational and decommissioning phases the development hereby approved will be undertaken and operated in strict accordance with the construction traffic management plan submitted in support of the application prepared by Costain issue 2 dated 16 December 2016 document reference: COS-OH2231-XX-000-PLN-000037 (unless variations to the contents are superseded by other details approved under separate conditions of this consent). Reason: To prevent undesirable ecological impacts on the habitats of wading and wildfowl species associated with the Severn Estuary European Marine Site and comply with the Conservation of


Habitats and Species Regulations 2010 (as amended) and policy DM19 in the Bristol Local Plan - Site Allocations and Development Management Policies (adopted July 2014) and policies BCS9 and BCS15 in the Bristol Development Framework, Core Strategy (adopted 2011).

15. Noise mitigation

All the recommendations made in the acoustic report submitted with the application dated December 2016 (doc reference COS-OH2231-XX-000-REP 000107) with regards to noise mitigation measures for the construction and operational phases shall be implemented during the phase and timescale as set out in that report. Reason: in order to control noise emissions from the site in order to safeguard amenity.

16. Noise Monitoring Plan

No commencement of use of the development hereby approved shall take place until a site specific Noise Monitoring Plan has been submitted to and approved in writing by the Council. The plan must demonstrate how noise levels from the operation of the development will be in compliance with the noise levels predicted in the acoustic report submitted with the application at the commissioning part of the development and throughout the duration of the development. The monitoring will be undertaken in any area as so directed by the local planning authority. The plan will include methods and timescales for reporting of noise impacts. The approved measuring plan shall be implemented for the lifetime of the development. Reason: in order to monitor the effects of the development to ensure compliance with the documents submitted in support of the application.

17. Traffic management plan

Prior to the first use of the development hereby approved occurring a traffic management plan shall be submitted to and approved in writing by the local planning authority. The management plan will specifically set out the hours of vehicle movements associated with deliveries to the site and the transport of materials and products away from the site. The plan will also relate to shift working patterns in order to minimise the impact of the development on the highway network. Reason: To help ensure the expedient operation of the local highway network.

18. Travel plans

Prior to the first commencement of the land uses hereby approved occurring a travel plan shall be submitted to and approved in writing by the local planning authority. The plan shall include provision of a minibus to facilitate access to the site by more sustainable means as set out in the transport statement submitted in support of the application. The development will be managed in strict and full accordance with the approved travel plan details thereafter for the lifetime of the development. The Approved Travel Plan shall be monitored and reviewed in accordance with the agreed Travel Plan targets to the satisfaction of the Local Planning Authority. Reason: To support sustainable transport objectives including a reduction in single occupancy car journeys and the increased use of public transport, walking and cycling.

Item no. 4 Development Control Committee A – 22 February 2017 Application No. 16/05322/F : Land Adjoining Berth T And Graving Dock Royal Edward Dock Bristol 19. Electric Vehicle Charging

Prior to the first commencement of the land uses hereby approved occurring details of at least 6 electric vehicle charging spaces shall be submitted to and approved in writing by the local planning authority. This will include: a) the location of the parking spaces b) the technology associated with electric vehicle charging and how this will be accessed by users The development will be constructed in accordance with the approved details and will thereafter be maintained as such for the lifetime of the development. Reason: to ensure that alternative vehicle technologies are available to occupants of the building to help mitigate climate change

20. Further details of Refuse Storage and Recycling Facilities

Prior to the first commencement of the land uses hereby approved occurring details of the refuse store, and area/facilities allocated for storing of recyclable materials shall be submitted to and approved in writing by the local planning authority. The approved stores shall be constructed and completed prior to the first occupation of the development hereby approved. Thereafter, all refuse and recyclable materials associated with the development shall either be stored within the dedicated store/area, as shown on the approved plans, or internally within the building(s) that form part of the application site. No refuse or recycling material shall be stored or placed for collection on the public highway or pavement, except on the day of collection. Reason: To safeguard the amenity of the occupiers of adjoining premises, protect the general environment, and prevent obstruction to pedestrian movement, and to ensure that there are adequate facilities for the storage and recycling of recoverable materials.

21. Further details of Cycle Provision

No building or use hereby permitted shall be occupied or the use first commenced until details of the cycle parking provision for the development has been submitted to and approved in writing by the local planning authority. The approved cycle parking will be constructed prior to the first occupation of the development hereby permitted and shall be thereafter retained, kept free of obstruction and available for the parking of cycles only for the lifetime of the development. Reason: To ensure the provision and availability of adequate cycle parking.

22. Completion of Vehicular Routes - Shown on approved plans

No building or use hereby permitted shall be first occupied or the use first commenced until the routes for vehicular access have been constructed and completed in accordance with the approved plans and the said means of vehicular routes shall thereafter be retained for the duration of the development. Reason: In the interests of highway safety.

23. Completion and Maintenance of Car/Vehicle Parking - Shown on approved plans

No building or use hereby permitted shall be first occupied or the use first commenced until the car/vehicle parking area shown on the approved plans has been completed, and thereafter, the


area shall be kept free of obstruction and available for the parking of vehicles associated with the development for the lifetime of the development Reason: To ensure that there are adequate parking facilities to serve the development.

24. Completion of Pedestrians/Cyclists Access - Shown on approved plans

No building or use hereby permitted shall be first occupied or the use first commenced until the means of access for pedestrians and/or cyclists have been constructed in accordance with the approved plans and shall thereafter be retained for access purposes only for the lifetime of the development. Reason: In the interests of highway safety.

25. Details of noise mitigation for protected species and / or habitats

At least one of the provisions a), b) or c) below must be complied with at any one time: a) All percussive piling operations within 300m of roosts 3D or 3F, as set out in Natural England’s letter dated 25 November 2016, between 1 September and 16 July inclusive shall be suspended for two hours before, during and two hours after high tide, or alternatively; b) only screw auger piling and no percussive piling shall be used between 1 September and 16 July inclusive within 300m of roosts 3D or 3F, as set out in Natural England’s letter dated 25 November 2016, or alternatively; c) revised noise modelling and details of acoustic barriers shall be submitted to and approved in writing by the Local Planning Authority before the commencement of percussive piling. The noise modelling shall demonstrate that acoustic barrier(s) will reduce noise levels experienced at the noise sensitive ecological receptors [the redshank roosts identified as 3D or 3F in Natural England’s letter dated 25 November 2016], so that they shall not exceed 70 dB LAmax,f. The acoustic barrier shall be erected in accordance with the approved details prior to the commencement of piling operations and maintained for the duration of the construction of the project which involves piling operations. Reason: To prevent disturbance of wading and wildfowl species associated with the Severn Estuary European Marine Site and comply with the Conservation of Habitats and Species Regulations 2010 (as amended) and policy DM19 in the Bristol Local Plan - Site Allocations and Development Management Policies (adopted July 2014) and policies BCS9 and BCS15 in the Bristol Development Framework, Core Strategy (adopted 2011).

26. Occupation of uses and hazardous substance licences

No occupation of the buildings hereby permitted nor use of the land hereby permitted will occur until such time as hazardous substance licences for sheds E, F, P, R and T c/o The Bristol Port Company, Avonmouth Dock, Bristol, BS11 9DQ have been revoked. Reason: to ensure that the site suitable for use without unduly exposing workers to risks arising from storage of hazardous substances, in order to comply with the Health and Safety at Work etc. Act 1974.

27. Land affected by contamination - Reporting of Unexpected Contamination


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 in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of Condition 5 and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of Condition 6, which is to be submitted to and be approved in writing by the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 7. 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.

Post occupation management 28. Highway condition survey

Following completion of the works necessary to allow the proposed use to commence, the developer shall submit a highway condition survey to the local planning authority. The highway condition survey shall re-survey the routes that were surveyed in the highway condition survey previously approved in writing by the local planning authority and any other additional routes if so directed in writing by the local planning authority. Reason: in order to ensure highways impacts are recorded.

29. Long term monitoring and maintenance – contaminated land

a) If a monitoring and maintenance scheme, to include monitoring the long-term effectiveness of the proposed remediation, is required as part of the approved remediation scheme then the monitoring and maintenance scheme will be submitted to and approved in writing by the local planning authority prior to the uses of the land hereby permitted first commencing. This will include a timescale for the monitoring and maintenance to take place and a timescale for reporting the effectiveness of this. b) Following completion of the measures identified in the approved monitoring and maintenance scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted to the Local Planning Authority for approval in accordance with the approved timescale. This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’. 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. Government policy also states that planning policies and decisions should also ensure that adequate site investigation information, prepared by a competent person, is presented (NPPF, paragraph 121).

30. Vehicular access


Vehicular access to the proposed facility will be through Bristol Port from Kings Road Avenue. The majority of traffic will use junction 18 of the M5 with some local traffic using the A4 Portway. No construction traffic will be permitted through Avonmouth village. Reason: to ensure that vehicles use appropriate routes to safeguard against amenity impacts and to ensure the expediency of the public highway.

31. Noise from plant & equipment

The specific noise level of any noise generated by any operational plant & equipment as part of the development shall not exceed the noise levels predicted in the acoustic report submitted with the application dated December 2016 (doc reference COS-OH2231-XX-000-REP 000107). Any noise measurements shall be made in accordance with BS4142: 2014 Methods for rating and assessing industrial and commercial sound. Reason: to safeguard amenity of the surrounding area.

32. Control of noise impacts

If at any time as reported by the noise monitoring approved under other conditions of this consent, or by noise monitoring carried out by officers of Bristol City Council, the noise emissions are above those predicted in the acoustic report submitted with the application dated December 2016 (doc reference COS-OH2231-XX-000-REP 000107), a scheme to reduce noise output to the levels set out in the acoustic report submitted with the application dated December 2016 (doc reference COS-OH2231-XX-000-REP 000107) shall be prepared, submitted to and approved in writing by the local planning authority. The approved scheme shall be put in place within 1 month of the approval of the local planning authority and the noise monitoring shall continue. Reason: in order to control noise emissions so as to safeguard surrounding amenity.

Listed of approved plans 33. To be presented at Committee. Informatives Network Rail Advice SAFETY No work should be carried out on the development site that may endanger the safe operation of the railway or the stability of Network Rail’s structures and adjoining land. Care must be taken to ensure that no debris or other materials can fall onto Network Rail land. In view of the close proximity of these proposed works to the railway boundary the developer should contact Richard Selwood at Network Rail on [email protected] before works begin. DRAINAGE Additional or increased flows of surface water should not be discharged onto Network Rail land or into Network Rail's culvert or drains. In the interest of the long-term stability of the railway, it is recommended that soakaways should not be constructed within 20 metres of Network Rail's boundary. Any surface water run-off from the site must drain away from the railway boundary and must NOT drain in the direction of the railway as this could import a risk of flooding and / or pollution onto Network Rail land.

Item no. 4 Development Control Committee A – 22 February 2017 Application No. 16/05322/F : Land Adjoining Berth T And Graving Dock Royal Edward Dock Bristol EXCAVATIONS/EARTHWORKS All excavations / earthworks carried out in the vicinity of Network Rail’s property / structures must be designed and executed such that no interference with the integrity of that property / structure can occur. If temporary compounds are to be located adjacent to the operational railway, these should be included in a method statement for approval by Network Rail. Prior to commencement of works, full details of excavations and earthworks to be carried out near the railway undertaker’s boundary fence should be submitted for approval of the Local Planning Authority acting in consultation with the railway undertaker and the works shall only be carried out in accordance with the approved details. Where development may affect the railway, consultation with the Asset Protection Engineer should be undertaken. PLANT, SCAFFOLDING AND CRANES Any scaffold which is to be constructed adjacent to the railway must be erected in such a manner that, at no time will any poles or cranes over-sail or fall onto the railway. All plant and scaffolding must be positioned, that in the event of failure, it will not fall on to Network Rail land. LIGHTING Any lighting associated with the development (including vehicle lights) must not interfere with the

sighting of signalling apparatus and/or train drivers vision on approaching trains. The location and

colour of lights must not give rise to the potential for confusion with the signalling arrangements on the

railway

Supporting Documents

4. Land adjoining Berth T and Graving Dock, Royal Edward Dock

1. Masterplan (Roof Plans) 2. Aggregate Bins plans & elevations 3. Laboratory plans & elevations 4. Segment factory plans & elevations 5. Site sections 1 & 2 6. Temporary office plans & elevations 7. Temporary office plans

4000

4000

2000

0

tel 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected] 0117 929 5200 [email protected]

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Scale (@ A1): Drawn:

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Rev Description DateByChk

App

DO NOT SCALE FROM THIS DRAWING

ALL DIMENSIONS ARE MILLIMETRES U.N.O.

ALL LEVELS ARE IN METRES ABOVE ORDNANCE DATUMU.N.O.

THIS DRAWING IS TO BE READ IN CONJUNCTION WITHALL RELEVANT ARCHITECTS AND ENGINEERS DRAWINGSAND SPECIFICATIONS.

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2.

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COPYRIGHT RAMBOLL UK LIMITED. ALL RIGHTS RESERVED. THIS DOCUMENT ISISSUED FOR THE PARTY WHO COMMISSIONED IT AND FOR THE SPECIFICPURPOSES CONNECTED WITH THE PROJECT ONLY. IT SHOULD NOT BE RELIEDUPON BY ANY OTHER PARTY OR USED FOR ANY OTHER PURPOSE. RAMBOLLACCEPTS NO RESPONSIBILITY OR LIABILITY WHICH MAY ARISE FROM RELIANCE ORUSE OF THIS DOCUMENT OR THE DATA CONTAINED HEREIN BY ANY OTHER PARTYOR FOR ANY OTHER PURPOSE.

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TEMPORARY PRECASTCONCRETE FACILITY,

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1 : 100SOUTH ELEVATION

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P01 PRELIMINARY ISSUE 14/122016

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PV

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SHPdSCC

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926 2LFD30SFRVP

DC

STORE

CLEANERS

SINK

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60 NO WIRE MESH LOCKERS (supplied & fitter by others)

IRIS HD NON SLIP

VINYL FLOORING

S+V STACK

22MM

S

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NOTE:

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boiler

CANTEEN

AREA

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NOTE:

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boiler

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51" FLAT

SCREEN

TV

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BELOW CEILING

51" FLAT

SCREEN

TV

UPVC SLIDING WINDOW

3OOO X 1200MM LINED APERTURE

KITCHEN

AREA

SEPARATE MAINS BOARD

FOR KITCHEN EQUIPMENT

KITCHEN

STORE

926 2L

FD30S

FRVP

DC

(VP TYPE) (VP TYPE)

(VP TYPE) (VP TYPE)

(VP TYPE) (VP TYPE)

(fit out by others)

MAINS

BOARD

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926 2LFD30S

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FD30S

FRVP

826 DC

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FRVP

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FIRST

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VP

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FD30S

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SLIDING HATCH

900x1000

VISION PANELSECURITY

926 2L

FD30S

DC

FRVP

1150MM

BELOW CEILING

51" FLAT

SCREEN

TV

INDUCTION ROOM

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826 IB

(VP TYPE)

826 IB

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ALARM

PIR PIR PIR PIR

(VP TYPE)

(VP TYPE)

(VP TYPE)

DX200T

ROLLER SHUTTER

926 LA

FD30S

DC2400 S/S WASH TROUGH 2400 S/S WASH TROUGH

U/SINK U/SINK

2x 1800 S/S TROUGH URINAL (W

ATERLESS)

(ARIEL)

(ARIEL)


ATERLESS)


ATERLESS)

40 NO WIRE MESH LOCKERS (supplied & fitter by others)

1110

HD

HD HD HD

HD

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IRIS HD NON SLIP

VINYL FLOORINGIRIS HD NON SLIP

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IRIS HD NON SLIP

VINYL FLOORING

IRIS HD NON SLIP

VINYL FLOORING

IRIS HD NON SLIP

VINYL FLOORING

IRIS HD NON SLIP

VINYL FLOORING

IRIS HD NON SLIP

VINYL FLOORING

IRIS HD NON SLIP

VINYL FLOORING

IRIS HD NON SLIP

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IRIS HD NON SLIP

VINYL FLOORING

15MMSTOP TAP

40MMWASTE OUTLET

110MMAVV DRAIN

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S+V STACK

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RWP RWP RWP RWP RWP RWP

RWP RWPRWP RWP RWP RWP

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WORKTOP WORKTOP


926 LA

FD60S

FRVP

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2w

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dyson

airblade

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110mm vent stack15mm MCW inlet

GARTEC

DDA PLATFORM LIFT

110mm vent stack15mm MCW inlet R

WP

RECEPTION AREA

PIR

RWP

VISITOR ROOM

VP

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926 IB

926 IB

2600

250 250

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3000 BAY 223000 BAY 01 3000 BAY 02 3000 BAY 03 3000 BAY 04 3000 BAY 05 3000 BAY 06 3000 BAY 07 3000 BAY 08 3000 BAY 09 3000 BAY 13 3000 BAY 14 3000 BAY 15 3000 BAY 16 3000 BAY 17 3000 BAY 18 3000 BAY 19 3000 BAY 20 3000 BAY 21

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434

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FOR KITCHEN EQUIPMENT

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110MMAVV DRAIN

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S+V STACK

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RWP RWPRWP RWP RWP RWP

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boiler

TC OFFICE AREA

IT IT IT(3 DSSO 3 DATA)




IT (1 DSSO

1 DATA)

IT (1 DSSO

1 DATA)

IT (1 DSSO

1 DATA)

IT (1 DSSO

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1 DATA)

1110 VP

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DC

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ROOM ITITIT

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IT

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IT

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(3 DSSO 3 DATA)

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IT

IT

IT

IT

IT

IT

IT

IT

IT

IT

IT

926 2L

FD30S

FRVP

DC

926 2L

FD30S

FRVP

DC

926 2L

FD30S

FRVP

DC

926 2L

FD30S

FRVP

DC

926 2L

FD30S

FRVP

DC

926 2LFD30SFRVPDC

VIEWING DECK C/W

CHECKER PLATE LANDING

AND HANDRAILS TO SUIT

MEETING

RM3

MEETING

RM1

MEETING

RM2 MEETING

RM

CLIENT

STORE

PPE

IT IT IT

(3 DSSO 3 DATA)

IT IT IT

(3 DSSO 3 DATA)

IT IT IT

(3 DSSO 3 DATA)

IT IT IT

(4 DSSO 4 DATA)

IT

IT(1 DSSO

1 DATA)

IT(1 DSSO

1 DATA)

IT(1 DSSO

1 DATA)

IT(1 DSSO

1 DATA)

IT(1 DSSO

1 DATA)

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AIR CON

CONDENSER

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AIR CON

CONDENSER

AIR CON

AIR CON

CONDENSER

AIR CON

CONDENSER

AIR CON

CONDENSER

AIR CON

CONDENSER CONDENSER

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PIRPIR

PIRPIRPIRPIRPIR

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SCREEN

TV

12No hat&coat

hooks

(plumbing)

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(ARIEL)

(ARIEL)

(VID LEAD/

TO FLOOR BOX)

IRIS HD NON SLIP

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IRIS HD NON SLIP

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TAN

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BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND BLIND

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HD


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PROPOSED FIRST FLOOR NEW SECTIONS

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FD30S

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1 DATA)

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IRIS HD NON SLIP

VINYL FLOORING

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22MMSTOP TAP

H

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FD60S

FRVP

DC

2w

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FLOOR

BOX

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VINYL FLOORING

IRIS HD NON SLIP

VINYL FLOORING

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HD

S

RWP

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BOARDED

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66000

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Notes

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