The CAG Liaison Group met with the new Carriageworks developers, PG Group, last week to discuss their plans for moving the development forwards.
PG Group are planning to start demolition of Westmorland House (not the Carriageworks) in October. Before they begin demolition, however, they have to ‘discharge’ all the relevant planning conditions. They will seek to amend some conditions so that they can carry out demolition first (see below).
Assuming everything goes to plan, construction will begin in January 2018.
Changes to Planning Conditions sought
There are 24 planning conditions (click this link for the Notice of Decision that sets out all the conditions) that have to be complied with before development can begin. In planning terms, development is defined as any works on a site including demolition. However, PG tell us that some of the design work required to discharge certain conditions can only be completed once demolition has taken place and they have access to the cleared site for further surveys etc. To get around this problem they will be seeking an amendment to some of the conditions to allow demolition to take place beforehand. It takes the Council 13 weeks to consider an application to amend a condition, so the timing is very very tight if they are to start demolition in October.
Click this link for PG’s full schedule of conditions that they want to amend. In summary they are:
|Condition Number||Subject||Change sought|
|1||Start development wihtin 2 years||None|
|2||No demolition before construction contract signed||Allow demolition before construction contract signed (they will be separate contracts)|
|3||No development before materials and finishes approved||Allow for demolition before approval|
|4||Remediate any contaminiation before development||Allow for demolition before remediation|
|5||No development before construction management plan approved||None|
|6||No development before bat roost protection agreed||None|
|7||All development work to comply with ecological appriasal||None|
|8||Protection of slow-worms during site clearance||None|
|9||Landscaping scheme to be agreed before occupation||None|
|10||No clearance of vegetation suitable for bird nesting during season (1 March to 30 Sept)||None|
|11||Before development begins, speficiation of built-in bird nests and bat roosts to be agreed||Allow for demolition before agreeing the spec|
|12||No development before local labour strategy agreed||None|
|13||Sample panels of materials and finishes to be approved before construction of that element||None|
|14||Public Art plan to be approved before construciton begins||None|
|15||Cultural programme to be approved before construction work begins||None|
|16||Roof dormers and replacement windows in Carriageworks to be approved before that part of the work begins||None|
|17||No development until archaeological work is implemented||None|
|18||No development before those parts of historic buildings that will be disturbed have been recorded||Allow for demolition before recording|
|19||No development before contamination remediation scheme is approved||Allow for demolition before scheme is approved|
|20||No development until extent of any contamination has been assessed||Allow for demolition before assessing contamination|
|21||Detailed drawings of roof elements and shop fronts to be approved before construciton of that element||None|
|22||No development before sustainable drainage strategy is approved||Allow for demolition before submitting strategy|
|23||No development before scheme is registered with Code for Sustainable Homes registration beody||CSH now replaced by Building Regs. Allow for demolition first.|
|24||No development until registered with BREEAM||Go for BREEAM “Very Good” on ground floor commercial units only. Allow demolition before registration|
These changes will form the basis of a S.73 application to the City Council planners (and a S.19 application for the listed building consent). There will be notices put on the site to say that the application has been submitted. The application wouldn’t normally go to the Planning Committee, although given the profile of the Carriageworks scheme it might have to. The City Council is meant to give its decision within 13 weeks.
While most of these changes appear logical, the Liaison Group has not yet given PG it’s formal response to the proposed changes. If you have any views do leave comments at the bottom of this page as soon as possible.
Workers on Site
Some site investigations (e.g. ecology, archaeology) have already started so you may see people in hard hats on the site. CAG has facilitated direct communication between the developers and the site residents re site access, safety etc.
Cultural Programme, Public Art, Local Employment and Management Plan
You may recall that the Planning Committee required the developer to work with CAG on Conditions 12, 13, 14, 15 and 29. We are drafting outline proposals for how we think PG should develop these plans and how the local communities should be involved. PG will be wanting to submit the finished plans in October so again the timing is tight.
The next community meeting will be on Monday 4th September at 6pm, venue to be confirmed.