Hello all,
I've already searched the forum for this but nothing came up surprisingly.
We have had planning permission for a double storey side extension.
One of the planning pieces of additional information (i.e. not an actual condition) is as follows (taken directly from the application):
The developer is to submit directly to Network Rail, a Risk Assessment and Method Statement (RAMS) for all works to be undertaken within 10m of the operational railway under Construction (Design and Management) Regulations, and this is in addition to any planning consent. Network Rail will need to be re-assured that the works on site follow safe methods of working and have taken into consideration any potential impact on Network Rail land and the existing operational railway infrastructure. Review and agreement of the RAMS wil be undertaken between Network Rail and the applicant/developer. The applicant / developer should submit the RAMS directly to: EMAIL ADDRESS.
I've found the CDM Regulations 2015, and also the Town and Country Planning (Development Management Procedure) (England) 2015 No. 595 where the requirement for the local authority (not the developer) to notify Network Rail for a development within 10m of a railway was enacted.
I've drafted a risk assessment which assesses the risks to the existing railway as very low due to the fact:
- The majority of the proposed extension is not within 10m of the railway boundary.
- The closest point of the proposed extension to the railway is circa 7m (a corner of it due to unusual boundary). Even if the double story scaffolding was to topple directly towards the railway it would not reach the railway boundary (as will be around 6 metres high).
- The foundations are proposed as standard 900mm depth and unlikely to materially effect the land around the existing railway.
- A couple of small firs will need felling (less 5m high) and again will not be close enough to affect the railway boundary even if they fell directly towards it.
- Drainage will be via connection to existing drainage grid at front of property with no soakaways or predictions of increased water ingress which could affect the land near the railway.
- Only vehicles to be used onsite to be mini excavators which will not go within 3m of railway boundary.
1) Has anyone else been through this process with Network Rail?
2) What are their rights and which legislation is relevant? (I'm struggling to find where their powers in relation to all this are enshrined in law).
3) How formal do they expect a RAMS to be?
Basically my builder wants to get cracking, and I don't want to delay things un-necessarily. The whole RAMS process feels like its geared up for a major construction project (housing estate, new road), not an extension that barely breaches the 10m limit to the railway boundary.
Hopefully builders on this site who have built extension near the railway boundary and can shed light?
Thanks in advance for responses.
I've already searched the forum for this but nothing came up surprisingly.
We have had planning permission for a double storey side extension.
One of the planning pieces of additional information (i.e. not an actual condition) is as follows (taken directly from the application):
The developer is to submit directly to Network Rail, a Risk Assessment and Method Statement (RAMS) for all works to be undertaken within 10m of the operational railway under Construction (Design and Management) Regulations, and this is in addition to any planning consent. Network Rail will need to be re-assured that the works on site follow safe methods of working and have taken into consideration any potential impact on Network Rail land and the existing operational railway infrastructure. Review and agreement of the RAMS wil be undertaken between Network Rail and the applicant/developer. The applicant / developer should submit the RAMS directly to: EMAIL ADDRESS.
I've found the CDM Regulations 2015, and also the Town and Country Planning (Development Management Procedure) (England) 2015 No. 595 where the requirement for the local authority (not the developer) to notify Network Rail for a development within 10m of a railway was enacted.
I've drafted a risk assessment which assesses the risks to the existing railway as very low due to the fact:
- The majority of the proposed extension is not within 10m of the railway boundary.
- The closest point of the proposed extension to the railway is circa 7m (a corner of it due to unusual boundary). Even if the double story scaffolding was to topple directly towards the railway it would not reach the railway boundary (as will be around 6 metres high).
- The foundations are proposed as standard 900mm depth and unlikely to materially effect the land around the existing railway.
- A couple of small firs will need felling (less 5m high) and again will not be close enough to affect the railway boundary even if they fell directly towards it.
- Drainage will be via connection to existing drainage grid at front of property with no soakaways or predictions of increased water ingress which could affect the land near the railway.
- Only vehicles to be used onsite to be mini excavators which will not go within 3m of railway boundary.
1) Has anyone else been through this process with Network Rail?
2) What are their rights and which legislation is relevant? (I'm struggling to find where their powers in relation to all this are enshrined in law).
3) How formal do they expect a RAMS to be?
Basically my builder wants to get cracking, and I don't want to delay things un-necessarily. The whole RAMS process feels like its geared up for a major construction project (housing estate, new road), not an extension that barely breaches the 10m limit to the railway boundary.
Hopefully builders on this site who have built extension near the railway boundary and can shed light?
Thanks in advance for responses.