General Development Guidancesloughboroughcouncil.uk/downloads/developers-guide-part-4.pdf · Developer’s Guide Part 4 6 † The Developer Contributions guide states that major developments

General Development Guidance Developer’s Guide Part 4

Interim Document November 2008

General Development Guidance

Developer’s Guide Part 4

Interim Document

Slough Borough CouncilTransport and Planning Division

Planning ServicesSlough Borough CouncilTown Hall Bath RoadSLOUGHSL1 3UQ

Tel: 01753 477340 Planning Applications01753 477341 or 875855 Policy/Section 106

Email: Planning Applications [email protected] Policy/Section 106 [email protected]

Web: www.slough.gov.ukNovember 2008


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1 Preface ..............................................................................................3

2 Introduction ....................................................................................4

3 Sustainable Development..............................................................5

4 Potentially Contaminated Land ....................................................7

5 Air Quality ........................................................................................11

6 Flood Risk and Surface Water Drainage ......................................14

7 Crime Prevention ............................................................................18

8 Refuse and Recycling for New Dwellings ....................................19

9 Archaeology ....................................................................................22

10 Building Control ..............................................................................23

Appendix 1: List of Supplementary Planning Guidance................24

Contents


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This series of developer guide documents isintended to assist developers who areproposing to submit planning applications forresidential and commercial schemes in Slough.

Part 1 Planning Application Procedure andDecision Making

Part 2 Developer Contributions andaffordable Housing (Section 106)

Part 3 Transport and Highway Guidance

Part 4 General Development Guidance

It should enable applicants to appreciate whatthey will be required to do and what to expectfrom the Planning Service at various stages.

Its production is part of an Action Plan gearedto improve our performance in determiningmajor planning applications and ensuring thatrecent improvements are sustained in thecoming years.

The key emphasis is on shifting all the workrequired on negotiating schemes to the “pre-application” stage so that once an applicationis submitted we can concentrate on theprocessing elements to meet the Government’s“13 week” target.

It is being published as an Interim document.It is envisaged that in due course morecomprehensive advice will be produced in theform of a Supplementary Planning Document,following consultation and statutoryprocedures.

This interim guide may be revised prior to thecomprehensive document referred to abovebut no change will be made to developercontributions before the 28th February 2009.Any changes will be put on the Council website.

It does not set out to include all informationthat a potential applicant may need but aims toprovide links to other existingsources/documents as appropriate.

It is being submitted to the Council’s PlanningCommittee for Members’ endorsement and sothey are aware of the basis on whichapplications before them have been prepared.

It is hoped that developers find the guidehelpful and comments and suggestions wouldbe welcomed.

Gerry WyldHead of Planning and Strategic Policy

1 Preface


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This is not a comprehensive guide to allrequirements or matters to consider whendeveloping sites. It identifies some items thatare common to many developments and itemsthat are best considered at an early stage inthe design and development process. Transportand Highway matters are covered in anassociated document - Developers Guide Part3. Updates will be placed on the Council’swebsite.

2 Introduction


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In line with Government policy and theemerging South East Plan the Council will nowbe putting a much greater emphasis onsustainable development. The emerging LocalDevelopment Framework will contain policieson this topic. The Core Strategy (Nov 07) , LocalPlan and Structure Plan already contain somepolicies and broad aims that promote moreenvironmentally friendly development such as:

• Locating most new development near toemployment; shops, key public facilitiesand public transport (a broad aim of theLocal Plan and Core Strategy).

• Requiring enhancement to non car modesof travel; safe and convenient pedestrianand cycle routes, ‘walk to school routes’,bus services/infrastructure etc., travelplans (these are referred to in theTransport & Highway Guidance document)

• Limiting space for car parking in veryaccessible locations particularly foremployment uses. (Local Plan policy T2and Core Strategy (Nov 07) Policy 7)

• Minimising the loss of green field andopen space land.

• Encouraging wildlife through use ofappropriate new landscaping andprotection of important existing wildlifehabitat. Local Plan policy EN 3Landscaping; EN 22, 23, 24 NatureConservation; Core Strategy (Nov 07)Policy 8 &9).

• Incorporating public recycling facilitiesinto housing development of 150 homesor more or large retail and leisuredevelopment (Berkshire Structure Planpolicy W4 and Minerals and Waste PlanWLP 9)

• Minimising or controlling surface waterrun off to reduce flood risk and protect thewater environment through the use ofSUDS - sustainable urban drainage

systems. In liaison with the EnvironmentAgency and the Council most surfacewater will need to be returned to theground and not directed to sewers orwatercourses. To limit local flood riskstorage of surface water on site may beneeded. See the section on Flood Risk(below) also and Core Strategy (Nov 07)Policy 8..

• Meeting the Building for Life Standard(www.buildingforlife.org) for residentialdevelopment to create more sustainablecommunities in the widest sense. Thisstandard focuses on good designincluding consideration of quality of lifeand crime reduction throughappropriately designed developments.Proposals will need to show how theBuilding for Life objectives have beenaddressed.

The Council is now expecting SustainableDesign and Construction in terms of detaildesign of layouts and buildings to helpreduce carbon emissions. The Council willbe expecting developers to incorporatewhere feasible features such as:

• Incorporating sources of renewable or lowcarbon technology energy generationsuch as installation of solar panels to heatwater; photovoltaic panels to generatepower from day light; biomass boilers(such as wood burning boilers); microwind generation and low carboncombined heat and power systems forlarger buildings or complexes. Advice canbe sought from Thames Valley Energy atGreenham Common (web sitetvenergy.org) and Government PlanningPolicy Statement 22 Planning forRenewable Energy and its companionguide; Planning Policy Statement 1 ClimateChange companion guide.

3 Sustainable Development


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• The Developer Contributions guide statesthat major developments must includerenewable or low carbon energyequivalent to 10% of the developmentscarbon emissions.

• Water conservation measures such asstoring of rain water for reuse(garden/planting areas, car washing, toiletflushing), ‘grey water’ systems i.e. re use ofcertain waste water for toilet flushing etc.All houses will be required to storerainwater in some way.

• Greater care of trees on site by avoidingtree loss; keeping development clear oftree routes or if absolutely necessarymaking use of special constructiontechniques to minimise damage to trees.

• ‘Green Roof’ or ‘Brown Roof’ construction;vegetation on roofs to act as insulation,help wildlife, reduce surface water run off,improve water quality.

• Building design and layout to make use ofor control solar gain.

• Use of building materials from renewablesources or that have low embodied energy( ie: they are not energy intensive toproduce) eg. timber.

• Recycling of building materials; site wastemanagement.

The Building Regulations now requiredevelopments to be more energy efficient.However it is still beneficial to achieve greaterthan the minimum standards in terms ofenergy efficiency; insulation; heating andventilation systems. The following standardsare relevant.

Code for Sustainable Homes & BREEAM

Most major developments will need to achievea rating of at least level 3 of the Code forSustainable Homes [www.communities.gov.uk]or for commercial developments a BREEAMrating of at least Very Good [www.bre.co.uk].These schemes measure a variety ofsustainable development features and are aflexible way for developers to achievestandards above the norm. However theyinclude minimum requirements for energyefficiency and water use. A more energyefficient building reduces the amount of andcost of installing renewable energy equipmentto satisfy emerging policy requirements.


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The Berkshire Guide to DevelopingPotentially Contaminated Land.

This leaflet is issued to assist developers,agents and consultants involved in thedevelopment of land that may becontaminated as a result of historical land use.

It has been produced by the BerkshireContaminated Land Group (comprised ofrepresentatives from Local Authorities in thatgeographical region) with the aim ofencouraging a consistent approach to thepresentation and information content ofcontaminated land reports provided to localplanning authorities within the area.

Under the Town and Country planning systemthe responsibility for providing information onwhether a site is contaminated rests primarilywith the developer. You should also be awarethat the responsibility for safe developmentand secure occupancy of the site lies with thedeveloper.

There are three phases of contaminated landinvestigation and management that may beundertaken dependent upon the condition ofthe site, these are:

• Phase I, Desk study,

• Phase II, Intrusive investigation

• Phase III, Remediation and/or riskmanagement

The information listed provides a guide to whatis required by the local planning authority.Reports submitted at each stage should befully referenced and signed by a suitablyqualified person.

The information listed is not intended to becomprehensive or exhaustive in content. Ineach phase the greater the informationprovided, and the earlier this is made availableto the local planning authority, the sooner thescope and cost of any further investigation orremediation that may be required can be

established. Some Local Authorities mayrequest this information prior to an applicationbeing decided.

If at any point in the process the identified risksare shown to be acceptable, then the conditionattached to the planning permission may bedischarged enabling site works.

Please note:

(1) Phase I & II Reports may be combined

(2) General recommendations for remediationmade in the Phase II Report will not beaccepted as a substitute for a RemediationStatement.

In addition to the information requested by theLocal Authority - the Environment Agency mayspecifically request information on pollution ofControlled Waters, drainage, surface water etc.

Reference Material:

BS10175CLR7 - 11PPS 23www.DEFRA.gov.uk

4 Potentially Contaminated Land


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Further Contacts and Advice:

Human Health issues are dealt with by theLocal Authority /Environmental Health.

Bracknell: 01344 351400

Reading: 0118 939 0900

Slough: 01753 [email protected]

West Berkshire: 01635 [email protected]

Windsor & Maidenhead: 01628 683616

Wokingham: 0118 974 6766/382Environmentalp&[email protected]

Environmental Pollution issues are dealt withby the Environment Agency.

http://www.environment-agency.gov.uk


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A. PHASE I REPORT Included

(i) Purpose and aims of study

(ii) Site location and layout plans

(iii) Appraisal of site history and previous uses of the land surrounding the site

(iv) Assessment of environmental setting, to include:

• geology, hydrogeology, hydrology

• information on quarrying activities

• information from Environment Agency on abstractions, pollution incidents, water qualityclassification, current landfill sites, etc.

• Information from Local Authority on prescribed processes, hazardous substances, former landfillsites, private water supplies, contaminated land, etc.

(v) Assessment of current site use and surrounding land uses (Walkover Survey)

(vi) Review of any previous site contamination studies (desk-based or intrusive) or remediation works

(vii) Preliminary (qualitative) assessment of risks based on proposed site use

• Appraisal of actual and/or potential contaminant sources, pathways and receptors

• Conceptual site model (visual and written)

(viii) Recommendations for intrusive contamination investigation, if necessary

B. PHASE II REPORT Included

(i) Review of any previous site contamination studies (desk-based or intrusive) or remediation works

(ii) Site Investigation Methodology

• methods of investigation

• plan showing exploration locations, including justification for these locations

• sampling and analytical strategies

(iii) Results and findings of investigation

• ground conditions (soil, gas and water regimes, including made ground)

• Always use an accredited lab and have the full results attached to report including sampling precision and bias. We will not accept results which, have not been MCERTS accredited.

• discussion of soil/gas/water contamination (including visual, olfactory, analytical and monitoring data)

(iv) Conceptual site model (visual, written - changes?)

(v) Risk assessment (RA) a minimum, based on source-pathway-receptor model. Should take accountof the severity of consequences and likelihood of occurrence. Justification of RA models used.Where necessary, a suitable quantitative RA may be required.

(vi) Recommendations for remediation - justification should relate to proposed site end use, riskassessment findings, as well as technical and financial appraisal

(vii) Recommendations for further investigation (if necessary)

Has the following been considered/included?


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C.Phase III REMEDIATION STATEMENT (submitted before remediation) Included

(i) Objectives of the remediation works

(ii) Detailed outline of the works to be carried out

• Description of ground conditions (soil, gas, water)

• Type, form and scale of contamination to be remediated.

• Remediation methodology, including remedial, protective or other works

• Site plans/drawings

• Phasing of works and approximate timescales

(iii) Consents, agreements & licences (i.e. discharge consent, waste management licence)

(iv) Site management procedures to protect site neighbours, environment and amenity during works,including where appropriate

• Health & safety procedures

• Dust, noise & odour controls

• Control of surface run-off

(v) Details of how any necessary variations from the approved remediation statement arising duringthe course of works will be dealt with, including notification to the relevant planning authority orofficer dealing with contaminated land issues (contact details can be found on the back page of thisguidance note).

(vi) Details of how the works will be validated to ensure the remediation objectives have been met,should include details on;

• Sampling strategy

• Use of on-site observations, visual/olfactory evidence

• Chemical analysis/monitoring data

• Proposed clean-up standards (i.e. contaminant concentrations)

D. SITE COMPLETION REPORT (submitted following remediation) Included

(i) Include information as per C(i) to C(vi)

(ii) Details of who carried out the work

(iii) Details and justification of any changes from original Remediation Statement

(iv) Substantiating data - should include where appropriate

• Laboratory and in situ test results

• Monitoring results for groundwater and gases

• Summary data plots and tables relating to clean-up criteria

• Plans showing treatment areas and details of any differences from the original RemediationStatement

• Photographic and other media records

• Waste management details and records

(v) Confirmation that remediation objectives have been met


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Background

The Environment Act 1995 introduced the LocalAir Quality Management system which requiresLocal Authorities to undertake regular reviewand assessment of air quality, with respect tothe standards and objectives set in the AirQuality Strategy, and enacted through the AirQuality Regulations in 1997,2000,2002,2004and 2007. In areas where an air qualityobjective is predicted to be exceeded, andthere is relevant public exposure, localauthorities must designate Air QualityManagement Areas and implement actionplans to improve air quality.

In 2004, as part of Slough Borough Council'songoing review of air quality, the detailed airpollution dispersion modeling and monitoringshowed that it was likely that the annualobjective for nitrogen dioxide would beexceeded in areas close to the M4, and the topof the A4 London Road close to M4 junction 5(Brands Hill). As a result in June 2005, two AirQuality Management Areas were declared, onefor the M4 corridor across Slough's southernboundary, and the second for the A4 at BrandsHill. The annual average levels of nitrogendioxide in both areas exceeded the objective of40 ug/m³.

In each of the designated areas the mainsource of the air quality exceedence of nitrogendioxide is road traffic, particularly from themotorway, but also from some of Slough'smain roads. The A4 Air Quality Action Plan hastherefore been incorporated into the LocalTransport Plan (2006-11). A separate ActionPlan has been produced for the M4 Motorwayas this is the responsibility of the HighwaysAgency.

Other contributions come from industrial plantand premises, domestic energy production andconstruction activity. It should be noted thatbackground pollutant concentrations in theregion are heavily influenced by weathersystems that also affect northern Europe.

The review process is ongoing and SloughCouncil has just completed a DetailedAssessment of the Town Centre for 2008. Thishas shown that there are likely exceedences ofthe nitrogen dioxide objective along Tuns Laneand along the A4 through the Town Centre.Declaration of a third Air Quality ManagementArea in the Town Centre is being considered.

Whilst Air Quality Management Areas identifyair pollution hotspots, the Council is aiming toachieve a general reduction in pollutionconcentrations across the whole borough. Thisapproach should bring health benefits toeveryone, not just those living in Air QualityManagement Areas. Every development thathas the potential to emit significant pollutionmay require mitigation or off-setting to helpachieve an overall reduction in air pollution.

5 Air Quality



Air Quality Management Areas (AQMA)

AQMA order 1 - M4 CorridorThe designated area incorporates landadjacent to the M4 motorway along the northcarriageway between junction 7 and junction5, and also the south carriageway betweenjunction 5 and Sutton Lane.

AQMA order 2 - A4 Brands HillThe designated area incorporates a stretch ofthe A4 London Road east of junction 5 of theM4 motorway up until the Slough end of theColnbrook Bypass.

SEE MAPS ON NEXT PAGE

1. If a development is to be located within anAQMA and is likely to cause a worsening ofair quality or introduce new exposure intothe AQMA then it is a highly significantconsideration.

2. If a development would contribute to airquality exceedences or lead to thedesignation of a new AQMA then it will bea highly significant consideration.

Action Plans

Some of the actions in the Plan will have animpact on planning applications. For example,all developments generating significantadditional traffic and freight movements thataffect the AQMAs will require an airquality/environmental assessment andrelevant travel plans. A development must alsonot interfere or prevent the implementation ofmeasures in the Air Quality Action Plan.

General

1. Air quality should be considered at theearliest possible stage as the developmentmay require an air quality impactassessment and mitigation. This may havean impact on the overall design of thedevelopment.

2. For information there are copies of theCouncils air quality assessments andmonitoring reports available on the webathttp://www.slough.gov.uk/services/929.asp

3. Developers should contact the Council forguidance on how best to undertake an airquality assessment to the satisfaction ofthe local authority.





The risk of flooding and drainage are now keyplanning issues for many planningapplications. Decisions on planningapplications will take into account GovernmentPlanning Policy Statement 25 (2006), CoreStrategy policies, the Council’s Strategic FloodRisk Assessment and Environment Agencyadvice. Development will be refused if it is atrisk of flooding or if it might cause flooding toother properties adjacent or downstream. Therisk of flooding results not only from fluvialsources (rivers and streams) but also foul andsurface water sewers, groundwater andstorms.

Environment Agency flood maps identify areasat risk of fluvial flooding - flood zones 2 and 3.The map below gives an indication of thecurrent extent of flood zones in Slough.Developments in flood zone 1 may still be alocal problem in terms of very local floodingand how a site or development is to be drained(see also Strategic Flood Risk Assessmentbelow).

More detailed Agency flood maps, includingupdates, are available from the EnvironmentAgency either from their web sitewww.environment-agency.gov.uk or 08708506 508 or they can be viewed at the Town Hall(Planning Section). A map of local floodingproblems is available at the Council (PlanningSection or Principal Drainage Engineer; orCouncil web site in the future).

Many planning applications will need toinclude a Flood Risk Assessment or DrainageStatement. Applications will not be validwithout this information. Assessments willneed to be carried out in accordance withAgency advice, Planning policy Statement 25and Council advice. Environment Agency advicecan be obtained from the publication‘Environment Agency standing advice;development and flood risk’ available at theAgency’s other web sitewww.pipernetworking.com. Applicants are

strongly advised to look at this beforesubmitting planning applications as well asconsult the Council. Council advice will bepublished soon in the meantime look at thelocal Strategic Flood Risk Assessment andconsult the Council (Planning Section orPrincipal Drainage Engineer). The Agency andthe Council encourage pre applicationconsultation. The Council’s additionalrequirements re local problems and drainageare included in the summary list below.

In brief a Flood Risk Assessment will berequired for all new dwellings and most otherbuildings:

• Within either flood zone 2 or 3

• Within flood zone 1 if the site is 1 ha. orover.

• Within flood zone 1 if there is an existinglocal surface water drainage, foul drainageor groundwater problem. See Note below.

• A change of use in flood zone 2 or 3 if amore vulnerable use is proposed.

• Note: Local problem areas are not shownon the Environment Agency maps; theyare in the local Strategic Flood RiskAssessment - see below.

An assessment may also be required for:

• A change of use in flood zone 1 if a morevulnerable use is proposed.

• Development within 20 metres of a ‘mainriver’ which includes significant streams(identified in red on the map).

A Drainage Statement is required for:

• One or more dwelling in flood zone 1

• 100 square metres of new floorspace orsurfacing in flood zone 1.

• Note: The Statement shall show howsurface water will be dealt with.

6 Flood Risk and Surface Water Drainage



Planning permissions will normally haveconditions requiring surface water drainagesystem information to be agreed andimplemented. Sustainable Urban DrainageSystems (SUDS) are now expected; seewww.pipernetworking.com for more details.These should be considered at the outset andbe integrated into the scheme in terms ofoverall design; construction and futuremaintenance. Estimates of surface water runoff will be needed including an allowance forfuture climate change.

Some key principles regarding drainage are:

• Limit surfaces that increase run off(Reduce hard surfaces or use permeablesurfaces)

• Do not increase the flow of water goinginto sewers or streams.

• Let surface water soak into the ground.

• Ensure ground conditions are suitable forsoakaways or similar (Infiltration).

• Ensure storm water will not run off the siteonto another persons land or onto thepublic highway.

• If necessary allow storm water to be heldon site before gradually soaking into theground (or draining to a sewer ifpermitted) (Attenuation).

Regarding infiltration and soakaways it shouldbe noted that factors such as highgroundwater levels or low ground permeabilitywill affect the design of a surface waterdrainage system, and may restrict the overalldensity of development allowed.

Strategic Flood Risk Assessment (Slough)

This has been carried out in connection withthe Core Strategy. It identifies local flood issuesnot covered by the Environment Agency floodmaps. It will be available on the Council’s website soon alternatively contact the PlanningPolicy Section. It should be consulted beforesubmitting applications and when carrying outflood risk or drainage studies. In brief itidentifies local areas at risk due to groundconditions, ground water, foul surface watersewer flooding and areas potentially at risk offluvial flooding but not highlighted onEnvironment Agency maps at present. It alsoidentifies protection areas near groundwatersources (includes wells, bore holes, springs, etc.It identifies information required in site specificflood risk assessments. The Assessment is thejustification for seeking drainage statementsfor developments of one dwelling or more or100 square metres of other building orsurfacing even if they are in flood zone 1.Further information can be sought from theCouncil’s Drainage Engineer. A guidance notefor developers to incorporate the relevant partsof the assessment and expand upon the abovenotes is being prepared and will go on theCouncil’s web.



Flood Zone 3 - Area of land having a 1 in 100(or greater) chance of river flooding annually.

KEY

Issued by Flood Mapping Programme, Environment Agency, Rio House, Bristol. October 2008

Main River centre lines

Flood Zone 2 - Area of land having between1 in 100 and 1 in 1000 chance of river floodingannually but outside Flood Zone 3.

�

Scale nts

plot date October 2008

Based on the Ordnance Survey map with the permission of theController of Her Majesty's Stationery Office.

Denise Alder, Department of the Green and Built Environment Crown Copyright 2008. Licence No. 100019446.

��

Town Hall,Bath Road,

Slough, SL1 3UQ

Flood Zone 1 - remainder of the borough.

��

Borough Boundary



��

�

Scale nts

plot date October 2008

Based on the Ordnance Survey map with the permission of theController of Her Majesty's Stationery Office.

Denise Alder, Department of the Green and Built Environment Crown Copyright 2008. Licence No. 100019446.

��

Flood Zone 3 - Area of land having a 1 in 100(or greater) chance of river flooding annually.

KEY

Issued by Flood Mapping Programme, Environment Agency, Rio House, Bristol. October 2008

Main River centre lines

Flood Zone 2 - Area of land having between1 in 100 and 1 in 1000 chance of river floodingannually but outside Flood Zone 3.

Flood Zone 1 - remainder of the borough.

Borough Boundary

Town Hall,Bath Road,

Slough, SL1 3UQ

��



7 Crime Prevention

At the outset of the design process crimeprevention and community safety should beconsidered. Crime will be an important matterwhen planning applications are considered.Government Policy Statements and CoreStrategy policy 12 cover crime to help createsustainable communities. Local Authorities alsohave a duty under the Crime and Disorder Act1998 to, in brief, exercise its functions with dueregard to the effect on crime and to do all it canto prevent crime.

Guidance is available in the publication

Safer Places; The Planning System andCrime Prevention (Office of Deputy PrimeMinister ; Home Office 2004.)

It includes further sources of guidance, casestudies, check lists and an outline of designconsiderations. It can be downloaded from theweb site: www.communities.gov.uk

The seven attributes of sustainablecommunities listed below are a starting pointfor considering crime prevention whendesigning.

• Access and movement: Places with well-defined routes, spaces and entrances thatprovide for convenient movement withoutcompromising security

• Structure: Places that are structured sothat different uses do not cause conflict

• Surveillance: Places where all publiclyaccessible spaces are overlooked

• Ownership: Places that promote a senseof ownership, respect, territorialresponsibility and community

• Physical protection: Places that includenecessary, well-designed security features

• Activity: Places where the level of humanactivity is appropriate to the location andcreates a reduced risk of crime and a senseof safety at all times

• Management and maintenance: Placesthat are designed with management andmaintenance in mind, to discourage crimein the present and the future

Some design details that are often overlookedare:

• Limit the extent of rear garden boundariesthat abut publicly accessible spaces.

• Lighting of parking areas and cycle stores.

• Entry systems or lockable gates etc. onprivate parking courtyards.

• Robust boundary treatment includinggates.

• Limit entry points from public places toprivate spaces.

• Public spaces and site entry points shouldbe overlooked by habitable roomwindows.

CCTV cameras may be required on somedevelopments if the uses are likely to attractthose who commit crimes.

A contribution towards a CCTV system in thearea may be required if the proposeddevelopment may result in more crime beingcommitted in the area.



The main documents providing technicalguidance on the provision and location ofwaste facilities are the Building RegulationsApproved Document H, Drainage and WasteDisposal (2002) Part H6 Solid Waste Disposaland British Standard 5906 (2005).

This information is not intended to replace theabove guidance, but gives details of particularwaste collection arrangements in the SloughBorough Council area. For the most up to dateinformation or for any queries please contactEnvironmental Services on 01753 875255

Standard bin sizes

*Please note all heights are with lids closed. Tocalculate the maximum height with the lid fullyopen please add the depth dimension to theheight plus 100mm.

Refuse and Recycling Provision forHouses/Maisonettes

Slough Borough Council operates an “edge ofcurtilage” refuse and recycling collection policyfor these properties.

Refuse and Recycling Provision for Flats

Please note in very small developments(around 6 flats) it may be more appropriate forunits to be provided with individual bins (see“Provision for Houses” above).

Refuse andRecyclingCapacity

240 litre wheelie bin for refuse (360l if 6or more residents in property *) -collected weekly 240 litre wheelie bin for recycling -collected fortnightlyOptional 240 or 140 litre wheelie bin forgarden waste recycling (whereappropriate) - collected fortnightly

Storage Properties must have a place to storebins:Rear garden with accessFrontage on terraced properties with ascreen or enclosure (space for two binsnormal waste and recycling)

DragDistance forbins

With a curtilage collection the vehicleaims to stop at the point next to thepavement alongside the bin. Thepreferred maximum distance betweenwhere a wheeled bin is sited and thenearest practicable position at whichthe collection vehicle can stop Shouldmust not exceed 15 meters for 2wheeled bins (British Standard) ; up to25m may be acceptable in somecircumstances

Dragdistance forbins -residents

For private drives and courtyard typedevelopments instead of curtilegecollection Bin Collection Points can beused provided they are no more than30m from the house. Collection pointsmust be identified on plan and locatedclear of driveways or access ways.

Bin Size Height * Width Depth

140 litre wheeled bin 1100mm 505mm 555mm



1100 litre wheeledbin (Euro bin) 1470mm 1280mm 1160mm

8 Refuse and Recycling Storage For New Dwellings



Vehicle Reversing Distance

Vehicle Size,Access andReversingDistances

The normal maximum permissiblereversing distance is 12 metres. TheHealth and Safety Executive ratereversing as the single highest riskwhen driving a vehicle and it shouldtherefore be avoided at all cost.

StorageArea

• Free ventilation is essential.Developers should be aware of thepossibility of nuisance to residentsfrom flies, smells etc. if sited too closeto ventilators or windows.

• The height of the store must allow forthe bin lid to be fully opened.

• Areas should be designed to preventparked cars or other obstructionsblocking doors and the routebetween the storage area and thecollection vehicle (for example “noparking” hatching).

• The inside dimensions of the storeshould allow sufficient space forresidents to enter, and for bins to bemanoeuvred around one another ifnecessary.

• The interior should be constructedfrom a solid impervious materialsuitable for washing down

RefuseCapacity

Refuse is stored in 1100 litre bins(Calculate number of bins needed basedon 200 litres per household and roundup)

RecyclingCapacity

Recycling is stored in 1100 litre bins(Calculate number of bins needed basedon 100 litres per household and roundup)

Distance ofstoragearea fromdwelling

The bin storage area should be locatedwithin the curtilage of the property andnot more than 30m measuredhorizontally from the dwelling that itserves. This is also the maximumdistance at which a refuse chute shouldbe located from a dwelling.

DragDistance forbins

The distance between where a wheeledbin is sited and the nearest practicableposition at which the collection vehiclecan stop must not exceed 10 meters forbulk bins

Access The path between the bin storage areaand the collection vehicle should:• Be free of steps or kerbs (dropped

kerbs can be used)• Have a smooth continuous surface• Be level, unless the gradient falls

away from the chamber in which caseit should not exceed 1:12

• Have a minimum width of 2 metres• Only contain gates wide enough for

safe entry/exit of the bin.Incorporate hold open devices on anygates.

Chutes Where chutes are used sufficient spaceshould be allowed for full bins to bechanged over and stored.Consideration should be given to usinga dual chute system - one for waste andone for recyclables, or a mechanisedchute system to segregate waste andrecyclables.



Quick Reference Table (refuse)

Houses ** Flats

Normal Waste 240 litreOr360 litre Larger homes *

200 litre/flat In 1100 litre Euro bins

Recycling 240 litre 100 litre In 1100 litre Euro bins

Dwelling to StoreMax. distance

Bin on curtilage 30 m

Drag Distance Max.(Refuse collector)

15 m preferred25m certain circumstances only

10 m

Dwelling to Bin CollectionPoint (maximum drag distance

30m Certain circumstances only

Not Applicable

Max. reversing distance 12m 12m

* - 4 or more bedrooms or 6 or more person households.

** - Each house has a minimum of 2 bins (normal and recycling); residents can ask for a third bin, for garden waste,size 140 litre or 240 litre



Consideration of possible archaeologicalremains on a site is a planning consideration. Itis advisable, at the pre application stage, to seeif a site requires any archaeologicalinvestigation work prior to development. This isparticularly important on previouslyundeveloped sites but also some developedsites are know to be of possible interest.Archaeological remains may need to beexcavated or even protected fromdevelopment. Any study or excavation has tobe funded by applicants or developers.

Areas of archaeological interest are recordedon the Sites and Monuments Record. This isheld by the Berkshire Archaeology Service.They advice the Council on archaeologymatters. They can also advise developers at thepre application stage if a site is of interest andif so the type of study or investigation workthat will be needed. Such work is normallycovered by a planning condition butsometimes work might be needed at theapplication stage particularly desk top studies.

The Berkshire Archaeology Service can becontacted at:

Berkshire Archaeology ServiceCentral LibraryAbbey SquareReadingRG1 3BQ

Tel: 0118 901 5976Web: BerkshireArchaeology.org.uk.Email: info@ BerkshireArchaeology.org.uk.

9 Archaeology



The Council’s Building Control Division will behappy to provide a building control service forall new development. Please contact them atan early stage to discuss your proposals. Theycan be contacted at :

Building ControlMyCouncil Landmark PlaceHigh StreetSlough SL1 1JL

Tel: 01753 875810Email: [email protected]

10 Building Control



1. Guidelines on the Provision of AmenitySpace around Residential Properties -January 1990

2. Guidelines for the Conversion of Houses toRest Homes for the Elderly - May 1990

3. Slough Borough Council Parking andServicing Standards. Details of number ofparking spaces is in the developmentguidance document; a comprehensivenote about parking is in preparation.

4. Guidelines for “Granny Annexes” - October1990

5. Guidelines for Backland/Infill HousingDevelopment - June 1991

6. Guidelines for Private Hire CompanyOffices - June 1991

7. Guidance Note for the Change of Garagesinto Habitable Rooms - July 1991

8. Guidelines for the Conversion of Houses toGuest Houses/Bed and BreakfastAccommodation - October 1991

9. Guidelines for Flat Conversions - April 1992

10. Guidelines for Residential Children’sHomes - May 1992

11. Guidelines for Student Accommodation -October 1992

12. Guidelines for Non-retail uses within theTown Centre and District Shopping Centres- November 1993

13. Guidelines for Residential Extensions -February 1994 (being reviewed)

14. Slough Old Town Area, Shop Front designand Signage - July 1996 (Area nearWindsor Rd./William St/High Streetjunction)

15. Guidelines for Late Night Leisure Useswithin Slough Town Centre - July 1997

16. Guidelines for Pavement Cafes - October1998

Available from SBC Planning Section or SBC website under Planning; Development Control

Appendix 1: List of Supplementary Planning Guidancedocuments

www.slough.gov.uk

This document can be made available on

audio tape, braille or in large print, and is

also available on the website where it

can easily be viewed in large print.

Designed and printed by Slough Borough Council |

Documents

General Development Guidancesloughboroughcouncil.uk/downloads/developers-guide-part-4.pdf · Developer’s Guide Part 4 6 † The Developer Contributions guide states that major developments