Code of Construction Practice

The CoCP classifies developments according to their size with different obligations and fees payable depending on the size of project. It applies to four tiers of development (categorised based on their size and potential impacts) as follows below.

Level 1 projects

‘Large or strategic’ proposals that involve the creation of 100 or more new or additional residential units or the creation or change of use of 10,000 sqm or more floorspace. These are projects that will have impacts on the direct neighbourhood and on the wider community. Level 2 projects may be ‘upgraded’ to Level 1 projects due to the sensitivity of the local environment, which can include proximity of noise sensitive receptors or cumulative impacts. Definition of ‘large or strategic development’ is as per the guidance on categories of development set out in the Planning pre application fees schedule.

Level 2 projects

Developments involving the creation of 10 or more new build residential units, or buildings where the new build floorspace to be created is 1000 sqm or more, or any basement developments. Level 3 projects may be ‘upgraded’ to Level 2 projects due to the sensitivity of the local environment, which can include proximity of noise sensitive receptors or cumulative impacts.

Level 3 projects

All developments falling outside of the definitions of Level 1 and 2 projects or are a basement development. Level 3 projects may be ‘upgraded’ to Level 2 projects due to the sensitivity of the local environment, which can include proximity of noise sensitive receptors or cumulative impacts and the nature of the proposed works for example developments that involve significant high impact structural work and/or substantial refurbishments over a period of 12 months (or more).

Basement developments

All developments that are neither a Level 1 or Level 2 development but involve the construction of a new or extended basement.

Major Refurbishments 

Those which are of such a scale that the impacts are equivalent to those arising from a new build, e.g. where there is extensive demolition and rebuilding, significant new construction behind a retained façade etc. The ‘Level’ will follow on the size thresholds as outlined for Level 1, 2 and 3 projects above.

A mechanism exists to allow the Council to ‘upgrade’ a site from a lower to a higher level, particularly where:

• impacts on neighbouring users are expected to be high, or
• in particularly sensitive areas, e.g. close proximity to noise sensitive receptors or those particularly sensitive to vibration.
• nature of the proposed works for example developments that involve significant high impact structural work and/or substantial refurbishments over a period of 12 months (or more).

A decision to ‘upgrade’ a site will be taken during the planning application process prior to the signing of a contract with the Council. Note that ‘sensitive receptors’ can include, but are not restricted to, schools, care homes, hospitals and GP surgeries, community facilities, and residential areas where there are higher than average levels of health indicators that could be exacerbated by construction and development, such as Chronic obstructive pulmonary disease (COPD) or asthma prevalence.
Infrastructure projects will generally be expected to comply with the Code of Construction Practice, although mostly more stringent project‐specific requirements will apply.