Construction Management Plan
A Construction Management Plan sets out how the construction phase of a development will be managed to minimise disruption to neighbours, protect the environment, and ensure site safety. It has become one of the most commonly imposed planning conditions, and many local authorities now require one before any work begins on site.
Typical Cost
£300 – £5,000+
Turnaround
1 – 6 weeks
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What is a Construction Management Plan?
A Construction Management Plan (CMP), sometimes called a Construction Environmental Management Plan (CEMP), is a practical document that details the measures a developer will put in place to manage the impacts of construction activity. It covers topics such as working hours, construction traffic routing, dust and noise control, pollution prevention, waste management, and community engagement. The plan is designed to protect the amenity of nearby residents and businesses, safeguard the local highway network, and prevent environmental harm during the build programme.
When is a Construction Management Plan required?
Construction Management Plans are routinely required for major developments in urban areas, sites adjacent to residential properties, developments near sensitive receptors such as schools or hospitals, and projects on constrained sites with limited access. Most councils impose a CMP as a pre-commencement planning condition under Section 91 of the Town and Country Planning Act 1990. Increasingly, councils also require them for minor developments where construction access is difficult or the site is in a sensitive location such as a conservation area or adjacent to a watercourse.
What does a Construction Management Plan include?
A thorough Construction Management Plan includes a project programme and phasing strategy, details of site compound layout and hoarding, construction traffic management including vehicle routing and delivery scheduling, parking arrangements for construction workers, dust mitigation measures in line with the Greater London Authority or Institute of Air Quality Management guidance, noise and vibration control measures referencing BS5228, pollution prevention protocols for surface water and groundwater, a site waste management strategy, ecological protection measures where relevant, details of community liaison including a complaints procedure and contact details for a site manager, and hours of working including any restrictions on noisy activities.
How much does a Construction Management Plan cost?
A Construction Management Plan for a straightforward residential development of 10 to 50 units typically costs between £1,500 and £4,000 to prepare. Larger and more complex schemes, particularly those in dense urban environments or near sensitive receptors, can cost £5,000 to £12,000. Plans for major infrastructure projects or developments requiring detailed traffic modelling and environmental monitoring programmes may exceed £15,000.
Who can prepare a Construction Management Plan?
Construction Management Plans are usually prepared by the principal contractor, a construction project manager, or a specialist environmental consultant working alongside the construction team. The document needs input from multiple disciplines including highways engineers, acoustic consultants, ecologists, and waste management specialists. For plans submitted as part of a planning application, rather than to discharge a condition, a planning consultant often coordinates the preparation.
How long does a Construction Management Plan take?
A Construction Management Plan for a standard development can be prepared within 2 to 4 weeks, provided the construction methodology has been determined and the contractor has been appointed. More complex plans requiring traffic surveys, noise modelling, or ecological input may take 4 to 8 weeks. Plans submitted to discharge a planning condition should be prepared well in advance of the intended construction start date, as the council has 8 weeks to determine discharge of condition applications.
Frequently Asked Questions
Is a Construction Management Plan a planning condition or a requirement?
It can be either. Some councils require a CMP to be submitted with the planning application as a validation requirement. More commonly, a condition is attached to the planning permission requiring a CMP to be submitted and approved before any development commences. This is known as a pre-commencement condition, and work must not start until the council has formally approved the plan.
What are the standard construction working hours?
Typical construction working hours permitted by planning conditions are 8:00am to 6:00pm Monday to Friday, 8:00am to 1:00pm on Saturdays, and no working on Sundays or Bank Holidays. Some councils are more restrictive, particularly in residential areas, while others may allow extended hours for specific low-noise activities. Noisy works such as piling are often restricted to shorter periods.
What happens if construction causes excessive noise or dust?
If construction activities breach the terms of the approved CMP or planning conditions, neighbours can complain to the local authority's environmental health team. The council has powers under the Environmental Protection Act 1990 and the Control of Pollution Act 1974 to serve notices requiring abatement of statutory nuisances. Persistent breaches can lead to enforcement action and prosecution.
Do I need a Construction Management Plan for a house extension?
It is unusual for a simple house extension, but not unheard of. If the property is on a narrow street with limited access, in a conservation area, or adjacent to a sensitive use such as a school, the council may require a basic construction management statement. This would typically cover delivery arrangements, working hours, and measures to prevent obstruction of the highway.
Can I start building before the CMP is approved?
No, if the CMP is a pre-commencement condition. Starting work before the condition is discharged constitutes a breach of planning control, and the council could take enforcement action. You can apply to discharge the condition at any time, and the council has 8 weeks to issue a decision. Plan ahead to avoid delays to your construction programme.
What is a Construction Traffic Management Plan?
A Construction Traffic Management Plan (CTMP) is often a component of the wider CMP, or sometimes a standalone document, that deals specifically with construction vehicle movements. It covers delivery routing, vehicle sizes, timing of deliveries to avoid peak hours, wheel washing facilities, temporary access arrangements, and highway condition surveys. The highways authority is usually consulted on the CTMP.
Does the CMP need to include an ecological protection plan?
If the site supports or is near protected species, habitats, or watercourses, the CMP should include ecological protection measures. This might cover the timing of vegetation clearance to avoid bird nesting season, protection of bat roosts during demolition, pollution prevention measures near watercourses, and installation of temporary amphibian fencing. Your project ecologist should provide input on these measures.
Who enforces the Construction Management Plan?
The local planning authority is responsible for enforcing planning conditions, including compliance with approved Construction Management Plans. In practice, enforcement is complaint-driven, meaning the council investigates when neighbours or other parties report breaches. The Health and Safety Executive enforces health and safety legislation on construction sites, while the Environment Agency deals with pollution incidents affecting watercourses.
Can a Construction Management Plan be amended after approval?
Yes. If circumstances change during construction, you can apply to vary the approved CMP through a formal application to discharge conditions or a Section 73 application to vary the condition. Minor amendments can sometimes be agreed informally with the planning case officer, but significant changes to traffic routes, working hours, or environmental controls should be formally approved.
What dust mitigation measures should be included?
The CMP should include measures proportionate to the dust risk, following the IAQM guidance on assessment of dust from demolition and construction. Typical measures include damping down of haul roads and stockpiles, covering of skips and lorry loads, use of wheel washing equipment, erection of dust screens around demolition areas, continuous visual monitoring of dust, and suspension of works during dry and windy conditions.