SFRA Appendix 2 Sequential Test

Appendix 2 - Sequential Test for Sites outside of Flood Zone 1.

SFRA2: Callywith Urban Extension, Bodmin (Bd-UE4)

Flood Zone 2 Encroaches along the southern edge of the site Flood Zone 3a Encroaches along the southern edge of the site Flood Zone 3b Encroaches along the southern edge of the site Critical Drainage Areas Most of the site within Bodmin Town Leat Critical Drainage Area Shoreline Management Plan No data within map extent designation Flood Map for Surface Water The site is almost entirely in a Critical Drainage Area. There are no surface water features present on site. Hydrology assessment of site’s The northern fringe of this site drains to surface water issues Clerkenwater, away from Bodmin, but the majority of the site drains to the Flaxmoor Stream and ultimately to the Town Leat - it is within the Bodmin Critical Drainage Area. Key requirements for satisfying the Sequential Test and Exception Test Built development will be located wholly within Flood Zone 1, avoiding the Flood Zone on the southern boundary.

Policy recommendations SuDS are likely to be infiltration based or with surface attenuation features (ponds) 20

leading southward across the site to the Flaxmoor Stream. Surface water drainage will need to be designed in accordance with the SUDS principles and standards set out in the Drainage Guidance for Cornwall to ensure surface water run-off from development is managed appropriately so that flood risk is not increased.

Consideration of alternative sites Not required as development can be directed to Flood Zone 1. Sequential test passed? Yes Exception Test required No

SFRA2: Parkengue, Falmouth (FP-M2)

Flood Zone 2 Cuts through the site with an additional area to the south east of the site Flood Zone 3a Cuts through (approx. less than 20%) of the site Flood Zone 3b Cuts through (approx. less than 20%) of the site Critical Drainage Areas Whole site within The College Stream Critical Drainage Area (see legend on top map) Shoreline Management Plan No data within map extent designation Flood Map for Surface Water There is a small area in the middle of the site that has been affected by surface water flooding Hydrology assessment of site’s An area of flood zone cuts through the surface water issues middle of the site, with evidence of surface water flooding within a small area of this. Key requirements for satisfying the Sequential Test and Exception Test As flood Zones 2 and 3 are approximately less than 20% of the site, built development will be able to be located wholly within Flood Zone 1. Policy recommendations Development and redevelopment should be directed outside of the Flood Zones which cut through the site.

Surface water drainage will need to be designed in accordance with the SUDS principles and standards set out in the Drainage Guidance for Cornwall to ensure 22

surface water run-off from development is managed appropriately so that flood risk is not increased, either in the immediate area or further downstream along the College and Glasney Valleys.

Consideration of alternative sites Not required as approximately less than 20% of the site is an area of flood risk, with development focused outside of this.

Sequential test passed? Yes Exception Test required No

SFRA2: Treliever (FP-M3)

Flood Zone 2 The southern edge of the site borders, and in places overlaps, Flood Zones 2 Approx. under 5% of site Flood Zone 3a The southern edge of the site borders, and in places overlaps, Flood Zones 3a. Approx. under 5% of site Flood Zone 3b The southern edge of the site borders, and in places overlaps, Flood Zones 3b. Approx. under 5% of site Critical Drainage Areas Whole site within Critical Drainage Area Shoreline Management Plan No data within map extent designation Flood Map for Surface Water The area in flood zones 2 and 3 coincides with a risk of surface water flooding Hydrology assessment of site’s The site contains an area of flood zone to surface water issues the south. There is evidence of surface water flooding in the southern areas of the site coinciding with flood zones. Key requirements for satisfying the sequential test and exception test As flood Zones 2 and 3 are less than 5% of the site, built development will be able to be located wholly within Flood Zone 1. Safe access to the site will need to be ensured if access is sought from the roundabout or road parallel to the southern site boundary.

The blue/green infrastructure corridor through the southern area of the site must be protected.

Policy recommendations Development should be directed outside of the Flood Zone to the south of the site. This area of Flood Zone is at the lowest point of the site and levels in this location might preclude built development, with access from the road being via a bridge over the lower levels to the higher ground outside of the Flood Zone.

The blue/green infrastructure corridor through the southern area of the site must be protected. Safe access to the site will need to be ensured if access is sought from the roundabout or road parallel to the southern site boundary

Consideration of alternatives Not required as less than 5% of the site is an area of flood risk, with development focused outside of this.

Sequential test passed? Yes

Exception Test required No

SFRA2: Treliever (Direction of Growth) (FP-M4)

Flood Zone 2 The southern edge of the site borders, and in places overlaps, Flood Zones 2 Approx. under 5% of site Flood Zone 3a The southern edge of the site borders, and in places overlaps, Flood Zones 3a. Approx. under 5% of site Flood Zone 3b The southern edge of the site borders, and in places overlaps, Flood Zones 3b. Approx. under 5% of site Critical Drainage Areas Whole site within Critical Drainage Area Shoreline Management Plan No data within map extent designation Flood Map for Surface Water The area in flood zones 2 and 3 coincides with a risk of surface water flooding. Also surface water flooding in an area in the centre of the site. Hydrology assessment of site’s The site contains an area of flood zone to surface water issues the south. There is evidence of surface water flooding in the southern areas of the site and in an area in the centre of the site. Key requirements for satisfying the sequential test and exception test As flood Zones 2 and 3 are less than 5% of the site, built development will be able to be located wholly within Flood Zone 1. Safe access to the site will need to be ensured if access is sought from the roundabout or road parallel to the southern site boundary. 26

The blue/green infrastructure corridor through the southern area of the site must be protected. Policy recommendations Development should be directed outside of the Flood Zone to the south of the site. This area of Flood Zone is at the lowest point of the site and levels in this location might preclude built development, with access from the road being via a bridge over the lower levels to the higher ground outside of the Flood Zone.

Consideration of alternatives Not required as less than 5% of the site is an area of flood risk, with development focused outside of this.

Sequential test passed? Yes

Exception Test required No

SFRA2: Kernick Road Industrial Estate, Falmouth (FP-E1)

Flood Zone 2 Cuts through the site Flood Zone 3a Cuts through the site Flood Zone 3b Cuts through the site Critical Drainage Areas Whole site within The College Stream Critical Drainage Area Shoreline Management Plan No data within map extent designation Flood Map for Surface Water Surface water flooding evident within the site Hydrology assessment of site’s The site is already built and surface water issues accommodates Kernick Road Industrial Estate. Flood Zone 2, 3a and 3b cut through the site and it is also fully within a Critical Drainage Area. Should redevelopment or additional development take place within this site a sequential approach to development will be needed with built development outside of the Flood Zone. Key requirements for satisfying the Sequential Test and Exception Test Built development/redevelopment must be located wholly within Flood Zone 1 and avoid the area of Flood Zone. Policy recommendations Flood Zone 2, 3a and 3b cut through the site and the entire site is within a Critical Drainage Area.

A sequential approach to any development will be needed, with new built development outside of the Flood Zone.

Consideration of alternative sites Not required as development will be able to be located wholly within Flood Zone 1. Sequential test passed? Yes Exception Test required No

SFRA2: Ponsharden Slipway, Falmouth (FP-E4)

Flood Zone 2 Covers nearly all of the site Flood Zone 3a Covers most of site Flood Zone 3b Not within site Critical Drainage Areas Northwest of site is The Praze and southwest of site is the Falmouth Critical Drainage Areas but neither are within the site. Shoreline Management Plan Final flood outline @ 2055 with flood zone designation 3 effects nearly all of the site Flood Map for Surface Water Surface water flooding is evident within the site Hydrology assessment of site’s The site is located next to a river and surface water issues therefore impacted by its accompanying flood zone. The site is already developed and accommodates marine related employment, which is a water compatible use. Key requirements for satisfying the Sequential Test and Exception Test Whilst the majority of this site is designated as Flood Zones 2 and 3a, any development proposal here relate to safeguarding marine related employment (a compatible use with the Flood Zone), as such the sequential test is passed. Policy recommendations Only water compatible uses to be maintained (and enhanced) at this location.

If proposals for more vulnerable uses are considered, the site will need to be sequentially tested.

Surface water drainage must consider water quality to protect shellfisheries and the SAC.

Development must not lead to an encroachment of inter-tidal BAP habitat within the Fal Estuary.

Consideration of alternative sites Not required as proposed marine related employment uses are compatible with Flood Zones 2 and 3a. Sequential test passed? Yes Exception Test required No

SFRA2: Falmouth Wharves, Falmouth (FP-E5)

Flood Zone 2 Not within site Flood Zone 3a Site within Flood Zone 3a and 3b Flood Zone 3b Site within Flood Zone 3a and 3b Critical Drainage Areas The Falmouth Critical Drainage Area is to the south but not within the site Shoreline Management Plan Final flood outline @ 2055 with flood zone designation 3 effects nearly all of the site Flood Map for Surface Water No evidence of surface water flooding Hydrology assessment of site’s Entire site is Flood Zone 3 but is currently surface water issues occupied for marine related employment which is a water compatible use. Key requirements for satisfying the Sequential Test and Exception Test Whilst the majority of this site is designated as Flood Zones 3a and 3b, the development proposal here relates to safeguarding marine related employment (a compatible use with the Flood Zone), as such the sequential test is passed. Policy recommendations This site should be safeguarded for marine related employment only. Development should be restricted to water compatible uses.

If proposals for more vulnerable uses are considered, the site will need to be sequentially tested.

Development proposals should consider the implications of sea level rise, wind and wave overtopping in designing flood defence and resilience for this site.

Surface water drainage must consider water quality to protect shellfisheries and the SAC.

Development must not lead to encroachment of inter-tidal BAP habitat within the Fal Estuary.

Consideration of alternative sites Not required as proposed marine related employment uses are compatible with Flood Zones 3a and 3b. Sequential test passed? Yes Exception Test required No

SFRA2: Falmouth Docks, Falmouth (FP-E6)

Flood Zone 2 Covers part of site Flood Zone 3a Not within site Flood Zone 3b Not within site Critical Drainage Areas The very southwest corner of the site falls within the Falmouth Critical Drainage Area Shoreline Management Plan Final flood outline @ 2055 with flood zone designation 3 effects various areas within the site Flood Map for Surface Water Surface water flooding is evident within the site Hydrology assessment of site’s The site is located next to the estuary and surface water issues therefore impacted by its accompanying flood zone. The site is already developed and accommodates marine related employment, which is a water compatible use. Key requirements for satisfying the Sequential Test and Exception Test Whilst the majority of this site is designated as Flood Zone 2, the development proposal here is to safeguard marine related employment (a compatible use with the Flood Zone), as such the sequential test is passed. Policy recommendations This site should be safeguarded for marine related employment. Development should be restricted to water compatible uses and as set out within the adopted Port of Falmouth Masterplan.

If proposals for more vulnerable uses are considered, the site will need to be sequentially tested.

Surface water drainage must consider water quality to protect shellfisheries.

Development must not lead to an encroachment of inter-tidal BAP habitat within the Fal Estuary. Consideration of alternative sites Not required as proposed marine related employment uses are compatible with Flood Zone 2. Sequential test passed? Yes Exception Test required No

SFRA2: Trevassack, Hayle (H-UE1)

Flood Zone 2 Cuts through the SW corner of the site Flood Zone 3a Cuts through the SW corner of the site Flood Zone 3b Cuts through the SW corner of the site Critical Drainage Areas Whole site within the Hayle Critical Drainage Area (see legend of top map) Shoreline Management Plan None within site designation Flood Map for Surface Water Evidence of Surface Water Flooding, coinciding with flood zone Hydrology assessment of site’s Flood Zone evident on approx. less than 5% of surface water issues the site, to the south. Whole site within the Hayle Critical Drainage Area. Key requirements for satisfying the Sequential Test and Exception Test Built development will be able to be located wholly within Flood Zone 1. Policy recommendations Surface water drainage will need to be designed in accordance with the SUDS principles and standards set out in the Drainage Guidance for Cornwall to ensure surface water run-off from development is managed appropriately so that flood risk is not increased. Consideration of alternative sites Not required as site development will be accommodated on Flood Zone 1. Sequential test passed? Yes Exception Test required No

SFRA2: St Erth, Hayle (H-E2)

Flood Zone 2 Falls just within the site along the northern boundary (<5%) Flood Zone 3a Falls just within the site along the northern boundary (<5%) Flood Zone 3b Falls within the northern corner of the site (<5%) Critical Drainage Areas Not within the site Shoreline Management Plan Final flood outline with flood zone 3 falls just designation within the site along the northern boundary Flood Map for Surface Water An area just within the site along the northern boundary shows evidence of surface water flooding Hydrology assessment of site’s Surface water issues and flood zone evident in a surface water issues small proportion of the north of the site Key requirements for satisfying the Sequential Test and Exception Test Not required as development can be focused on Flood Zone 1, which is the majority of the site (approx. 95%). Policy recommendations Development to avoid areas of the site which are susceptible to flooding.

Consideration of alternative sites Not required as development can be focused on Flood Zone 1, which is the majority of the site (approx. 95%). Sequential test passed? Yes Exception Test required No

SFRA2: Hayle Harbour, Hayle (H-E3)

Flood Zone 2 Within part of the safeguarded area for access to water front Flood Zone 3a Within the extreme SW corner of the site by the waters-edge, again in the safeguarded area Flood Zone 3b Not within the site Critical Drainage Areas Not within the site Shoreline Management Plan Area to the south of the site within the final designation flood outline with flood zone 3 Flood Map for Surface Water Not within the site Hydrology assessment of site’s Area of the site to the south is subject to flood surface water issues zone 2. Key requirements for satisfying the Sequential Test and Exception Test Built development will be able to be located wholly within Flood Zone 1. The area of the site designated as Flood Zone 2 is identified as safeguarded land for access to the water. Policy recommendations Area already has outline permission for employment uses. Harbour walls have been raised in recent years as part of regeneration proposals.

Surface water drainage will need to be designed in accordance with the SUDS principles and standards set out in the Drainage Guidance for Cornwall to ensure surface water run-off from development is managed appropriately so that flood risk is not increased. Consideration of alternative sites Not required area of site where development/redevelopment is likely to take place is Flood Zone 1. The area of the site designated as Flood Zone 2 is identified as 39

safeguarded land for access to the water. Sequential test passed? Yes Exception Test required No

SFRA2: Newport Industrial Estate, Launceston (LAU-E5)

Flood Zone 2 Parts of the site to the west and immediately adjoining the site to its northern boundary Approximately 10% Flood Zone 3a Part of the site to the west and immediately adjoining the site to its northern boundary Approximately 5% Flood Zone 3b Immediately adjoining the site to its northern boundary Critical Drainage Areas No data within map extent Shoreline Management No data within map extent Plan designation Flood Map for Surface Surface water flooding is evident at various locations Water through the site. Hydrology assessment of This site has already been developed and contains site’s surface water employment and retail uses. It is subject to constraints issues as a result of its proximity to the River Kensey, sitting partially within Flood Zones 2 and 3a and bordering Flood Zone 3b. Various locations in the site have experienced surface water flooding.

Where redevelopment or new development is proposed within this site, this should be built outside of the flood zone and no closer than 7 meters to the bank top of the River Kensey. Flood resilience needs to be incorporated into design of development outside of these areas.

Key requirements for satisfying the Sequential Test and Exception Test This site is already developed for employment and retail uses. The proposal is to safeguard this land for employment uses.

Although the site borders Flood Zone 3b, this designation does not cover land within the site.

Approximately 10% of the site is Flood Zone 2, with a smaller area of Flood Zone 3a within this. The remainder of the site is Flood Zones 1.

Flood Zones 1, 2 and 3a are compatible for future employment uses.

Policy recommendations Where redevelopment or new development is proposed within this site, this should be built outside of the Flood Zone 3b and no closer than 7 meters to the bank top of the River Kensey.

Only less vulnerable or water compatible uses should be allowed in the area of the site to the west, which is Flood Zone 3a.

Flood resilience must be incorporated into design of development outside of these higher risk areas.

The management of water quality should be integrated into SUDS to protect water quality and to help prevent deterioration.

Consideration of alternative sites Not required as site – The site is majority Flood Zone 1, 2 and 3a, which are compatible with Employment Uses.

Sequential Test passed? Yes

Exception Test required No

SFRA2: Trevenson, Newquay (NQ-H2)

Flood Zone 2 Flood zones 2 traverses the site east-west (approx. <5% of site) Flood Zone 3 Flood zone 3 traverses the site east-west (approx. <5% of site) Flood Zone 3b Flood zone 3b traverses the site east-west (approx. <5% of site) Critical Drainage Areas No data within map extent Shoreline Management Plan No data within map extent designation Flood Map for Surface Water The Chapel Stream runs through the centre of this site. Hydrology assessment of site’s The Chapel Stream runs through the surface water issues centre of this site. The stream corridor could be utilised for SUDS and there are already some ponds present along this route. Key requirements for satisfying the Sequential Test and Exception Test Built development will be able to be located wholly within Flood Zone 1.

Policy recommendations Built development must be outside of the Flood Zone. Surface water drainage must be addressed and should make best use of existing water features and geography, plus creation of green-blue infrastructure. The stream corridor and existing ponds should be utilised for the creation of SuDS and green-blue infrastructure at scheme design stage. 43

Surface water drainage will need to be designed in accordance with the SUDS principles and standards set out in the Drainage Guidance for Cornwall to ensure surface water run-off from development is managed appropriately, so that flood risk is not increased. Consideration of alternative sites Not required as development will be focused within Flood Zone 1. Sequential test passed? Yes Exception Test required No

SFRA2: Long Rock, Penzance (PZ-H1)

Flood Zone 2 Is within a very small area of the to the west Flood Zone 3a Is within a very small area of the to the west Flood Zone 3b Is within a very small area of the to the west Critical Drainage Areas Whole site falls within the Penzance Critical Drainage Area Shoreline Management Plan Area to south but not within the site designation Flood Map for Surface Water Several areas within the site are likely to be subject to surface water flooding Hydrology assessment of site’s The site is currently a sports field and is surface water issues proposed for housing development. There is evidence of surface water flooding within the site and it borders areas Flood Zones 2, 3a and 3b. As such, development of this site will need to be careful not to increase and to mitigate against flood risk.

Key requirements for satisfying the Sequential Test and Exception Test Less than approximately 5% of the site is Flood Zone 3b with the majority of the site being Flood Zone 1.

Built development will be able to be located wholly within Flood Zone 1.

Policy recommendations Site specific – Development should not take place within the area of flood zone within the site, unless it is a land use compatible with the flood designation.

General - Surface water drainage will need to be designed in accordance with the SUDS principles and standards set out in the Drainage Guidance for Cornwall to ensure surface water run-off from development is managed appropriately, so that flood risk is not increased.

Consideration of alternative sites Not required as site is the site is majority Flood Zone 1 and development will not be located within the small area of Flood Zone.

Sequential Test passed? Yes

Exception Test required No

SFRA2: Gulval Central, Penzance (PZ-H3)

Flood Zone 2 Not within site Flood Zone 3a Not within site Flood Zone 3b Encroaches on the south west of the site Critical Drainage Areas Whole site falls within the Penzance Critical Drainage Area (see legend of top map) Shoreline Management Plan No data within map extent designation Flood Map for Surface Water No surface water features on the site. Hydrology assessment of site’s Posses Lane site contains an area of Flood surface water issues Zone 3b to the south west of the site. Care will be needed not to increase and to mitigate against flooding.

Key requirements for satisfying the Sequential Test and Exception Test Less than approximately 10% of the site is Flood Zone 3b. Built development will be able to be located wholly within flood zone 1.

Policy recommendations Sequential test should be applied to the site with built development being accommodated only outside of Flood Zone 3b. The area of Flood Zone could be incorporated into the green infrastructure within any proposed scheme.

Consideration of alternative sites Not required as site is development will be not be located within the area of Flood Zone 3b and will be directed to land within the site which is Flood Zone 1 (the majority of the site).

Sequential Test passed? Yes

Exception Test required No

SFRA2: Trannack, Penzance PZ-H4

Flood Zone 2 Encroaches along southern edge of the site Flood Zone 3a Encroaches along southern edge of the site Flood Zone 3b Encroaches along southern edge of the site Critical Drainage Areas Whole of site falls within the Penzance Critical Drainage Area Shoreline Management Plan No data within map extent designation Flood Map for Surface Water No surface water features on the site. Hydrology assessment of site’s Trennack site contains an area of Flood surface water issues Zone 2, 3a and 3b along southern edge of the site. This is associated with the Chyandour Stream which is a main river at this location. Care will be needed not to increase and to mitigate against flooding. Future access to this site will require appropriate crossing of this watercourse.

Key requirements for satisfying the Sequential Test and Exception Test Less than approximately 10% of the site is Flood Zone 3b with the majority of the site being Flood Zone 1.

Built development will be able to be located wholly within Flood Zone 1, plus a 49

secondary access for pedestrians and emergency vehicles can be created on to Polmennor Road, in doing so provided a safe means of access and egress. Policy recommendations Sequential test should be applied to the site with built development being accommodated only outside of Flood Zone 3a and 3b. The area of Flood Zone should be incorporated into as a blue/green infrastructure corridor within any proposed scheme.

Future access to this site will require appropriate crossing of this watercourse to ensure safe access; furthermore pedestrian / emergency vehicle access should be created on to Polmennor Road.

Consideration of alternative sites Not required as site is the site is majority Flood Zone 1 and development will not be located within the area of Flood Zone 3a or 3b.

Sequential Test passed? Yes

Exception Test required No

SFRA2: St Clare, Penzance (PZ-H9)

Flood Zone 2 Encroaches on the western edge of the sites Flood Zone 3a Encroaches on the western edge of the sites Flood Zone 3b Encroaches on the western edge of the sites Critical Drainage Areas Whole site falls within the Penzance Critical Drainage Area Shoreline Management Plan No data within map extent designation Surface water flooding map No surface water features or issues on the site Hydrology assessment of site’s This site is the Council Office site. It is surface water issues split into two halves and the western part is adjacent to the fluvial Flood Zones 2 and 3 of Heamoor Stream. Site access from the west will need to take this into consideration. Key requirements for satisfying the Sequential Test and Exception Test Less than approximately 5% of the site is Flood Zone 2, 3a and 3b with the majority of the site being Flood Zone 1.

Built development will be able to be located wholly within Flood Zone 1.

Policy recommendations Development should not take place within the area of flood zone within the site, unless it is a land use compatible with the flood designation.

Site access should be from the north-east of the site rather than the west, demonstrating that safe access can be achieved.

Consideration of alternative sites Not required as site is the site is majority Flood Zone 1 and development will not be located within the small area of Flood Zone.

Sequential Test passed? Yes

Exception Test required No

SFRA2: Stable Hobba, Penzance (PZ-E2)

Flood Zone 2 Flood Zones 2 to the west/southwest of the site Approx 15% Flood Zone 3a Flood Zones 2 and 3a to the west/southwest of the site Approx 15% Flood Zone 3b Flood Zones 3b to the west/southwest of the site Approx 5% Critical Drainage Areas Whole of site falls within the Penzance Critical Drainage Area (see legend on top map) Shoreline Management Plan No data within map extent designation Flood Map for Surface Water No further evidence of surface water flooding within this site Hydrology assessment of site’s Flood Zones 2, 3a and 3b to the west/southwest surface water issues of the site. In addition there is a culverted ordinary water course beneath the site. Key requirements for satisfying the Sequential Test and Exception Test Site contains approximately 15% Flood Zone 2 and 3a, with approximately 5% Flood Zone 3b. The remaining area is Flood Zone 1.

The site is being allocated for employment uses, which is a compatible use outside of Flood Zone 3b. Future employment development should, therefore, be outside of the area of Flood Zone 3b.

Policy recommendations Consider adjusting the site boundary to exclude the area of Flood Zone 3b.

Where site boundary adjustment is unfeasible, a sequential approach to development will need to be taken with built development outside of Flood Zone 3b (and not over the Culverted water course). Development should not take place within the area of flood zone within the site, unless it is a land use compatible with the flood designation.

Consideration of alternative sites Not required as site is majority Flood Zone 1 and able to accommodate proposals. Policy wording will set out that a sequential approach to development will need to be taken with built development outside of Flood Zone 3b.

Sequential Test passed? Yes

Exception Test required No

SFRA2: Sandy Cove, Penzance (PZ-E3)

Flood Zone 2 Approximately 50% of the site is identified as Flood Zone 2. Flood Zone 3a Approximately 50% of the site is identified as Flood Zone 3a. Flood Zone 3b Not within or adjacent to site Critical Drainage Areas The south western part of the site falls within the Penzance Critical Drainage Area Shoreline Management Plan While the final flood line @ 2055 affects the designation northern part of the site the seaward area of the site is affected by both the predicted extents of erosion @ 2055 without active intervention.

Epochs 1, 2 and 3: No Active Intervention Flood Map for Surface Water Areas on the seaward side of the two existing buildings may be prone to surface water flooding. Hydrology assessment of The site is immediately adjacent to the harbour site’s surface water issues and the sea. This site is partially Flood Zone 2 and 3a and suffers surface water flooding in some areas and is also largely within a Critical Drainage Area. Key requirements for satisfying the Sequential Test and Exception Test Site contains approximately 50% Flood Zone 2 and 3a, with the remaining area being within Flood Zone 1.

The site is being allocated for marine related employment uses – a water compatible use. 55

Policy recommendations Development should not take place within the area of Flood Zone within the site, unless it is a land use compatible with the flood designation.

Whilst this site is potentially identified for marine employment uses, which are compatible for Flood Zone 2 and3a areas, close attention nonetheless needs to be paid to flood and erosion risk to the site. Measures will also need to be put in place, at a strategic or site specific level, prior to build development being permitted within the areas identified as potential erosion zones within the Shoreline Management Plan.

Consideration of alternative sites Not required as the proposed use is water compatible (marine related employment).

Sequential Test passed? Yes

Exception Test required No

SFRA2: Broadmoor Urban Extension, Saltash (SLT-UE1)

Flood Zone 2 Flood Zones 2 and 3a/3b intersect the site Flood Zone 3a Flood Zones 2 and 3a/3b intersect the site Flood Zone 3b Flood Zones 2 and 3a/3b intersect the site Critical Drainage Areas Whole site falls within Latchbrook Stream Critical Drainage Area Shoreline Management Plan No data within map extent designation Flood Map for Surface Water An area that coincides with Flood Zones 2 and 3a/3b is also likely subject to surface water flooding. Hydrology assessment of site’s Entire site is within the Latchbrook Critical surface water issues Drainage Area and has a Flood Zone running through the site. Future development will need to be carefully designed to incorporate these constraints and in order to not increase flood risk. Key requirements for satisfying the Sequential Test and Exception Test At this stage the Sequential Test can be satisfied as there is sufficient land outside of the Flood Zones to accommodate the proposed quantity and type of development. However, the policy for this site must set out that the Sequential Test must be applied to future proposals for the site at the scheme design stage. The area of Flood Zone should be incorporated into as a blue/green infrastructure corridor within any proposed scheme. Policy recommendations The Sequential Test must be applied to future proposals for the site at the scheme 57

design stage.

The watercourses should be integrated into the Green Infrastructure planned within any future development. Surface water drainage will need to be designed in accordance with the SUDS principles and standards set out in the Drainage Guidance for Cornwall to ensure surface water run-off from development is managed appropriately so that flood risk is not increased.

Consideration of alternative sites Not required as the flood zones can be incorporated into any future proposed development at this location.

Sequential test passed? Yes Exception Test required No

SFRA2: Saltash Parkway Industrial Estate, Saltash (SLT-E2)

Flood Zone 2 To north western boundary Flood Zone 3 To north western boundary Flood Zone 3b To north western boundary Critical Drainage Areas Whole site within Latchbrook Critical Drainage Area Shoreline Management Plan No data within map extent designation Flood Map for Surface Water Surface water flooding is evident through the centre and to the north of the site Hydrology assessment of site’s Site is already developed and can suffer surface water issues from surface water drainage issues. Should redevelopment take place water run-off from the site should be managed so that flood risk is not increased. Key requirements for satisfying the Sequential Test and Exception Test The site is already built for employment uses and the policy proposes the safeguarding of these uses at this location. To satisfy the Sequential Test the policy must set out that no redevelopment for employment uses (less vulnerable uses) should take place within the area of Flood Zone 3b. Policy recommendations Employment redevelopment within the site, should only take place in areas outside of the Flood Zone 3b.

Surface water drainage will need to be designed in accordance with the SUDS principles and standards set out in the Drainage Guidance for Cornwall to ensure

surface water run-off from development is managed appropriately so that flood risk is not increased.

Consideration of alternative sites Not required as redevelopment of this site can be accommodated outside of the area of Flood Zone 3b. Sequential test passed? Yes Exception Test required No

SFRA2: Pentewan Road, St Austell (STA-M1)

Flood Zone 2 Part of the site to the west Flood Zone 3 Part of the site to the west Flood Zone 3b Part of the site to the west Critical Drainage Areas Whole site falls within the St Austell Critical Drainage Area Shoreline Management Plan No data within map extent designation Flood Map for Surface Water Surface water flooding evident at one location within the site. Hydrology assessment of site’s The site is constrained by Flood Zones which surface water issues lie to the east of the site. The whole site is within the St Austell Critical Drainage Area.

Foul effluent from this site will be directed to Menagwins Sewage Treatment Works (STWs). Under the Water Framework Directive this STWs is contributing to failures in phosphate concentrations downstream in the St Austell River. Consultation with South West Water is required to establish that there is sufficient capacity at the STWs to receive and treat the additional flow from this allocation without causing further deterioration in phosphate concentrations downstream.

Key requirements for satisfying the Sequential Test and Exception Test 61

At this stage the Sequential Test can be satisfied as there is sufficient land outside of the Flood Zones to accommodate the proposed quantity and type of development. However, the policy for this site should set out that the Sequential Test must be applied to future proposals for the site at the scheme design stage. The area of Flood Zone should be incorporated into as a blue/green infrastructure corridor within any proposed scheme. Policy recommendations The Sequential Test must be applied to future proposals for the site at the scheme design stage.

South West Water must be consulted in order to establish that there is sufficient capacity at the Sewer Treatment Works to receive and treat the additional flow from this allocation without causing further deterioration in phosphate concentrations downstream.

Consideration of alternative sites Not required as the flood zones can be incorporated into any future proposed development at this location.

Sequential test passed? Yes Exception Test required No

SFRA2: Par Moor, St Austell (STA-E3)

Flood Zone 2 Majority of northern half of site within flood zone 2 Flood Zone 3 Majority of northern half of site within flood zone 3a Flood Zone 3b Narrow corridor of flood zone 3b runs through the middle of site Critical Drainage Areas No data within map extent Shoreline Management Plan No data within map extent designation Flood Map for Surface Water Surface water flooding evident in a number of locations within the site. Hydrology assessment of site’s ……… surface water issues Key requirements for satisfying the Sequential Test and Exception Test Site is proposed for employment uses, which as a less vulnerable use is appropriate within flood zone 3a. Flood zone 3b will not be developed. Policy recommendations No built development within the flood zone 3b corridor. The Sequential Test must be applied to future proposals for the site at the scheme design stage.

Consideration of alternative sites Not required as the flood zones can be incorporated into any future proposed development at this location.

Sequential test passed? Yes Exception Test required No

SFRA2: Holmbush Industrial Estate, St Austell (STA-E1)

Flood Zone 2 Parts of the site to the south Flood Zone 3 Parts of the site to the south Flood Zone 3b Parts of the site to the south Critical Drainage Areas Whole site falls within the St Austell Critical Drainage Area Shoreline Management Plan No data within map extent designation Flood Map for Surface Water Surface water flooding is evident at various locations through the site but particularly in the southern section. Hydrology assessment of site’s Holmbush Industrial Estate is already surface water issues developed on this site. However, the site is subject to considerable flooding constraints as a result of the sites inclusion of a stretch of Sandy River, which is the main river at this location. Consequently areas of Flood Zones 2, 3a and 3b impact on the site in as well as the entire site being part of the St Austell Critical Drainage Area. Various locations in the site have experienced surface water flooding.

Where redevelopment or new development is proposed within this site, this should be built outside of the flood zone and no closer than 7 65

meters to the bank top of the Sandy River. Flood resilience needs to be incorporated into design of development/redevelopment outside of these areas.

Key requirements for satisfying the Sequential Test and Exception Test The site is already built for employment uses and the policy proposes the safeguarding of these uses at this location. To satisfy the Sequential Test the policy must set out that no redevelopment for employment uses (less vulnerable uses) should take place within the area of Flood Zone 3b. Policy recommendations Employment redevelopment within the site, should only take place in areas outside of the Flood Zone 3b and no closer than 7 meters to the bank top of Sandy River. Flood resilience must be incorporated into design of development outside of these high risk areas.

The management of water quality should be integrated into SUDS to protect water quality and to help prevent deterioration.

Consideration of alternative sites Not required as redevelopment of this site can be accommodated outside of the area of Flood Zone 3b. Sequential test passed? Yes Exception Test required No

SFRA2: Harbourside Car Park (Mixed Use) (PZ-M1)

(See Appendix 6)

SFRA2: Wherrytown (Mixed Use) (PZ-M3)

(See Appendix 6)